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Greece
Golden Visa from €400K (€800K in Athens/islands), strong Airbnb tourism demand
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Currency Risk
EUR
Golden Visa ✅EU mobility156,026 monitored sale listings
Investor Profile:
Currency:
Gross Yield4.5%–8%
Entry PriceFrom €1,900/m² · Heraklion (Crete)
Purchase Tax3.09%
CGT Rate15%
Golden Visa❌
Non-Res Mortgage✅
DTA Israel✅
TIER 3 — SELECTIVEMacro: 20/30
🇮🇱Israeli68.1/100
🇩🇪German60.4/100
🇫🇷French60.7/100
🇳🇱Dutch57.6/100
🇧🇪Belgian66.7/100
🇬🇧UK68.1/100
🇺🇸US67.8/100
🇨🇦Canadian61.6/100
🇮🇳Indian68.1/100
🇨🇳Chinese68.1/100
🇪🇺Other EU68.1/100
✅ Strengths
- ▸Strong STR income on islands and Athens: yields 55% above LT (seasonal)
- ▸Golden Visa: 5-year residency + citizenship path after 7 years
- ▸Recovering economy; real estate prices still below 2008 peak
⚠ Risks
- ▸VERY HIGH climate risk — insurer retreat, "red zones" forming
- ▸Athens Golden Visa threshold raised to €800K (prime zones)
- ▸Negative real interest rate (−1.10%) — supports speculative demand
CASABROVA Verdict
Athens urban core viable for mid-term rental and Golden Visa. Check insurance availability before buying.
Dutch: CASABROVA Score 57.6 (rank #26) for this profile.
Recommended Strategy
Athens Kolonaki/Exarchia/Nea Smyrni for STR. Verify insurance availability. Check EPC rating.
Based on CASABROVA Waves 1–8, Q1 2026. Not financial or legal advice.
Athens STR Restrictions
Athens — 13 districts: STR ban until December 2026