Thinking of investing in Greece for EU residency? This updated 2025 guide to the Greece Golden Visa explains everything you need to know—from new real estate thresholds to step-by-step application support and strategic tips.

Complete Guide to the Greece Golden Visa: 2025 Updates and Investment Tips

Greece’s Golden Visa remains one of the most accessible and attractive residency-by-investment programs in Europe. Since its launch in 2013, it has opened the doors of the European Union to thousands of investors and their families. In 2025, new regional price thresholds and a growing real estate market are making this visa program even more relevant.

Whether you’re looking for a foothold in the EU, planning a permanent move, or investing in Mediterranean real estate, this guide will walk you through how to make the most of the Greece Golden Visa in 2025.

What is the Greece Golden Visa?

The Greece Golden Visa is a residency-by-investment program that allows non-EU citizens to obtain a five-year renewable residence permit by purchasing property or investing in Greece. This permit grants visa-free access to the Schengen Area and the right to live in Greece year-round.

Key Benefits

• Residency for the entire family (spouse, children under 21, and dependent parents)
• No minimum stay requirement
• Renewable every 5 years
• Path to permanent residency and citizenship after 7 years
• Access to the EU healthcare and education system
• Right to rent out the property and earn income

2025 Updates to the Greece Golden Visa Program

In 2023 and 2024, Greece introduced significant regional changes to the minimum real estate investment thresholds:

Current Investment Minimums

• €250,000: Most of Greece (still in effect in non-urban and rural zones)
• €500,000: Applies in high-demand zones such as:
  • Central Athens
  • Thessaloniki
  • Mykonos and Santorini
  • Selected areas of Crete

What’s New in 2025?

• Expanded €500,000 zones due to rising demand
• More defined urban boundaries and postal codes
• Streamlined application procedures with digital notarization and bank integration
• More scrutiny on passive investments or indirect ownership

What Qualifies as an Investment?

You can qualify for the Golden Visa by:

• Purchasing residential real estate
• Buying commercial real estate
• Acquiring multiple units that total the required threshold
• Signing long-term lease agreements for hotel or tourism facilities
• Investing via legal entities (you must be the sole shareholder)

Note: You do not qualify if the property is under construction and not yet delivered, unless it’s a pre-approved development.

Step-by-Step: How to Apply for the Greece Golden Visa

1. Choose Your Investment
   Work with a local property advisor to identify qualifying real estate in eligible regions.
2. Open a Greek Bank Account
   You’ll need one to make the property purchase and pay legal fees/taxes.
3. Appoint a Legal Representative
   You can apply via a power of attorney and don’t need to be physically present.
4. Sign Purchase Agreement and Finalize Deed
   Complete due diligence and submit your investment.
5. Collect Documents and Submit Application
   Submit biometric data and application through the Ministry of Migration.
6. Receive Temporary Permit
   Valid while the final permit is processed (typically within 3–6 months).
7. Get 5-Year Residency Permit
   Renewable indefinitely as long as you retain ownership.

Costs and Fees Breakdown

Beyond the property purchase, expect to pay for:

• Government application fee: €2,000 per adult applicant
• Lawyer and notary fees: Approx. 1.5%–2.5%
• Property taxes and transfer fees: Up to 3.09%
• Property management and legal maintenance (optional)

Is the Greece Golden Visa Right for You?

This visa is ideal for:

• Investors seeking passive EU residency
• Families interested in long-term relocation
• Entrepreneurs needing Schengen mobility
• Retirees or global citizens seeking an EU base
• Real estate investors looking for future value

Important: If your primary goal is citizenship, be aware that physical presence and integration requirements apply. Greece allows naturalization after 7 years of legal residency with conditions (including language and cultural integration).

Tips for a Smart Investment Strategy

• Work with local advisors to assess title, resale value, and yield potential
• Explore secondary cities and emerging island markets for value investments
• Factor in rental income—Airbnb and long-term rentals can offset costs
• Buy ready-to-rent properties to qualify immediately and skip development delays
• Consider multi-unit purchases (e.g., two €125,000 units) if in €250,000 zones

How Relocate.world Can Help

Relocate.world partners with trusted legal advisors, real estate agents, and tax consultants in Greece. We help you navigate the process from due diligence to application, and beyond.

Our services include:

• Real estate search and vetting
• Legal and tax structuring
• Residency and document support
• Ongoing bilingual guidance

Start your Golden Visa journey today.