Greek Golden Visa Zone A €800,000: Central Athens and the major islands

Greek Golden Visa Zone A is the highest investment tier of the residency-by-investment programme Greece Following the Law 5100/2024 reform, this tier applies a minimum threshold of €800,000 for a single property of at least 120 square metres. This zone’s geographic scope is defined specifically by administrative boundaries rather than just city names, covering the whole Attica Region, the Thessaloniki Regional Unit, Mykonos, Thira (Santorini), and 32 islands with a population over 3,100.

This tier attracts investors with a capital-preservation mindset, seeking property in markets with high liquidity and stable growth potential. This article sets out the full geographic scope of Zone A, the market characteristics of each area, and the key legal points under the newly issued Circular 1/2026.

Legal basis for Zone A

Under Article 100 of Immigration Code 5038/2023 as amended by Article 64 of Law 5100/2024, the €800,000 threshold applies to four clearly listed area groups. The first group is the entire Attica Region, including Athens and Piraeus along with their subordinate administrative units. The second group is the Thessaloniki Regional Unit.

The third group comprises two independent island administrative units, Mykonos and Thira (the administrative name for Santorini). The fourth group is all Greek islands with a population exceeding 3,100 according to the most recent census data from the Hellenic Statistical Authority (ELSTAT). Defining the zone by administrative boundaries ensures legal precision but requires investors to check the specific details before deciding.

Trong Greece Golden Visa, Zone A is the only tier that requires all three conditions simultaneously: the €800,000 threshold, a minimum floor area of 120 square metres, and the purchase of a single property unit. According to the Greek Ministry of Migration and Asylum, Circular 1/2026 of 22 April 2026 further clarified that investors cannot combine several apartments in the same building to reach the price threshold, even if their combined price exceeds €800,000.

The Attica Region — the heart of Greek Golden Visa Zone A

The Attica Region is the largest administrative area within Greek Golden Visa Zone A, covering the whole of the capital Athens, the port city of Piraeus, and 65 surrounding district-level administrative units. Under ELSTAT’s classification, Attica is divided into 8 administrative units: Central Athens, North Athens, South Athens, West Athens, East Attica, West Attica, Piraeus and the Attica Islands.

Central Athens includes historic districts such as Plaka, Monastiraki, Kolonaki, Syntagma and Pangrati. This is the area with the highest concentration of premium apartments meeting Golden Visa standards, with prices ranging from €4,500 to €8,000 per square metre depending on location and year of construction. Early-20th-century Neoclassical buildings are popular with investors for their heritage value and long-term rental potential.

South Athens was the fastest-growing area in the 2020–2026 period, particularly following the massive Hellinikon Project on the Athens Riviera coastline. The districts of Glyfada, Voula, Vouliagmeni and Kavouri have property prices close to those of the centre, with many new seafront projects meeting the 120-square-metre standard. North Athens, with Kifissia, Maroussi and Halandri, is the choice of investors targeting long-term rental demand from international families working in Athens.

The Thessaloniki Regional Unit

Thessaloniki is Greece’s second-largest city, the capital of the Central Macedonia Region and also one of the areas within Greek Golden Visa Zone A. The €800,000 threshold applies across the entire Thessaloniki Regional Unit, not just the city centre, extending to satellite towns such as Kalamaria, Pylaia, Panorama and Thermi.

Property prices in Thessaloniki are considerably lower than in Athens, ranging from €2,300 to €3,000 per square metre in the centre. However, because the investment threshold is fixed at €800,000, investors here have the opportunity to buy much larger properties than the 120-square-metre floor. A 250-square-metre apartment in Kalamaria overlooking the Thermaikos Gulf can meet the threshold while offering more genuinely liveable space.

Thessaloniki has a strong strategic location as a gateway to the Balkans and Eastern Europe. Macedonia Airport has direct connections to many European cities, and the city has major universities and some of Greece’s leading public hospitals. This is a suitable choice for investors planning to settle their family in Greece for the long term rather than simply holding paper residence.

Mykonos and Santorini — two separate islands within Zone A

Mykonos and Santorini are the two islands specifically named under Law 5100/2024 within the Zone A group, alongside the general population criteria. Mykonos, in the South Aegean Region, is a renowned luxury tourist destination with property prices among the highest in Greece. Villa prices in Mykonos range from €5,000 to €15,000 per square metre depending on the area and sea view.

Santorini (administrative name Thira) is also in the South Aegean Region, known for the cliffside villages of Oia and Imerovigli. Because of the volcanic terrain, properties in Santorini tend to be smaller, so finding a unit of 120 square metres or more that meets Golden Visa requirements is often harder than in other areas. Market prices range from €4,500 to €12,000 per square metre in the most sought-after locations.

Both islands attract international tourists year-round, particularly from April to October. However, under the absolute ban on short-term rentals introduced by Law 5100/2024, investors buying property here must switch to long-term rental or keep the property for personal use. Violations carry a fine of €50,000 and revocation of the residence permit.

