Golden Visa in Greece in 2025: A Complete Guide for Investors

The "Golden Visa" program in Greece offers foreign investors a unique opportunity to obtain a residence permit (RP) in exchange for investments in the country's economy, primarily through real estate purchases. Since its launch in 2013, the program has attracted significant attention due to its attractive conditions and benefits.

One of the key advantages of the Greek "Golden Visa" is the absence of mandatory residency requirements. Investors do not need to reside in Greece continuously or pass a language proficiency exam, which is required under the standard naturalization process. The residence permit is renewed every five years as long as the property remains in the investor's ownership. This makes the program a convenient and reliable solution for those seeking EU residency with minimal obligations.

Why are the "Golden Visa" program and real estate in Greece still attractive in 2025?

The Greek "Golden Visa" program remains one of the most advantageous and accessible in Europe. While other countries tighten conditions or close similar programs, Greece offers investors a fast application process, flexible terms, and a growing real estate market.

Competitive advantages of the Greek "Golden Visa"

Affordability and flexible conditions
Unlike Portugal, where real estate investments no longer grant residency rights, or Hungary, where the minimum investment is €500,000, in Greece, you can obtain residency with an investment starting from €250,000 (depending on the area and type of property). This makes the program one of the most affordable in Europe.
Fast processing and minimal bureaucracy
The Greek "Golden Visa" process is considered one of the fastest, taking about 4 to 6 months. Applications can be submitted via a lawyer with a power of attorney, and personal presence is only required at the final stage for biometric data submission.
Minimal risk of rejection
Greek authorities readily grant residence permits to investors who meet the program's criteria. Unlike some other EU countries, the rejection rate is extremely low, making the program more predictable and reliable for foreign applicants. Rejection is usually due to errors in the transaction process, so it is crucial to work with an experienced company to ensure proper documentation and avoid risks.

What does the Greek Golden Visa offer?

Freedom of movement within the EU: Visa-free access to 27 Schengen Zone countries.
Residence permit for the entire family: The status extends to the spouse, children under 21 years old, and parents of both spouses.
No residency requirements: There are no mandatory minimum stay requirements in Greece to maintain the residence permit.
Path to citizenship: After 7 years of residence in Greece, investors can apply for Greek citizenship.
High quality of life: Greece offers a favorable climate, developed infrastructure, quality healthcare, and education.
Business opportunities: Access to European banks, financial instruments, and tax incentives.

What types of real estate qualify for a residence permit?

Since September 2024, the Greek government has updated the property requirements for the Golden Visa, aiming to address housing availability issues for local residents. Currently, properties eligible for the program include:

From €250,000 – A single property of any size converted from commercial to residential use, or a historic building requiring renovation.
From €400,000 – A property of at least 120 sq. m. in less populated areas, including Halkidiki, Peloponnese, and smaller islands.
From €800,000 – A property of at least 120 sq. m. in densely populated areas such as Athens, Thessaloniki, and major islands.

Important! Properties purchased under the "Golden Visa" program cannot be used for short-term rentals or subletting. However, long-term rentals are allowed and are a popular way to generate stable income.

Which real estate to choose?

Properties priced at €250,000 are the most popular among investors. These are mainly former office spaces in central Athens or Thessaloniki converted into residential apartments. It's essential that such conversions occur after the law came into effect (March 2024).

Due to high demand for such properties, our company Aktis Estate purchases entire office buildings or floors, renovates, furnishes, and prepares all necessary documents. This way, our clients receive a turnkey product suitable for the Golden Visa program. You can view current projects via this link, or contact our manager for potential projects under development that are not yet listed for sale.

Resort homes on the Halkidiki Peninsula are the second most popular choice. According to the new requirements, they must have a minimum area of 120 sq. m. Note that basement levels do not count towards the total area, so it’s best to consult our manager to ensure the property meets the program’s requirements. Resort properties are ideal for those seeking to combine leisure with investment by owning a seaside home while also securing a Golden Visa, although short-term rentals are prohibited for program participants.

Why choose Halkidiki?

Halkidiki is one of the few popular resort areas not included in the €800,000 investment zone. The Halkidiki Peninsula offers a unique blend of natural beauty, a comfortable climate, and promising investment opportunities. Here, you will find pristine beaches, picturesque landscapes, and crystal-clear waters. The region is known for its well-developed infrastructure, high safety standards, and convenient transport connections. Thessaloniki Airport, Greece's second-largest, is only 30 km from the peninsula. Learn more about the region here.

Why invest in Greek real estate?

Affordable housing prices
Despite rising prices, Greek real estate remains significantly cheaper than in other European countries.

Growing real estate market
Over the past three years, housing prices in Greece have risen by 42%, indicating strong investment potential. Economic recovery, increasing tourism, and rising foreign investor interest continue to drive property value growth.

High rental yield potential
Greece is becoming increasingly attractive not only for tourists but also for permanent residents due to its mild climate, eco-friendly products, stunning landscapes, and relatively low cost of living compared to other European countries. These factors drive demand for rental properties. Investors can expect stable rental income, especially from properties in major cities like Athens and Thessaloniki, as well as popular resort areas, including the Halkidiki Peninsula.

Economic stability and foreign investment
In recent years, Greece has attracted a growing volume of foreign direct investment, particularly in real estate and tourism. This contributes to the country's active development, making property investment increasingly profitable.

Thus, the "Golden Visa" program in Greece remains one of the best options for foreign investors in 2025, offering not only EU residency but also favorable conditions for real estate investment with high growth potential.

Steps to obtain a residence permit through real estate investment

The entire process can be divided into several steps:

Property selection. At this stage, it is crucial to choose suitable properties based on your goals, regional preferences, and budget.
Property purchase and document processing. This step includes property viewings, price negotiations, opening a bank account, and obtaining a Greek tax identification number (TIN). Your presence is required to grant a power of attorney to a lawyer.
Signing the purchase agreement. This involves verifying the property's legal status, paying government fees, and registering the contract.
Preparing residence permit documents.
Submitting the application to the immigration department and providing biometric data.
Final step – receiving the residence permit. The permit is issued for 5 years, allowing you to reside in Greece and travel freely within the Schengen Area.

Document checklist for obtaining a Golden Visa in Greece

To obtain a residence permit under the "Golden Visa" program, the following documents are required:

Copy of all pages of the foreign passport
4 recent passport-style photographs
Marriage certificate with apostille
Family composition certificate with apostille
Birth certificates with apostille
Copy of the property purchase agreement
Proof of registration of the property purchase agreement
Health insurance policy (issued in Greece)
Receipts for all government fees
Bank statement from the seller confirming the full payment to their Greek account

Important:

Document submission is conducted electronically via a lawyer with a notarized power of attorney.
All apostilled documents must be issued within 6 months before submission.
All documents must be translated into Greek and notarized in Greece.

Costs for obtaining a Golden Visa in Greece

The following expenses should be considered when applying for a residence permit under the "Golden Visa" program:

Property purchase costs: approximately 8% of the property's value (taxes, notary services, registration fees).
Lawyer services: €2,000 for the main applicant + €300 for each additional family member.
Government fees:
- Main investor – €2,002
- Spouse – €152
- Each family member – €18
Health insurance in Greece: €150 per year per person.
Document translation into Greek: approximately €30 per person.
Residence permit photos: €12 per person.

Conclusion

The "Golden Visa" program in Greece remains an attractive option for foreign investors seeking European Union residency. With recent changes and new requirements, thorough preparation and professional assistance are crucial for a successful application. For additional information and expert support, we recommend contacting specialized agencies such as Aktis Estate, which provide comprehensive services for obtaining a "Golden Visa" in Greece.