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D&A INVEST, established in 2010 and headquartered in Athens, Greece, is a premier consulting and real estate firm dedicated to serving both foreign and domestic investors.
🔎 Take the first step towards European Residency

European Residency by Investment in 2026: Greece vs. Malta vs. PortugalGreece, Malta and Portugal offer different reside...
27/10/2026

European Residency by Investment in 2026: Greece vs. Malta vs. Portugal

Greece, Malta and Portugal offer different residency routes for non-EU investors. The main differences are investment requirements, residence status and investment opportunities.

🇬🇷 Greece — Real Estate Investment

- from €800,000 in designated high-demand areas.
- from €400,000 in other eligible areas.
- from €250,000 for specific qualifying property conversions and restoration projects, without the standard location thresholds or 120 m² minimum.

Investors receive a renewable five-year residence permit. Eligible family members can be included, and there is no minimum annual stay requirement for renewal. Qualifying properties can generate long-term rental income.

Best for: Investors seeking property ownership, rental potential and family residency.

🇲🇹 Malta — Permanent Residence

Applicants must purchase qualifying property for at least €375,000 or rent for at least €14,000 annually, alongside government contributions, fees, a donation and financial eligibility requirements.

The programme grants permanent residence, subject to its conditions.

Best for: Investors prioritising permanent residence in Malta.

🇵🇹 Portugal — Non-Real-Estate Investment

Direct property purchases no longer qualify for Portugal’s Golden Visa. Options include €250,000 in qualifying cultural projects, €500,000 in scientific research, or creating at least 10 jobs, subject to the rules.

Best for: Investors interested in qualifying cultural, research or business investments.

What about Schengen travel?

All three countries belong to the Schengen Area. A valid residence permit generally allows short visits to other Schengen countries for up to 90 days in any 180-day period, but does not grant automatic rights to live or work there.

Which programme is right for you? It depends on your budget, investment goals, family needs and long-term plans. Always verify current requirements with qualified professionals.

For much of the recent Greek Golden Visa market cycle, investor attention focused on the €250,000 category due to its lo...
20/10/2026

For much of the recent Greek Golden Visa market cycle, investor attention focused on the €250,000 category due to its lower entry threshold. The €400,000 category received less attention, partly due to fewer compelling opportunities.

Today, investors increasingly consider not only the qualifying threshold but also property size, location, rental potential and resale prospects.

In some €250,000+ developments, prices per square metre can be around 30% higher than comparable local properties. Buyers seeking better locations, larger layouts or attractive views may spend close to €350,000, making the €400,000 category worth comparing.

Under Greece’s current framework, the standard €400,000 route requires one property of at least 120 m² in eligible areas outside the €800,000 zones. The €250,000 threshold remains available for specific qualifying conversions and developments involving heritage buildings, while €800,000 applies to designated high-demand areas.

In premium locations, properties can exceed €1 million and involve higher maintenance and management costs.

The €400,000 category can offer a balance between living space, rental income and long-term value. Gross annual yields of around 4% may be achievable. According to the Bank of Greece, apartment prices rose by an average of 7.8% nationwide in 2025.

Resale is another factor: subject to legal requirements, qualifying properties may be sold to other eligible Golden Visa investors.

Ultimately, €250,000 prioritises a lower entry threshold, €800,000 targets high-demand areas, and €400,000 offers a middle ground.

Experienced investors look beyond the entry price and consider what their property can deliver in value, income and future resale opportunities.

🇬🇷 DID YOU KNOW BRAND-NEW PROPERTY QUALIFIES FOR THE €250K+ GOLDEN VISA?Many investors associate Greece’s €250,000 Golde...
13/10/2026

🇬🇷 DID YOU KNOW BRAND-NEW PROPERTY QUALIFIES FOR THE €250K+ GOLDEN VISA?

