How to Obtain Golden Visa in Greece Through Real Estate Investment (2025 Updated Law)

Greece has one of the most attractive Golden Visa programs among European Union countries. As of 2025, with the renewed laws, significant changes have been made in the real estate-based residence permit system. In this article, we cover the current Golden Visa rules, program types, application process and important details to pay attention to.

What is Golden Visa?

Golden Visa is a program that provides residence permit to foreign investors in return for a certain investment. Through this program in Greece, it becomes possible for 3 generations of the family (spouse, children under 21 and parents) to obtain unlimited residence permits.

2025 Golden Visa Program Types and Limits

1. Areas Requiring 800,000 Euro Investment

As of 2025, the minimum real estate investment amount for Golden Visa in Athens (all areas), Thessaloniki, Mykonos, Santorini and Heraklion (Crete) and similar tourist attraction centers has become 800,000 Euros. This amount can be a single residence and a property over 120 m², but must be within a single municipality boundary.

2. Areas Requiring 400,000 Euro Investment

In all other regions the minimum investment amount is 400,000 Euros. This real estate must be at least 120 m² and must only have residential character.

3. 250,000 Euro Golden Visa Option (Commercial Real Estate Conversion)

As of 2025, the opportunity to obtain Golden Visa in return for an investment of 250,000 Euros is only possible under certain conditions. This option is valid only on the condition of converting commercial real estates (shop, office etc.) into residential. The structure to be converted must be convertible to residential in terms of zoning and the necessary permits must be obtained from the local municipality. After this conversion is completed, applicants who make an investment of 250,000 Euros and above with a property that has gained "residential" status in the title can apply for Golden Visa. This model is applied only in certain municipalities and regions and is continued as project-based exceptional.

Program Content and Advantages

• Lifetime residence permit
• Visa-free travel right in the Schengen area (29 countries)
• Right to reside in Greece
• Covers 3 generations of family members (spouse, children, parents)
• No residence requirement in Greece
• Right to apply for permanent residence and citizenship after 7 years
• Benefit from health and education services

Application Process

1. Eligible real estate is selected for investment
2. Title check is made through a lawyer
3. Greek tax number (AFM) is obtained
4. Bank account is opened
5. Purchase and notary process is completed
6. Residence permit application is made together with official documents
7. Fingerprints are given, the card is delivered within 1-2 months

Points to Pay Attention To

• The investment amount must meet the new law limits.
• The value appearing on the title is taken as basis.
• Golden Visa through rental has been removed.
• The housing must be in a suitable building status for residence permit.
• The investment threshold may differ in each city; choosing the right region is very important.
• Airbnb-style short-term rental is prohibited. (Special attention should be paid to hotel-managed projects!)

Conclusion

With the 2025 updated laws, the Greece Golden Visa program maintains its attractiveness for investors looking for alternative residence permits in Europe despite the increased limits. With professional support, maximum benefit can be obtained from this program by choosing both the right region and properties that support long-term gain.