04/07/25

GREECE: Greece Golden Visa 2025: How New Investment Thresholds and Rules Will Reshape the Program

As published on: bbntimes.com, Friday 4 July, 2025.

The Greece golden visa remains one of the most accessible and popular residency by investment programs in Europe.

With updates introduced in 2025, the program has evolved to better reflect market conditions and investor interests, particularly in the real estate sector.

In this article, Anna Semenyuk, Citizenship by Investment Programs Advisor at Immigrant Invest, explains how the recent legal changes affect investors and what makes Greece's offering especially attractive in 2025.

What is the Greece Golden Visa?
The Golden visa was launched in 2014. It allows non-EU nationals to obtain a five-year renewable residence permit by investing in the country, most commonly by real estate. The permit covers the main applicant, their spouse, children under 21, and the parents of both spouses.

Unlike many other European residency routes, the Greek Golden Visa does not require the investor to reside in the country. This flexibility makes it appealing for those seeking a “back pocket residency” — a strategic option that can be activated when needed.

Recent Legal Updates in 2025
The Greek government implemented new regulations on March 31st, 2024, which took effect in 2025. These changes aim to direct investment towards less saturated areas and ensure balanced development across regions.

Key changes include:

• Lowest threshold for properties needing renovation. The €250,000 minimum investment still applies to properties that require renovation, regardless of location.
• Increased minimum investment thresholds. In popular zones such as central Athens, Mykonos, Santorini, and Thessaloniki, the minimum investment now starts at €800,000.
• Tiered regional pricing. The threshold starts at €400,000 outside popular zones.
• Stricter eligibility rules for property use. Investors must commit to using the property for personal residence or long-term rental. Short-term rentals, such as those via Airbnb, are restricted.

These updates aim to encourage long-term residency and reduce pressure on local housing markets.

Key Benefits of the Greece Golden Visa
The Greece Golden Visa remains a robust choice among European investment programmes for several reasons:

• visa-free travel across the Schengen Area;
• no requirement to live in Greece;
• renewable residence permit for five years;
• option to include close family members;
• potential to apply for permanent residency and citizenship.

Another benefit is the rapid processing: permits are typically issued within six months of application.

Investment Options and Examples of Greece Golden Visa Properties
The most common route is real estate acquisition. Investors may buy residential or commercial properties, land plots with construction rights, or lease tourist accommodations.

Examples of eligible properties: a modern apartment in Athens city centre for €820,000; a beachfront villa in Crete priced at €450,000.

Aside from real estate, alternative options include:

• capital contribution to a Greek company;
• investment in government bonds;
• shares or units in investment funds registered in Greece.

Golden Visa Greece Requirements
To qualify for the Greek Golden Visa, applicants must:

• Be at least 18 years old.
• Be a non-EU/EEA national.
• Make a qualifying investment.
• Have a clean criminal record.
• Hold medical insurance valid in Greece.
• Demonstrate legal ownership of the investment property or asset.

There are no language, education, or management experience requirements.

Required Documents
The standard list of documents includes:

• a valid passport;
• proof of investment;
• Greek tax identification number;
• medical insurance policy;
• criminal record certificate;
• biometric data;
• marriage and birth certificates (for family members).

All documents must be translated into Greek and certified.

Application Process

• Choose an investment. Select eligible property or asset.
• Obtain a Greek tax number. It is needed to register the purchase and open a bank account.
• Open a Greek bank account. Used to transfer investment funds.
• Sign a purchase agreement. Or subscribe to other investment instruments.
• Submit application. At the local migration office or consulate.
• Biometric appointment. Applicants travel to Greece to submit fingerprints.
• Receive residence cards. Usually within 3–6 months after submission.

Immigrant Invest offers end-to-end support throughout this process.

Processing Time and Validity
Once the application is submitted, the residence permit is typically issued within four months. The permit is valid for 5 years and can be renewed indefinitely as long as the investment is maintained.

Family members included in the application receive separate permits with the same validity.

Path to Permanent Residency and Citizenship
While there is no requirement to live in Greece to maintain residency, physical presence becomes essential for those pursuing Greek citizenship.

To apply for permanent residency or naturalisation, applicants must:

• live in Greece for at least seven years;
• demonstrate integration, such as Greek language skills;
• pass a citizenship examination.

Citizenship grants the right to live and work anywhere in the European Union. However, Golden Visa investors who do not reside in Greece do not qualify for citizenship.

Conclusion
The Greece Golden Visa continues to provide a compelling option for non-EU nationals seeking European residency. Despite the increased investment thresholds in 2025, the Golden Visa’s flexibility, processing speed, and Schengen access make it a strong contender in the EU landscape.

Tags

Greece Golden Visa