Greece publishes long-awaited Golden Visa decision in boost for investors
After waiting for almost a year and a half, the long-awaited Ministerial Decision No. 214926/2025 was published late yesterday (11/11/2025) in the Government Gazette.
The Migration Ministry has set out an updated list of supporting documents required for Golden Visa applicants investing in real estate, based on the latest changes made to the program.
This Decision provides crucial clarifications regarding the supporting documentation required for Golden Visa applications, across all types of investments, including and particularly in connection with the two exceptional cases introduced by the recent amendments to the law:
- Investments in properties where the use is converted from commercial to residential, and
- Investments in listed (heritage) buildings.
The publication of this Decision marks the completion of the long-anticipated regulatory framework governing these exceptions, allowing investors, developers, and professionals to proceed with full legal certainty.
Streamlined process
For investments involving a change of use, the new rules allow applicants to certify the conversion (e.g., from commercial to residential) using an engineer’s report. This report must include wording preapproved by the Ministry to streamline the process.
Τhe requirement for the completion of the change of use after the entry into force of Article 64 of Law 5100/2024 shall be certified by the date of issuance of the relevant act, such as, indicatively, a building permit, an approval for small-scale construction works, a file update, or a revision of the building permit.
This requirement shall also be deemed fulfilled in cases where the permit for change of use was issued prior to the publication of the law but has been subsequently updated or revised for any reason after its publication, namely as of 05.04.2024 and onwards.
The law, as published in the Government Gazette, states that:
“It is ascertained that the change of use has occurred, as seen from the inspection of the building permit or the approval of small-scale construction works and/or the updating of the file and/or the revision of the building permit (the relevant act is selected, such as building permit, file update, or other, on which the certificate is based), following the entry into force of Article 64 of Law 5100/2024, from use “…………………” to “residence” use of the main areas of the property, on the basis of which an investment was made through the purchase in real estate of case (c) of paragraph 2 of Article 100 of Law 5038/2023, which came into full ownership and possession of ……………………. (name of investor), by virtue of Notarial Deed No. ………”
Furthermore, specifically, for industrial buildings whose use is being changed, the engineer must also certify that: “in the building where the property is located, no industrial activity has been installed and operating during the last five (5) years, as evidenced by the inspection of the electricity disconnection certificate and/or the review of E2 forms of the last five years and/or the combined inspection of documents from the tax authorities and other public authorities.”
The updated list of paperwork needed for the property conversion has been a long-awaited decision and is expected to help clear a backlog of Golden Visa applications submitted under the new scheme.
Listed buildings
For investments in listed buildings, the investor’s lawyer can proceed with the submission provided that the Notary will issue a certificate including the number of the Government Gazette indicating that the property is classified as a “listed” building, regardless of the extent of work needed for its restoration or reconstruction. The Notary should also include the below details, in case the investment was made in a property arising from interventions and/or additions in height and/or by extension to a listed building for restoration or reconstruction and/or from the addition of a new independent building on a plot or field on which there is a listed building for restoration or reconstruction, which has been classified as a listed building with the number …………………………………… Official Gazette (OG) and its classification has not been revoked until the date of the contract
At the first renewal of their residence permits, after 5 years, the investors will need to submit an engineer’s technical report stating that “The complete restoration and/or thorough reconstruction of the elements of the listed building or its part has been finalized. An investment was made in accordance with paragraph d) of paragraph 2 of article 100 of law 5038/2023 on a property fully transferred in ownership and possession to ………………… (investor’s name), as per Contract number …………/….-….-….. of the Notary ………………….»
The ministry’s decision to include preapproved wording for both the Notary Certificate and the Engineer’s Technical Reports is essential, as it provides clear instructions to the professionals involved, guides the officers processing the applications, and helps streamline the overall process.
Please contact our team for any inquiries about the Greek Golden Visa and how you can start your process.
