Golden Visa Greece: 2025 Update – New Rules and Investment Requirements

The Greek Golden Visa program remains one of Europe’s most attractive residency-by-investment options. However, as of August 31, 2024, important changes have taken effect, reshaping the rules for new applicants.

Whether you’re an investor, retiree, or global citizen looking for a gateway to Europe, here’s everything you need to know about the updated Golden Visa program in Greece.

Updated Investment Zones and Thresholds

From 2024, the Greek government has introduced tiered investment zones to balance foreign real estate interest with local housing market needs:

Zone A – €800,000 Minimum

Applies to high-demand urban and island areas:

• The entire Attica region (Athens)
• Thessaloniki and Central Macedonia
• Popular islands with more than 3,100 residents (e.g. Mykonos, Santorini, Corfu, Crete, Rhodes)

Zone B – €400,000 Minimum

Covers the rest of Greece’s regions not included in Zone A.

Special Category – €250,000 Minimum

• Lower threshold applies when:
• You convert a commercial property into residential use
• You invest in listed or historic buildings for renovation

💡 All investments must involve a single property of at least 120 m².

New Use Restrictions

To prevent over-tourism and housing shortages, new rules now limit how your Golden Visa property can be used:

• Short-term rentals (e.g., Airbnb) are not allowed
• Properties cannot be used for business premises or offices
• Only long-term residential leasing is permitted.

What Are the Benefits of the Golden Visa?

✅ 5-year residence permit, renewable

✅ Visa-free travel across the Schengen Zone

✅ Eligibility for Greek citizenship after 7 years

✅ Family inclusion (spouse, children, dependent parents)

✅ No minimum stay in Greece required

How to Qualify?

To apply, you’ll need to:

• Be a non-EU citizen
• Invest in eligible real estate at the required amount
• Submit proof of:
• Property purchase or lease agreement
• Health insurance
• Clean criminal record
• Sufficient funds

Applications are handled by the Athens Tax Office for Foreign Taxpayers and can be filed online or via proxy.

Need Help Finding the Right Property?

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