The list of 32 islands with a population over 3,100

According to ELSTAT’s 2021 census data, in addition to Mykonos and Thira, which are specifically named under Law 5100/2024, another 32 islands fall within Greek Golden Visa Zone A because their population exceeds 3,100. The list includes large islands such as Crete, Rhodes, Corfu, Lesbos, Chios, Zakynthos, Salamina, Kos, Kefalonia, Samos, Lefkada, Syros, Naxos and Kalymnos.

The next group includes Lemnos, Paros, Thassos, Aegina, Tinos, Ikaria, Andros, Leros, Karpathos, Skiathos, Milos, Skopelos, Spetses, Kythera, Patmos, Poros, Alonissos and Euboea. Each island has its own market character, from Crete, with the largest market and moderate prices (€2,000–€3,500 per square metre), to smaller islands with limited property supply but high prices due to scarcity.

The	Island	Key characteristics
Very large island	Crete, Rhodes, Corfu, Euvoia	Full infrastructure, international airport, good liquidity
Medium-large island	Lesbos, Chios, Zakynthos, Kos, Kefalonia, Samos	Good air connections, developed tourism
Premium island	Mykonos, Santorini, Spetses, Hydra, Paros	Highest property prices, strong value retention
Other Cyclades island	Naxos, Syros, Tinos, Andros, Milos, Ikaria	Stable local community, less dependent on tourism

Investors should note that the 3,100-person criterion is updated using the latest population data, so islands with populations close to the threshold may move between Zone A and Zone B in future censuses. Always check the official confirmation from ELSTAT and the Ministry of Migration and Asylum at the time of filing.

Specific legal requirements for Greek Golden Visa Zone A

Besides the €800,000 threshold, every transaction in Zone A must also meet three technical requirements at the same time. The first is a single property unit: combining several apartments or several smaller properties to reach the threshold is not accepted. This rule is stricter than Zone B, which has a similar requirement but a much larger overall supply.

The second is a minimum usable floor area of 120 square metres, as determined by the registration certificate at the Hellenic Cadastre under the Ministry of Environment and Energy. This floor area is calculated as the enclosed built area, excluding uncovered balconies, a separate garage or a technical basement. Investors should check the technical documents before paying a deposit, to avoid a property that looks large but whose legal floor area falls short of the standard.

The third is a requirement to pay through the Greek banking system, with transfer records from the investor’s own personal account. Cash payment, third-party payment or asset offsetting are not accepted. This rule is designed to ensure compliance with EU anti-money-laundering law and to allow the source of funds to be traced.

Market characteristics and price trends

The property market within Zone A has shown mixed performance across segments since the reform. According to the Bank of Greece, the national Greek property price index rose by 7.7% in Q3 2025 year on year, driven by domestic demand and investment from EU countries not subject to the €800,000 threshold pressure. However, non-EU capital flows specifically for the Golden Visa fell by around 24% in the January–September 2025 period compared with the same period in 2024.

In Athens, central areas such as Kolonaki and Plaka have seen prices remain stable at high levels due to limited supply and sustained domestic demand. The Athens Riviera (Glyfada–Voula–Vouliagmeni) rose 8–12% in price during 2025, driven by the impact of the Hellinikon Project. Meanwhile, Thessaloniki rose more moderately, by 5–7%, as reduced Golden Visa demand was offset by domestic investment.

Across the Zone A islands, Mykonos and Santorini have kept prices at high levels but transaction volumes have fallen significantly. Crete has become a newly favoured destination among investors thanks to affordable prices (€2,000–€3,500 per square metre) and a liquid market, supported by a population of 600,000 and a diversified economy. A detailed analysis of the Athens property market is presented in the in-depth series on Athens Riviera property.

Zone A compared with Zone B

The choice between Zone A and Zone B depends on investment goals and financial capacity. Zone A has a clear advantage in liquidity: property in Athens or Thessaloniki is easier to resell after exiting the programme. Property in Mykonos or Santorini, while harder to let long-term, holds its value well and suits assets intended for intergenerational transfer.

Zone B, with its €400,000 threshold, opens up opportunities in second-tier cities such as Patras, Volos, Kavala, Ioannina, or developing rural areas. Rental yields in Zone B are typically 6–9% per year, compared with 3–5% in Zone A, thanks to the lower entry price. However, resale liquidity risk is higher, particularly in smaller markets.

The article on Greek Golden Visa Zone B €400,000 covers this tier in detail. For investors with a limited budget who still want to enter the EU through the programme, the €250,000 Greek Golden Visa option — converting commercial property to residential use — still allows purchase in any area, including within Zone A.

Summary

Greek Golden Visa Zone A is the tier for investors with a budget of €800,000 or more, who prioritise assets in markets with high liquidity and stable growth. Its geographic scope covers the entire Attica Region with Athens and Piraeus, the Thessaloniki Regional Unit, the two islands of Mykonos and Santorini, and 32 other islands with a population over 3,100, spanning from Crete to the Cyclades.

An investment decision in Zone A should weigh three factors at once: the long-term asset strategy (hold or resell), the personal-use plan (actual residence or holding paper status only), and tax optimisation through Greece’s Non-Dom regime. The next step should be to read the article on taxes in Greece and the detailed filing process, to plan the path from signing the contract to receiving the residence card.