The Greek Golden Visa program, introduced in 2013, allows non-European Union (EU) nationals to secure Greek residency through real estate investments. Originally, the minimum investment was set at €250,000. However, as of September 1, 2024, new regulations have come into effect, establishing a dual-zone system with two distinct investment tiers based on geographic regions.
Tier 1 | €800,000
Applies to real estate investments in high-demand areas, including Attica, Thessaloniki, Mykonos, Santorini, and islands with populations over 3,100 residents.
Tier 2 | €400,000
Applies to all other regions of Greece, making it more accessible for investors and encouraging investment in a broader range of locations, helping distribute economic benefits across the country.
For both tiers, the investment must be made in a single property of at least 120 square meters and cannot be used for short-term rentals (e.g., Airbnb).
Exceptions at €250,000
Despite the new tiers, certain properties still qualify under the original €250,000 threshold. This applies to:
- Properties converted from commercial to residential use
- Listed heritage buildings that are fully restored or reconstructed by the investor
The program continues to offer substantial benefits, including the right to reside in Greece, visa-free travel within the Schengen zone, and access to high-quality education and healthcare. The residence permit is valid for five years and can be renewed indefinitely, provided the investment is maintained. There is a requirement to visit Greece at least once every five years.
The Golden Visa also extends to close family members, including the spouse, children under 21, and both the investor’s and their spouse’s parents. Eligible family members receive residence permits with the same rights and duration as the main applicant.
After seven years of residency, individuals can apply for Greek citizenship, unlocking full access to EU benefits, including expanded business, travel, and employment opportunities.