Golden Visa

Introduction to the Greek Golden Visa Program The Greek Golden Visa remains one of Europe’s most attractive residency-by-investment programs. In 2025/2026, however, major regulatory updates have reshaped the landscape. Investors are now facing higher entry thresholds, stricter zoning rules, and increased competition—especially in prime cities. Still, demand remains strong, particularly for those seeking Athens apartments for sale or planning to buy apartments in Greece as part of a long-term mobility and lifestyle strategy. This guide offers a complete, up-to-date overview of the Greek Golden Visa, helping you understand the new rules, costs, and opportunities. What Is the Greek Golden Visa and Why It Matters in 2025/2026 Core Concept of Residency by Investment The Greek Golden Visa grants a renewable five-year residence permit to non-EU nationals who make a qualifying investment in Greece, most commonly through real estate. Unlike many other EU programs, Greece does not require minimum stay obligations to maintain residency. Who Is Eligible for the Program Eligible applicants include non-EU citizens over 18 years old with clean criminal records and sufficient funds. The program also allows family reunification, covering spouses, children under 21, and dependent parents. Key Changes to the Greek Golden Visa in 2025/2026 New Minimum Investment Thresholds To address housing shortages and speculative pressure, Greece introduced tiered investment thresholds. These changes significantly affect where and how investors can enter the market. Regional Zoning and Property Price Caps High-demand urban and tourist zones now require higher investments, while less saturated regions remain more accessible. Impact of Reforms on Foreign Investors While entry costs have risen, the reforms aim to stabilize the market and protect long-term value, making compliant investments potentially more sustainable. Updated Investment Thresholds Explained €250,000 Category: Special Property Types This entry level is now limited to: Industrial or commercial properties converted into residential use   Listed or heritage buildings under restoration   These options appeal to niche investors but require careful legal and technical planning. €500,000 Category: Secondary Cities and Regions Applies to many mainland regions and smaller cities where demand is steady but less overheated. €800,000 Category: Prime Locations Athens and Thessaloniki Central districts of Athens and Thessaloniki fall under the highest threshold due to intense demand from international buyers. Popular Islands and Tourist Hotspots Mykonos, Santorini, and similar destinations also require €800,000 minimum investments. Athens Real Estate Market and Golden Visa Demand Why Athens Remains a Top Choice Athens combines cultural heritage, strong…