Greece's Golden Visa: real estate investments, new rules and prospects in 2025

What is the golden visa of Greece and what advantages does it provide?

The Golden Visa of Greece is a government investment program that allows foreign citizens to obtain a residence permit in Greece when buying property starting from €250,000. This is one of the most affordable ways to obtain a residence permit in the EU for investments, especially for citizens of countries outside the European Union.

Key features of the program:

• Free movement in the countries of the Schengen area
• Residence permit without the obligation to stay in the country
• The opportunity to include the whole family in the application (spouse, children under 21, parents)
• The right to lease real estate
• Long-term prospect of obtaining permanent residence and Greek citizenship

The program is particularly in demand among investors from Russia, China, Turkey, Israel and Ukraine, due to its low entry threshold and stable legal conditions.

📅 How the Golden visa program in Greece has changed: key milestones

2014-2022: Launch and popularity

The program was launched in 2014. The minimum investment amount was €250,000 — at that time it was one of the most affordable residence permit schemes in Europe. Investors actively purchased both housing for themselves and rental properties.

2023: Raising the investment threshold

In August 2023, the Greek government increased the minimum investment amount to €500,000 in the most attractive regions (Attica, Thessaloniki, Mykonos, Santorini, etc.) in order to reduce speculative demand and protect the local housing market.

2024: New rules — €800,000 in popular regions

New conditions have been introduced since September 1, 2024:

• €800,000 — in popular areas (Attica, Thessaloniki, large islands)
• €400,000 — in other regions of the country
• Mandatory investment in one object with an area of at least 120 m2
• The opportunity to invest €250,000 remains for the reconstruction of old buildings and architectural monuments

Program extension: What has changed in 2025?

It was previously expected that from January 1, 2025 the option of buying real estate will be completely excluded from the Golden Visa program. However, against the background of interest from foreign investors and pressure from the real estate community, the Greek government extended the opportunity to participate in the program through the purchase of real estate.

Now, investors who have made an advance payment before August 31, 2024 can complete the transaction and apply for a residence permit before February 28, 2025, using the old conditions (€250,000–€500,000 depending on the region). This gave a new impetus to transactions at the end of 2024 and supported the market.

📊 Conclusions and prospects

• The program remains accessible, but is aimed at wealthier investors
• Differentiation of thresholds by region stimulates interest in less well-known areas
• The extension of the deadline speaks to the flexibility of Greece's policy and its interest in attracting capital
• Further adjustment of conditions is expected, possibly with the expansion of investment areas (startups, businesses, funds)

The Golden Visa of Greece is still one one of the most reliable and fastest ways to obtain a residence permit in Europe. For those who consider real estate investments as a strategic tool, now is the last chance to enter the program on the old terms.

🔮 Forecast for the future of the Golden Visa program in Greece

In the future, it is possible that the Golden Visa program will continue to adapt to the current economic situation in the country and in the international arena. Since Greece is interested in capital inflows, the program will remain attractive to investors, but with a number of adjustments.

• Extension of the program: At the moment, it is unlikely that the program will be completely canceled, as it brings significant revenues to the country's economy. However, it will adapt to changes in market demands and domestic policy.
• Stricter conditions: It is possible to introduce even stricter conditions, such as raising minimum amounts for some regions or adding new requirements to prevent "short-term" investments.
• Switching to other forms of investment: As stated in some reports, there may be an emphasis on other types of investments, for example, in innovative start-ups or in the economy, where investors will be able to obtain residence permits by investing in more "strategic" industries.

Thus, although the program continues to evolve, its final form will depend on many factors, including Greece's domestic needs, the impact of international events, and global economic trends.

How can the Greek elections in 2027 affect the Golden Visa program?

The upcoming elections in Greece in 2027 may significantly affect the future of the Golden Visa program. Depending on the political situation in the country and the preferences of the future government, the following scenarios are possible:

• Tightening of the program: If political forces come to power that are committed to a tougher migration policy, the program may be limited or completely canceled. This may include raising the minimum investment amount or even excluding real estate from the list of available options for obtaining a residence permit.
• Extension of the program with new conditions: If the government continues to focus on attracting foreign investment, new forms of the program are possible, including supplementing it with other types of investments (for example, in businesses or startups), with possible lowering of thresholds for certain categories of investors.
• Keeping the program in its current form: If the government decides to leave the program as it is, it will continue to be an important source of income for Greece and stimulate regional development, especially in the context of global economic instability.

In any case, the policy on the "Golden Visa" will depend on the political situation in Greece and the needs of its economy in the period after the 2027 elections.

The Golden Visa of Greece is still one of the most reliable and fastest ways to obtain a residence permit in Europe. For those who consider real estate investments as a strategic tool, now is the last chance to enter the program on the old terms.