The Single-Property and 120 m² Rule in the Greece Golden Visa

With the reform that took effect at the end of 2024, two important technical restrictions were added to the Greece Golden Visa program: the requirement that the investment be made through a single property, and that this property have a minimum size of 120 m². These two rules were introduced to eliminate the previously common strategy of "combining several small apartments to meet the threshold." In this article we explain, based on current 2026 data, in which regions the rule applies, where an exception is granted, and what to watch for in practice.

In Which Regions Does the Rule Apply?

The single-property and 120 m² requirements vary by investment region. The table below summarises whether these rules apply in each tier:

What Does the Single-Property Requirement Mean?

In the Zone A (€800,000) and Zone B (€400,000) tiers, the entire investment amount must be met through a property under a single title deed. For example, an investor can no longer complete a €800,000 investment by buying two separate apartments at €400,000 each in Athens; instead, the full €800,000 must be paid for a single apartment or villa. This rule was introduced to prevent the "micro-unit stacking" strategy that was common before 2024.

What Does the 120 m² Requirement Mean?

In the same two tiers, the interior (usable) area of the single property purchased must be at least 120 m². This requirement applies to both new builds and resale properties. For example, a 95 m² apartment would be rejected in a Golden Visa application for failing this requirement even if its price met €800,000. When choosing a property, therefore, not only the price but also the net square-metre figure stated in the title deed or architectural plan must be confirmed.

The Zone C Exception: Why the Rule Does Not Apply

In the €250,000 conversion/restoration route (Zone C), neither the single-property requirement nor the 120 m² rule applies. In this tier an investor can, for example, combine two separate properties worth €180,000 and €120,000 to meet the €250,000 threshold; as long as both deeds are registered in their name, this structure is considered compliant. Likewise, no minimum size limit is sought in this tier. While this flexibility technically makes Zone C the most flexible investment route, it should be remembered that finding a compliant project has its own challenges.

What to Watch for in Practice

• Make sure the property's net usable area is clearly stated as 120 m² in the title deed or architectural plan; the "gross area" figures in listings can be misleading.
• Trying to merge two neighbouring apartments and present them as one property is subject to increased scrutiny and carries a rejection risk.
• Make sure there is a single title deed; joint ownership or split deeds can cause problems.
• In resale properties, the square-metre declaration in old architectural plans may not match a current measurement; verification by an independent architect or engineer is recommended.
• An application cannot be made via Zone A or Zone B for a property under 120 m²; in that case the only option is to find a project within Zone C.
• Having title due diligence carried out through a lawyer before purchase ensures both the single-property and size requirements are confirmed.

Frequently Asked Questions

1. Does the single-property rule apply to all investment tiers?
No, the single-property rule is mandatory only in the €400,000 (Zone B) and €800,000 (Zone A) tiers, where the entire investment must be met through a single property under one title deed; combining several small properties to reach the threshold is not possible. In the €250,000 conversion/restoration route (Zone C), this rule does not apply — the investor can combine several properties to meet the threshold.

2. Does the 120 m² requirement cover gross area or net usable area?
In practice this requirement is generally assessed on the usable/interior area stated in the property's official title deed or architectural plan; the "gross area" figures often used in listings may not always give the same result. This uncertainty can lead to cases where a property appears to be 120 m² in a listing but falls below the threshold in net usable area. Verifying the square-metre figure in official documents through an independent architect or lawyer before purchase is therefore very important.

3. Can I combine two neighbouring apartments and present them as one property?
In theory, two apartments that are officially merged into a single title deed and turned into one independent unit with the required permits may count as a single property. However, such structures are subject to increasing regulatory scrutiny as of 2026. The process must be fully and officially documented, the merger registered with the municipality, and a single independent-unit number obtained. Investors considering this route are advised to plan it in detail with an experienced Greek lawyer.

4. Can a property under 120 m² not be used at all?
In Zone A and Zone B, a property under 120 m² is not accepted for a Golden Visa application regardless of the investment amount. However, if the property falls under an eligible commercial-to-residential conversion or listed-building restoration project, it can be assessed via the Zone C route with no size limit. Alternatively, the investor can review their budget and goals and look for a different property of 120 m² or more that meets the threshold.

5. What happens if these rules are not met?
An application that does not meet the single-property or 120 m² requirements is rejected by the immigration authorities, causing both time and financial loss. As of 2026, regulators are scrutinising compliance around these two rules more strictly. Having a full due diligence carried out through a lawyer before signing the purchase contract — including the title deed, square-metre verification and ownership history — is therefore a critical step for a smooth application.

Note: This article is for general information only and does not constitute legal or financial advice. As current regulations may change frequently, we recommend consulting a licensed immigration advisor or our law office before applying.