Many investors associate Greece’s €250,000 Golden Visa category with renovated older buildings. But there is another opportunity that often goes unnoticed: certain brand-new developments can also qualify.

🏗️ Two project types. Two different investment profiles.

1. Renovation & conversion projects

These involve converting qualifying commercial or industrial buildings into residential properties, or restoring protected architectural heritage buildings. While they can offer an attractive entry price, investors should consider the building’s age, condition, renovation quality and future resale potential.

2. New developments on qualifying plots

The law also allows certain new residential buildings constructed on the same plot as a qualifying commercial, industrial or heritage building, subject to specific legal requirements.

💎 Why is this opportunity so interesting?

✨ Modern construction and contemporary layouts.

📈 Potential for capital appreciation in well-selected locations.

🔑 Potentially stronger resale appeal and long-term value.

🏗️ Why are these projects so rare? Building from scratch is generally more expensive and time-consuming than renovation. Obtaining a building permit can also take around a year, depending on the project.

What about your exit strategy?

A new-build property may offer better prospects for capital growth and resale, while older renovated properties can face different depreciation risks. However, no outcome is guaranteed — location, purchase price and market conditions remain crucial.

At D&A Invest, we believe that choosing the right property is about more than obtaining a Golden Visa. It is about understanding the asset’s long-term potential and your exit strategy.

📩 Contact us to discover qualifying investment opportunities in the Greek property market.

🇬🇷 WHERE IS RENTAL DEMAND STRONGEST IN ATHENS?Athens continues to attract both residents and international buyers, while...
08/10/2026

🇬🇷 WHERE IS RENTAL DEMAND STRONGEST IN ATHENS?

Athens continues to attract both residents and international buyers, while the supply of quality housing remains under pressure.

According to the Bank of Greece, residential rents in Athens continued to rise significantly in 2025, reflecting strong demand and limited supply.

But rental potential is not the same across every area.

📍 Areas attracting strong rental demand include:
• Pangrati — popular with young professionals and long-term tenants
• Neos Kosmos — strong and growing demand for both rentals and purchases
• Kallithea — one of the areas where demand is increasingly exceeding available supply
• Koukaki — established demand close to central Athens
• Glyfada & Southern Suburbs — strong demand supported by the Athens Riviera
• Chalandri & Northern Suburbs — established residential markets with stable tenant demand

📊 For investors, the key is not simply finding the area with the highest rent. It is finding the right balance between purchase price, rental demand, supply, location and long-term capital growth.

At D&A Invest, we analyse these factors when selecting properties for our clients — from entry-level investment opportunities to Golden Visa-eligible properties.

Thinking about investing in Athens?

Send us a message and we can help you identify the areas and properties that best match your investment goals.

14/09/2026

🌳 AENAON Park: Could Faliro Bay become Athens’ next real estate growth area?

A major transformation is now moving forward at Faliro Bay.

🏞 The AENAON Metropolitan Park will create one of the largest new public green spaces on the Athens waterfront, covering approximately 741,000 m² and bringing more than 4,000 trees, walking and cycling routes, sports facilities, cultural spaces, playgrounds and open areas to the coastal zone. The construction contract was signed in September 2026, marking the start of implementation.

But why does this matter for real estate?

🏡 Large-scale urban regeneration can change how an area is perceived and used. Better public spaces, stronger connections between the city and the sea, improved pedestrian and cycling infrastructure, and new leisure and cultural activities can make an area more attractive to both residents and investors. The project specifically aims to connect the Faliro waterfront with the wider metropolitan network, Piraeus, Kastella and the surrounding coastal areas.

This is where Neo Faliro and the wider Faliro Bay corridor become particularly interesting.

The investment story is not simply about buying property near a park. It is about entering an area before the full effect of a major regeneration project is reflected in its real estate positioning.

⛲️ AENAON does not guarantee property-price increases. However, projects of this scale can create the conditions for long-term capital growth by improving the quality, accessibility and attractiveness of an entire neighbourhood.

