For global investors and families seeking a strategic foothold in Europe, the Greece Golden Visa program stands out as one of the most compelling and accessible residency-by-investment pathways available today. With several other European nations scaling back or closing their investor visa schemes, Greece has solidified its position as a premier destination, combining a relatively low investment threshold with the immense value of life and travel in the European Union.
This guide breaks down everything you need to know about the Greece Golden Visa in 2025, from the latest investment rules to the long-term benefits for you and your family.
Why Greece? The Allure of the Golden Visa
Launched in 2013 to attract foreign investment, the Greece Golden Visa program grants a renewable five-year residence permit to non-EU/EEA nationals and their families in return for a qualifying investment in the country. Its popularity has soared, with application numbers reaching record highs.
A key driver of this demand is its unique position in the European landscape. Following the closure of Spain's program and changes to Portugal's, Greece remains one of the last major EU countries to offer a straightforward residency pathway through direct real estate investment. For investors, this means not just a permit, but tangible, ownable asset in a beautiful and historically rich country.
Understanding the 2025 Investment Landscape: The Three-Tier System
Significant updates in 2024 introduced a new geographic zoning system. Your minimum investment requirement now primarily depends on where you choose to invest.
Here is a breakdown of the current real estate investment thresholds:
Prime Locations (Tier A): €800,000 Minimum
· Areas Covered: The entire Attica region (including Athens and Piraeus), Thessaloniki, and islands with a population over 3,100 residents, such as Mykonos and Santorini. · Key Condition: The investment must be in a single property with a minimum size of 120 square meters.
Other Regions (Tier B): €400,000 Minimum
· Areas Covered: All other areas of Greece not listed in Tier A. · Key Condition: The investment must also be in a single property of at least 120 square meters.
Special Cases (Tier C): €250,000 Minimum
· Opportunity: This original threshold is preserved for specific projects. · Qualifying Investments: · The conversion of a commercial or industrial building into residential use. · The restoration of a listed historical or cultural building. · Key Advantage: No minimum size or location restrictions apply to these specialized investments.
Beyond Real Estate: Alternative Investment Routes
The program also offers several non-real estate options, providing flexibility for different investor profiles:
· €500,000 in Greek government bonds or a fixed-term bank deposit in Greece. · €400,000 for a 10-year lease of tourist accommodation in complex resorts. · €350,000 investment in specific Greek investment funds. · €800,000 investment in shares or corporate bonds traded on the Greek market.
The Step-by-Step Journey to Your Greek Residency
The application process is designed to be clear and manageable, especially with expert guidance.
Step 1: Secure Your Investment The first step is choosing and legally acquiring your qualifying asset,most commonly real estate. This involves due diligence, signing contracts, and transferring funds.
Step 2: Prepare and Submit Your Application With the help of a legal representative,you gather and submit the required dossier to the Greek authorities. Necessary documents typically include a valid passport, proof of investment, health insurance, and a clean criminal record certificate.
Step 3: Provide Biometric Data You or your family members will need to visit Greece once to submit fingerprints and photographs for the residency cards.
Step 4: Receive Your Residence Permit Once approved,you receive your biometric residence permit cards, valid for five years and renewable as long as you maintain your investment.
Processing Time: Currently, you should plan for a timeline of approximately 6 to 12 months from investment to approval, though this can vary based on application volumes.
Top Benefits That Make Greece a Strategic Choice
· Schengen Area Access: The permit grants visa-free travel within Europe’s 29-country Schengen Zone, a major advantage for business and leisure. · Exceptional Family Inclusion: One application can cover your spouse, children under 21, and the parents of both spouses, offering security for multiple generations. · No Physical Residency Obligation: Unlike many programs, there is no minimum stay requirement to maintain your permit, offering maximum flexibility. · Pathway to Citizenship: After maintaining residency for seven years, you become eligible to apply for Greek (and therefore EU) citizenship through naturalization, subject to language and integration criteria. · Favorable Tax Regimes: Greece offers attractive schemes for new tax residents, including a flat annual tax of €100,000 on worldwide income for eligible individuals under the "non-dom" regime.
Is the Greece Golden Visa Right for You?
The program is ideal for:
· Investors and families seeking EU residency without the obligation to relocate. · Those looking to diversify assets with tangible property in a recovering market with strong tourism. · Parents planning for children’s education with access to European schools and universities. · Individuals interested in a long-term plan that could lead to an EU passport.
A crucial consideration is that the Golden Visa does not grant the right to work as an employee in Greece. It is designed for investors, retirees, and those with independent means.
Navigating Your Next Step with SINCERRA
The Greece Golden Visa represents a powerful opportunity, but navigating the new zoning rules, legal procedures, and property market requires trusted expertise. At SINCERRA, we provide end-to-end guidance—from selecting the right investment that fits your goals and budget, to managing the legal application and renewal process.
Considering a future in Europe? Contact SINCERRA today for a confidential consultation. Let us help you turn your investment into a gateway to European freedom, security, and lifestyle for you and your loved ones.