For years, the Greek Golden Visa has been one of the most sought-after residency-by-investment programs in the world. It offers a simple, relatively low-cost path for non-EU nationals to gain a foothold in Europe, complete with visa-free travel across the continent and a high quality of life.
However, the landscape has changed.
Following significant new legislation (Law 5100/2024), the program has undergone a major overhaul, particularly for its popular real estate option. If you're considering this path in 2025, it's crucial to understand the new rules.
Is the "Golden" opportunity still shining? Let's dive in.
What Is the Greek Golden Visa?
At its core, the Golden Visa is a 5-year, renewable residence permit granted to non-EU/EEA citizens who make a qualifying financial investment in Greece.
It is not instant citizenship. Instead, it’s a residency permit that allows you and your family to live in Greece (if you choose) and travel freely throughout the 27-country Schengen Area for 90 out of every 180 days.
The Big News: The New 2025 Investment Tiers for Real Estate
The days of a flat €250,000 property investment anywhere in the country are over. To address housing market pressures, the Greek government has introduced a new tiered system.
Here are the new rules for real estate investment, effective as of 2024:
Tier 1: €800,000 Minimum Investment
This highest tier applies to the most in-demand areas of the country:
- The entire Attica region (which includes Athens and its suburbs).
- The entire region of Thessaloniki.
- Mykonos and Santorini.
- Any Greek island with a population of over 3,100 inhabitants (this includes major islands like Crete, Rhodes, and Corfu).
Tier 2: €400,000 Minimum Investment
This tier applies to all other municipalities in Greece that do not fall into the €800,000 category.
Tier 3: The €250,000 "Special Case"
The €250,000 entry point still exists, but only for two specific types of properties, regardless of their location:
Commercial-to-Residential Conversion: Purchasing a commercial property (like an office or shop) and formally converting it into a residential unit.
Historical Building Restoration: Investing in a listed "heritage" or "cultural" building that requires restoration.
Crucial New Restrictions on All Tiers:
- Single Property Rule: The €800,000 and €400,000 investments must be in a single property. You can no longer combine several smaller properties to meet the threshold.
- Minimum Size: The property purchased must have a minimum surface area of 120 square meters (approx. 1,291 sq. ft.).
- No Short-Term Rentals: Properties acquired through the Golden Visa program cannot be listed on short-term rental platforms (like Airbnb or Vrbo). They can, however, be used as a primary residence or rented out for long-term leases.
Beyond Real Estate: Other Investment Options
While property is the most popular route, it's not the only one. You can also qualify for the Golden Visa through:
- €500,000 in a fixed-term deposit held at a Greek bank for at least one year.
- €500,000 invested in Greek government bonds.
- €350,000 invested in a Greek mutual fund or an Alternative Investment Fund (AIF) that exclusively invests in assets within Greece.
- €250,000 (launching in 2025) in a qualifying Greek startup listed on the "Elevate Greece" national registry.
The "Golden" Benefits: Why It's Still One of Europe's Best
Even with the price hikes, the Greek program retains powerful advantages that set it apart.
The #1 Benefit: No Minimum StayThis is the program's killer feature. Unlike Spain or Portugal, which require you to spend time in the country each year to maintain your residency, Greece has no minimum stay requirement. You only need to visit once to provide your biometric data. This makes it the perfect "Plan B" for investors who want EU access without relocating.
Full Family Inclusion (on a Single Investment)Your single investment covers your entire immediate family. This includes:
- Your spouse or registered partner.
- Your children (under 21, or under 24 if they are students and dependent).
- The dependent parents of both you and your spouse.
Visa-Free Schengen TravelYou and all included family members can travel, study, or conduct business across all 27 Schengen countries without needing an additional visa.
Access to ServicesAs a resident, you gain access to the Greek public education system and the right to use the healthcare system (though you are required to have private health insurance).
A Favorable Tax OptionIf you do decide to become a tax resident, you can apply for the "Non-Dom" (non-domiciled) status. This allows you to pay a flat tax of €100,000 per year on your global income, regardless of how much you earn abroad.
A Reality Check: The Path to Greek Citizenship
It’s essential to understand the difference between residency and citizenship.
- The Golden Visa gives you permanent residency, which must be renewed every 5 years (a simple process as long as you maintain your investment).
- Citizenship (and a Greek passport) is a separate process. To apply for Greek citizenship, you must become a full-time resident of Greece. The requirement is to live in Greece for at least 183 days per year for seven consecutive years. You must also pass a Greek language (B1 level) and culture/history exam.
The Golden Visa is your key to the door, but you must actively walk through it and live in Greece for 7 years to become a citizen.
How to Apply: A Simple 5-Step Overview
Consult & Prepare: Hire a reputable Greek law firm. They will handle the entire process. You will grant them a Power of Attorney (POA) to act on your behalf.
Get Your Footing: Your lawyer will obtain a Greek Tax ID Number (AFM) for you and help you open a Greek bank account.
Make Your Investment: Find your qualifying property or financial instrument and complete the purchase/investment. All funds must be transferred from an external account into your Greek bank account.
Submit Your Application: Your lawyer will compile and submit your application file, including the purchase contract, proof of funds, clean criminal record, and private health insurance.
Provide Biometrics: You (and all family members) will schedule a one-time visit to Greece to have your fingerprints and photos taken. Once processed, your 5-year residence cards will be issued.
Is the Greek Golden Visa Still Worth It in 2025?
For many, the answer is a resounding yes.
While the investment minimum has increased, the program's core benefits remain unmatched, especially the zero-day stay requirement.
The new rules have simply refocused the program. The €800,000 tier is aimed at high-net-worth individuals seeking a prime asset in a premium location. The €400,000 tier opens up the rest of mainland Greece and smaller islands for those seeking a quieter lifestyle or a pure investment. And the €250,000 restoration path is a unique opportunity for those passionate about bringing a piece of Greek history back to life.
If you're looking for a secure, family-friendly, and flexible gateway to Europe, the Greek Golden Visa remains one of the most compelling options on the market today.
Disclaimer: This blog post is for informational purposes only and does not constitute legal or financial advice. All regulations are subject to change. Please consult with a qualified Greek immigration lawyer to discuss your specific situation.