In 2024, Greek authorities introduced several changes to the Greece Golden Visa. However, the demand for visas continues to grow. Immigrant Invest experts forecast that it will surge by 20—25% in 2025.
Expert insights from Immigrant Invest: demand to stay strong
The main changes to the Greece Golden Visa include:
Increase of property investment thresholds — up to €800,000 in some areas;
Zoning of real estate options based on local property demand;
Introduction of a startup route, with a minimum investment of €250,000.
Despite these updates, investor interest has remained high. In 2024, Greece recorded 9,289 Golden Visa applications — a 10% increase over the approximately 8,500 submitted in 2023, and more than double the number recorded in 2019.
“The fundamentals of the Greece Golden Visa remain extremely strong,” says Elena Ruda, a Chief Development Officer at Immigrant Invest. “It’s still one the most affordable entry points into the EU, offers full family coverage, and requires no physical residency. That combination is hard to beat.”
Real estate purchase remains the most popular option
Investors seeking Greek residency continue to favour the real estate route, thanks to the ongoing appeal of Greek property:
Lower prices. Property in Greece remains far more affordable than in Western Europe, with quality options in major cities and islands ranging from €1,500 to 3,000 per m².
Strong rental yields. As a top tourist destination, Greece offers high rental demand. Yields can reach up to 10%, depending on location.
Consistent value growth. Property prices have risen by nearly 75% since 2019, offering not just a path to residency but strong capital appreciation.
Following the 2024 reforms, the updated investment thresholds for real estate are:
€800,000 for properties in high-demand areas, including Athens, Thessaloniki, Santorini, and islands with a population of more than 3,100 residents;
€400,000 for properties in other regions;
€250,000 for properties in any region, purchased for renovation or conversion into residential use.
Alternative to property: investing through eligible funds
While real estate remains the most popular route, Greece also offers a lesser-known but fully legal alternative: investing in fund units.
To qualify, investors must allocate at least €350,000 into a licensed mutual or alternative investment fund that supports the Greek economy. The investment must be maintained for the entire duration of the residence permit.
New startup investment route — a game changer?
In January 2025, the Greek government introduced a new investment pathway under the Golden Visa programme: the startup investment option. Under this route, foreign investors can qualify for residency by investing €250,000 in a company listed in the National Startup Registry.
To be eligible, the following conditions must be met:
investor’s stake must not exceed 33% of the company’s capital or voting rights;
startup must create at least two new jobs within the first year;
created jobs must be maintained for a minimum of five years.
“The new startup option positions Greece as a forward-looking investment destination. Over time, this route can attract a new class of investors who see residency not just as protection but as opportunity,” explains Elena Ruda. “However, this option is unlikely to replace real estate as the main path, as property remains simpler, more tangible, and more predictable.”
Greece in the EU Golden Visa landscape
Greece’s Golden Visa remains one of Europe’s most attractive — especially following the closure of Spain’s programme and Portugal’s removal of real estate as an eligible investment.
Other options, like Hungary and Italy, also exclude property, making them less appealing to real estate-focused investors.
Cyprus, meanwhile, does offer permanent residency through real estate investment, but the minimum threshold is higher at €300,000. Unlike Greece, Cyprus is not part of the Schengen Area yet, so its residency does not provide visa-free travel across Europe.
Recommendations from Immigrant Invest: how to invest smart in 2025
Immigrant Invest recommends acting now, while Greece’s Golden Visa remains accessible under current terms.
Apply in €250,000 zones. These areas still offer strong lifestyle and rental value, but thresholds may rise in the coming years.
Focus on liquidity and income. Look for properties in cities or resort areas with strong tourism and infrastructure.
Approach the startup route with expert support. Legal and financial structuring is essential for success.
Start early. While processing times are stable, delays are common during peak periods.
Do not wait. Spain and Portugal have shown how quickly Golden Visas can close or tighten. Acting now means securing more favourable terms, wider property choice, and avoiding the rush that typically follows policy changes.
If you’re thinking about obtaining the Greece Golden Visa, contact Immigrant Invest for a personalised consultation — and secure your access to Europe while conditions remain favourable:
Elena Ruda
+356 2033 0178
digital@immigrantinvest.com
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