🇬🇷 Greece
Greece is the near-Europe investment: a two-hour flight from Tel Aviv, prices still well below Western Europe despite sharp rises since 2018, record-breaking tourism year after year, and the golden visa - EU residency for the whole family through a property purchase. The main address is Athens: neighborhoods like Koukaki, Pangrati and coastal Glyfada offer renovated flats and new projects at EUR 2,500-4,500 per sqm with 4-6% yields. Know the new golden-visa thresholds and the short-term rental limits now in force. On this page: the data, the visa, taxes on both sides, the lawyer-and-notary purchase process, the risks, and illustrative projects in 3D and on the map.
Market data: July 2026, public sources (Bank of Greece, Enterprise Greece, Spitogatos). Estimates for illustration only - not investment, tax or legal advice.
Based on real market data; not specific marketed projects.
A Greek purchase runs through three roles: your lawyer, who checks title and the absence of debts (in Greece municipal and tax debts attach to the property!), the notary who certifies the deed, and an accountant who opens your Greek tax number (AFM) - a precondition for any deal. It typically takes 6-10 weeks and can be completed remotely by power of attorney. For a golden-visa purchase the payment must flow through fully documented banking channels - an application requirement.
The Greek golden visa grants renewable residency to the whole family (spouse, children to 21, parents) with Schengen freedom of movement - and no actual stay requirement. Current thresholds: EUR 800K in demand zones (Athens, Thessaloniki, Mykonos, Santorini and major islands), 400K elsewhere, with a special 250K track for designated renovation or conversion assets. Important: the visa is not citizenship and does not allow salaried work in Greece; naturalization requires real residence and language.
The Greek market rose sharply and central Athens is no longer a bargain; do not underwrite at 2018 prices. Check: new short-term rental limits in central Athens, build quality in older stock (earthquakes - prefer post-1985 construction or documented structural renovation), debts that attach to the asset, and slow registry bureaucracy. Israeli tax applies to the income under the usual tracks, with treaty credits. Figures for illustration only.
Only via the special track: assets designated for substantial renovation or use conversion, under defined terms. The standard track: 800K in demand zones or 400K elsewhere.
Annual ENFIA (hundreds to thousands of EUR), relatively modest building fees, insurance, and 8-10% rental management. Greek tax on rent from 15% up by bracket.
Athens = deep year-round tenancy and liquidity; the islands = high seasonal yield but total dependence on tourism and remote management. For a first Greek investment, Athens is the safe starting point.
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Market data: July 2026, public sources (Bank of Greece, Enterprise Greece, Spitogatos). Estimates for illustration only - not investment, tax or legal advice.