For investors, the question may not be “Where are prices highest today?”

It may be:

“Which areas are being transformed next?”

🇬🇷 GREECE PROPERTY TAX UPDATEA major change is coming for non-EU property buyers in Greece.The Greek Government has anno...
08/09/2026

🇬🇷 GREECE PROPERTY TAX UPDATE

A major change is coming for non-EU property buyers in Greece.

The Greek Government has announced that the property transfer tax for residential purchases by certain citizens of non-EU countries will increase from 3% to 15%.

📅 New implementation date: July 2027

The measure was initially expected to start from January 2027, but the government has postponed its implementation to July 2027 in order to avoid a sudden market impact and give buyers more time to prepare.

What does this mean for international investors?

➡️ Buying before the new measure takes effect could mean significantly lower acquisition costs.

For example, on a €500,000 property:
Current transfer tax: €15,000
At 15%: €75,000

The government’s stated reason is to reduce pressure on the Greek housing market. Increasing demand from buyers who are tax residents of third countries has contributed to rising property prices and made housing less accessible to permanent residents. The new measure is specifically aimed at limiting additional demand from non-EU buyers and easing pressure on residential property prices.

⚠️ The New policy concerns residential properties and applies to specific categories of non-EU/EEA buyers. It does not apply universally to every foreign buyer or every type of property.

For investors considering Greece, the timing of a purchase is becoming increasingly important.

THE PELOPONNESE IS CHANGING — AND THE MARKET IS TAKING NOTICE.Why D&A Invest selected this area for its new project - Pa...
31/08/2026

THE PELOPONNESE IS CHANGING — AND THE MARKET IS TAKING NOTICE.

Why D&A Invest selected this area for its new project - Part 9

For years, the Peloponnese was the place you drove through on your way to the islands.

Today, it is becoming a destination in its own right — and increasingly, an investment destination.

A recent Proto Thema feature highlights a shift that is becoming difficult to ignore: more visitors, major hospitality investments, stronger international demand and rising property values.

The numbers tell part of the story.

Hotel pre-bookings in the Peloponnese for 2026 were reported at +63.8%, while road arrivals through the country's borders rose 67.8% in the first four months of the year.

And behind the tourism growth, significant capital is arriving.

Costa Navarino is entering another €1.2 billion investment phase, while new luxury developments are coming to Porto Heli, Ermionida and Mani. Kalamata Airport is also undergoing a major investment programme, strengthening the region's international connectivity.

The property market is responding.

In areas of Messinia, prices have already reached €3,000–€6,000/m², while the Peloponnese has recorded a 30.7% increase in property prices over five years, according to the figures cited by Proto Thema.

And there is another reason the region is attracting international investors:

The €400,000 Golden Visa threshold.

While Athens, Thessaloniki and the most popular islands moved to the €800,000 threshold, the Peloponnese remains within the €400,000 category.

But perhaps the most interesting part is not the Golden Visa.

It is the transformation happening around it.

The Peloponnese is developing into a region where tourism, infrastructure, hospitality, lifestyle and real estate are increasingly moving together.

And for investors, that creates a very different question:

Are we looking at the Greece of today — or the Greece that is being built for tomorrow?

Source: Proto Thema, “Η Πελοπόννησος αλλάζει μοντέλο”, 20 August 2026.

“I came to Greece looking for a €250,000 property.”That was the first thing Daniel told us when we met.His goal seemed s...
25/08/2026

“I came to Greece looking for a €250,000 property.”

That was the first thing Daniel told us when we met.

His goal seemed simple: find a property in Athens that would qualify for the Golden Visa, stay within the €250K budget, and complete the investment.

So we started looking.

Project after project.
Location after location.

But after exploring the €250K market in Athens, Daniel started asking different questions.

“Would I actually buy this property if I didn’t need the Golden Visa?”

That question changed everything.

