Plaza Residences
V² Development
- Location
- Kerameikos, central Athens
- Delivery
- June 2028
- Indicative
- From approx. €260,000
Former commercial building, studios and one-bedrooms, short walk to Kerameikos and Metaxourgeio metro.
Greek Golden Visa · €250,000 conversion route
EU residency for your family, from €250,000
An independent, carefully checked shortlist of commercial-to-residential conversion projects in Athens and Piraeus — with the rules explained plainly, before you commit a single euro.
Via WhatsApp +30 690 884 7300 · or email · no obligation
One property€250,000 minimum, in a single unit
Conversion onlyFormer commercial or industrial buildings
2027–2028Typical delivery of shortlisted projects
The real question
You want a secure second base in Europe. Not a costly mistake.
Since 2024, a standard Golden Visa purchase in Athens or Piraeus requires €800,000 and 120 m². The €250,000 route still exists — but only for specific converted buildings, under strict conditions. Many listings say “Golden Visa eligible”. Fewer can prove it.
- Will the conversion actually be completed and certified — so that you can apply?
- Is the price you pay genuinely €250,000 or more, with nothing flowing back to you?
- Is the building, the title and the developer sound — checked by a lawyer who works for you?
- Does the plan fit how you will use the home — without short-term rentals?
I help you answer these questions before you sign — not after.
How the €250,000 route works
The rules, honestly
Greek Migration Code, Article 100 (Law 5038/2023, as amended by Law 5100/2024), clarified by the Ministry’s Circular 1/2026 of April 2026. In short:
01
Conversion properties only
The reduced €250,000 threshold applies to property whose main areas are lawfully converted from non-residential (commercial, office, industrial) to residential use. The 120 m² minimum does not apply.
02
One property, €250,000+
The full amount must go into a single property, paid through a Greek bank account before you apply. Several smaller units cannot be combined.
03
Apply after completion
The change of use must be completed and certified before the residence application is filed. For most shortlisted projects, that means 2027–2028.
04
No short-term rentals
Airbnb-style lets (under 60 days) are prohibited, including through sub-leases. Long-term rental remains allowed. Breaches can cost the permit, plus a fine of €50,000.
05
A five-year, renewable permit
The investor residence permit is issued for five years and can be renewed while you keep the property. Eligible family members can be included.
06
Used once per property
A converted property can support the €250,000 route only once. A later buyer cannot reuse the reduced threshold — relevant for your future resale value.
For context — the standard thresholds
| Minimum | Where / what |
|---|---|
| €800,000 | Attica (including Athens and Piraeus), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents. Single property, at least 120 m². |
| €400,000 | All other regions of Greece. Single property, at least 120 m². |
| €250,000 | Anywhere in Greece, but only for qualifying conversions to residential use (or restoration of listed buildings). |
Featured project
Keranis Residences
The redevelopment of the historic Keranis tobacco factory at the entrance to Piraeus into a mixed-use residential complex: 408 fully furnished one- and two-bedroom residences across six floors, with shared amenities. Presented by the developer as one of Greece’s largest mixed-use developments.
- Developer
- Mercan Greece (Mercan Group)
- Location
- Piraeus, near the port
- Type
- Industrial-to-residential conversion
- Expected delivery
- 2028 (spring 2028 per latest reports)
- Residences
- 408 · approx. 42–95 m²
- Indicative price
- From €250,000 – price list on request
- Planned amenities include a rooftop restaurant and bar, fitness centre, courtyard, mini market and 24/7 security.
- Good connections to the port, central Athens and the Athens Riviera by metro, suburban rail, tram and road.
- Redevelopment works officially started in June 2026.
Golden Visa eligibility is the developer’s statement; it depends on the conversion being completed and certified before you apply, and must be confirmed by your own lawyer. Any rental arrangement is reviewed separately and is not part of my recommendation.
Also on my shortlist
Six more conversion projects worth a closer look
Selected for location, a clear conversion story and a price at or near the €250,000 threshold. I left out projects whose eligibility I could not confirm, and those that did not meet my standards.
Etolikou Seafront
MIBS Group
- Location
- Akti Kondyli, Piraeus port
- Delivery
- 2027–2028
- Indicative
- €255,000 – €510,000
Waterfront conversion of a former commercial building: 76 residences, studios to two-bedroom duplexes.
Mikrolimano
Homeward Development
- Location
- Kastella, Piraeus
- Delivery
- December 2027
- Indicative
- €320,000 – €400,000
Small building of 21 apartments and maisonettes, converted from offices, a minute’s walk from the Mikrolimano marina.
Ocean Gate
Goldally Investment
- Location
- Piraeus centre
- Delivery
- After 30 June 2028
- Indicative
- €275,000 – €297,000
20 residences delivered fully furnished, about 500 m from the port. The later delivery means a later application.
Nexus Athens Residences
OSEOS Developments
- Location
- Near Metaxourgeio, central Athens
- Delivery
- Not yet announced
- Indicative
- €270,000 – €300,000
Boutique building of 14 one-bedroom apartments in the city centre. Conversion status to be confirmed in due diligence.
Availability to be confirmed
Meridia
Oikos Developments
- Location
- Piraeus
- Delivery
- December 2027
- Indicative
- €250,000 (last listed unit)
47 one- and two-bedroom apartments in a converted building. Latest listings show very limited stock — I will confirm before you plan around it.
Indicative prices from public listings, Sep–Oct 2026, subject to availability. Delivery dates are developers’ estimates. Golden Visa eligibility is stated by the developers and must be confirmed for the specific unit by your independent lawyer.
Why Filios Real Estate
An advisor at your side
Golden Visa listings are everywhere. Clear, independent judgement is not. Filios Real Estate is a family-run advisory firm, and I work for the buyer.
Independent shortlist
I compare projects from several developers and tell you what I would — and would not — buy, and why.
Honest about the rules
I explain the conditions and the risks first, and I never sell a permit on the promise of guaranteed returns.
International experience
I have worked with international investors in Dubai and Qatar, and I understand what buying abroad from a distance feels like.
Your advisor
Paschalis Filios
Investment advisor, Filios Real Estate
Talk it through with me: the rules, the timing, and which of these projects could fit your family. No obligation.
+30 690 884 7300 · or email paschalisfilios@gmail.com
Questions
Straight answers
When can I actually apply for the residence permit?
Only after the change of use is completed and certified. For the projects shown here, developers currently expect delivery between late 2027 and 2028, and later if construction is delayed. Until then you own the property (or have contracted to buy it), but you cannot yet file the €250,000 application.
Can I rent the property out?
Long-term rental is allowed. Short-term, Airbnb-style rental (under 60 days) is prohibited for Golden Visa properties, including through sub-leases, and can lead to loss of the permit and a fine.
Who can be included in the permit?
Eligible family members — typically a spouse or registered partner, children under 21, and the parents of the couple — can be included. Your lawyer will confirm this for your family.
What if I sell later?
Selling the property while the permit is valid ends the permit. A future buyer cannot use the €250,000 route for the same property again, which may affect resale demand.