The Greece Golden Visa is one of the most popular residency-by-investment programs in Europe, offering investors the chance to live and work in Greece. Through a variety of investment paths discerning investors can choose an investment tier that fits their needs and to adapt to the lifestyle or business needs they intend to lead.
Overview of the Greece Golden Visa Program
The Greece Golden Visa is one of the most popular residency-by-investment programs in Europe, offering investors the chance to live and work in Greece. Through a variety of investment paths discerning investors can choose an investment tier that fits their needs.
Until recently, the Greece Golden Visa was known for its affordability, offering a €250,000 entry point across most of the country—including islands like Crete, Corfu, and Rhodes. As demand surged in urban and tourist-heavy areas, the government increased minimum investments to €800,000 in locations such as Athens, Thessaloniki, Mykonos, and Santorini.
However, commercial-to-residential conversions remain available at €250,000 across all regions, making them the most accessible entry point in 2025.
Greece Golden Visa: Where Does it Stand at the End of 2025
1. Minimum Investment Amounts:
– €800,000 Minimum Investment: Required for high-demand areas such as Athens, Thessaloniki, Mykonos, and Santorini, with a population exceeding 3,100 inhabitants. This change responds to the increasing demand and exclusivity of these prime locations. Investors targeting “golden visa Greece” will need to meet this new threshold.
– €400,000 Minimum Investment: Applies to properties in other regions of Greece, offering a more accessible entry point for those seeking to invest in less urban areas.
2. Property Requirements:
To qualify for the Golden Visa, properties must now be at least 120 square meters in size and include long-term lease arrangements. This rule aims to promote sustainable and impactful investments across the Greek real estate market.
3. €250,000 Investment for Commercial Conversions:
For commercial properties being converted into residential units, a lower threshold of €250,000 still applies. This option is especially attractive to those looking to capitalize on smaller or renovation-focused investments.
Key Investment Projects Under the €250,000 Rule
Several current projects fall under the new €250,000 threshold, making them appealing options for long-term rental investments, especially for students and employees:
Option 1: Etolikou, Piraeus
This project involves the renovation of a commercial building into residential units in Piraeus, fantastic port town minutes away from Athens. Ideal for investors who want a piece of property in a busy hub and this property fits perfectly within the revised Golden Visa guidelines.
Option 2: Peristeri I, Peristeri
Located in Peristeri, this project converts commercial property into modern residential spaces, appealing to a growing rental market. It’s a great choice for investors targeting Greece residency by investment.
Option 3: Nikiana, Lefkada
This conversion in one of the most beautiful islands of Greece is set to be finished in 2026. For investors who wish for a beachfront property, Lefkada is the best choice.
Benefits of the Greece Residency by Investment Program
- Simplified application process with faster approval timelines.
- No mandatory residency requirement to maintain status.
- Freedom to live, work, and study anywhere in Greece.
- Visa-free travel across the Schengen Area.
- Pathway to Greek citizenship after seven years of tax residency.
- Dual nationality allowed.
- Potential tax advantages for those who qualify under Greece’s Non-Dom tax regime.
- A strong contingency plan for global mobility and long-term stability.
How to Get a Golden Visa for Greece?
The process of obtaining a Golden Visa for Greece involves selecting NTL Trust as your licenced agent and we help you with a strong guidance through the whole process: finding a qualifying property, preparing the required documents, and submitting your application. Once approved, you receive a residency permit, granting you and your family members the right to live, work, and travel freely within Greece and the Schengen area.
How Much is the Greece Golden Visa in 2025?
Here’s a breakdown of the new costs:
– €800,000 for properties in high-demand areas like Athens and Mykonos.
– €400,000 for properties outside these premium zones.
– €250,000 specifically for commercial properties converted into residential spaces, which remains one of the most accessible Greek residency by investment routes.
Eligibility Requirements for the Greece Golden Visa
To qualify, applicants must:
- Be over 18 years old.
- Have a clean criminal record.
- Hold valid health insurance.
- Provide proof of funds and legal investment source.
- Make the qualifying investment (real estate or financial route).
Eligible family members include:
- Spouse or registered partner
- Children up to age 21 (with extensions possible)
- Parents of either spouse
Additional Residency Routes for Individuals (Non-Property Investments)
Investors may also qualify for residency through:
A. €400,000 contribution to a Greek-established company
B. €400,000 investment in a Real Estate Investment Company (REIC)
C. €400,000 investment into VCC or VCF funds
D. €400,000 purchase of Greek treasury bonds (3-year minimum)
E. €400,000 term deposit in a Greek bank
F. €800,000 investment in listed shares or bonds
G. €400,000 purchase of mutual fund shares investing in Greece
H. €400,000 investment into Alternative Investment Funds (AIF)
These non-property options offer diversification for investors who do not want to pursue real estate.
*Additional Note: Greece Non-Dom Tax Regime
Greece offers a 7% flat tax regime for qualifying non-domiciled individuals for a period of 15 years, regardless of global income size.
To qualify, applicants must invest at least €500,000 into Greek real estate, securities, or corporate shares.
Is the Greece Golden Visa Worth It?
Despite the new regulations, the Greece Golden Visa remains highly valuable due to its strategic benefits, including:
- Prime Locations: Investing in sought-after areas like Athens and Thessaloniki provides excellent returns due to consistent demand.
- Flexibility: The €250,000 threshold for commercial conversions allows more affordable access to the market, ideal for those seeking European residency.
- Pathway to Citizenship: Investors can eventually qualify for Greek citizenship, adding long-term value to their investment.
The Greece Golden Visa program’s rules are transforming how investors engage with the Greek market. By focusing on substantial and sustainable investments, the updated guidelines continue to attract global investors while balancing the needs of the local housing market. Whether you aim to invest in prime urban areas or explore commercial conversions, the Greece Golden Visa remains a top choice for those seeking European residency.
As you navigate the evolving landscape of Greece’s Golden Visa program, partnering with a trusted advisor is crucial. NTL Trust has been a leader in the investment migration industry for over 30 years, helping thousands of clients secure their residency and citizenship goals worldwide. Our extensive experience and deep understanding of the Greek market ensure that we can guide you through every step of the process, from selecting the right investment to completing your application with confidence. Whether you are looking to invest in prime real estate or explore the unique opportunities in commercial property conversions, NTL Trust is here to provide personalized support and expert advice. Contact us today to discuss how we can help you achieve your residency goals with ease and reliability.