He realized that some of the options he had seen were attractive mainly because they met the Golden Visa threshold — but he wanted something more.

He wanted real value.

A property priced according to the local market.
A new development.
Something with rental potential.
And, most importantly, somewhere he could actually spend his holidays with his family.

So Daniel made a decision.

He moved from the €250K category to the €400K category.

Not because he simply wanted to spend more — but because he wanted to buy something he would genuinely want to own.

Today, his investment has two purposes:

It works for him when he's not in Greece.
And it becomes his own holiday home when he is.

The Golden Visa was still part of the picture.

But it was no longer the reason for the purchase.

Sometimes the smartest investment decision isn't finding the cheapest way into the market.

It's understanding what is actually worth owning.

Why celebrities are choosing Ermionida 🇬🇷According to recent local media reports, Justin and Hailey Bieber have chosen t...
28/07/2026

Why celebrities are choosing Ermionida 🇬🇷

According to recent local media reports, Justin and Hailey Bieber have chosen the Ermionida region for their summer holiday in Greece, spending time around Krani, Spetses, and the beautiful coastline of the Argolic Gulf.

While Greece has always been a favorite destination for international travelers, it's interesting to see more high-profile visitors choosing quieter, less commercialized locations instead of the country's busiest islands.

It's easy to understand why.

Ermionida offers a rare combination of crystal-clear waters, picturesque seaside villages, excellent gastronomy, luxury marinas, and an atmosphere of privacy that is becoming increasingly difficult to find elsewhere in the Mediterranean. With Spetses and Hydra just a short boat ride away and Athens reachable in around two hours by road, the region perfectly balances accessibility with exclusivity.

This is exactly what has been drawing visitors here for decades—not only for the scenery, but for the slower pace of life, authentic Greek hospitality, and the opportunity to enjoy luxury without the crowds.

Whether you're visiting for a weekend or discovering the area for the first time, Ermionida continues to prove why it has become one of Greece's most sought-after coastal destinations.

📍 A destination where nature, privacy, and authentic Mediterranean living come together.

Ermioni — a key destination for major investors.Why D&A Invest selected this area for its new project — Part 7Porto Heli...
16/07/2026

Ermioni — a key destination for major investors.

Why D&A Invest selected this area for its new project — Part 7

Porto Heli and the wider Ermionida region are entering a new era of growth, with more than €1 billion in luxury tourism investments already underway and projections reaching €2 billion in the coming years. The area is rapidly establishing itself as one of the Mediterranean's most sought-after destinations for high-end tourism, luxury living, and international investment.

Major developments—including Four Seasons, Six Senses, Waldorf Astoria, Porto Heli Hospitality, Zafido Boutique Hotel, and Hydra Rock's Serenity Village—are redefining the region's hospitality landscape. At the same time, new luxury villas and branded residences are attracting a growing number of international buyers seeking an exclusive Mediterranean lifestyle.

What makes this transformation unique is its focus on "quiet luxury" rather than mass tourism. The vision for the area emphasizes low-density development, sustainability, architectural excellence, and respect for the natural environment, preserving the authenticity that has long made Ermionida a preferred destination for discerning visitors.

These investments are expected to create new employment opportunities, strengthen the local economy, support regional producers, and further enhance the area's international profile. Combined with its strategic location—just two hours from Athens and within easy reach of Spetses and Hydra—Ermioni and Porto Heli are becoming a benchmark for sustainable luxury development in Greece.

As the region continues to attract global investment and premium hospitality brands, D&A Invest is proud to be part of Ermioni's next chapter, delivering a project that aligns with the area's long-term vision and growing international appeal.

Address

Βασιλίσσης Σοφίας 25
Athens
10674

Opening Hours

Monday 10:00 - 18:00
Tuesday 10:00 - 18:00
Wednesday 10:00 - 18:00
Thursday 10:00 - 18:00
Friday 10:00 - 18:00

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