Greece Golden Visa New Rules 2025: Everything You Should Know

The new Greece Golden Visa rules were introduced in 2024. These updates include a four-tiered system for real estate investments, stricter property size and restoration requirements, and a ban on short-term rentals such as Airbnb for qualifying properties.

The Greece Golden Visa Option is a residency program that allows non-EU investors to obtain a Greek residence permit by making a qualifying investment, such as purchasing property or investing in Greek companies or bonds. The program offers benefits including residency for the investor and their family, visa-free travel within the Schengen Area, and the potential to earn income from investments.

In this article, we explore the new Greek Golden Visa rules, how they impact investors already in the scheme, and the requirements going forward.

• What the Key Changes in the Greece Golden Visa Program?
• How do the 2024 Greece Golden Visa Changes affect previous applicants?
• Greece Golden Visa Start-up Investment Option
• Greece Golden Visa Benefits

What the key changes in the Greece Golden Visa program?

Greece’s Finance Minister announced changes to the Greece Golden Visa program, introducing location-based investment zones for property, which took effect on 31 August 2024. These changes increased the minimum investment requirements, and the government created two investment tiers that helped define the locations where qualifying commercial and residential properties should be considered under the new rules.

New Greece Golden Visa real estate investment amounts

Tier 1 Investment: Investors must spend €800,000 on property in high-demand regions such as Attica (including Athens), Thessaloniki, Mykonos, Santorini, and any island with over 3,100 residents. The property must be a single unit of at least 120 square meters.

Tier 2 Investment: Investors can qualify with a €400,000 property purchase in all other regions of Greece, encouraging investment in less-populated areas. The property must also be a unit of at least 120 square meters.

Tier 3 Investment: A lower threshold of €250,000 applies for properties converted from commercial to residential use. This option is open across Greece, provided the conversion is completed before the Golden Visa application.

Tier 4 Investment: Another €250,000 option is available for properties of historical or cultural value, as long as the investor fully restores or reconstructs them. Golden Visa holders are prohibited from renting out their properties for short-term stays (e.g., through platforms like Airbnb). Violations of this rule may result in the cancellation of the residency permit and an administrative fine of €50,000.

Other investment options

Capital Contribution: Investors can put at least €500,000 into Greek companies, real estate investment firms, or closed-end funds that focus exclusively on Greek businesses.

Shares, Corporate Bonds, or Government Bonds: Investors can acquire shares, corporate bonds, Greek government bonds, or units in funds and alternative investment funds, with minimum investments ranging from €350,000 to €800,000, depending on the instrument.

Capital Transfer: Investors can make a fixed-term deposit of at least €500,000 in a Greek bank or national credit institution for a minimum of one year with automatic renewal.

How do the 2024 Greece Golden Visa Changes affect previous applicants?

Investors who made a 10% deposit on property before 31 July 2023 were given a grace period to complete their purchase by 31 December 2023. Similar rules apply to anyone who has already submitted a Golden Visa application, so the new changes do not affect them. Investors can still apply with a 10% deposit by 31 August 2024, pay the full amount by 31 December 2024, and complete conversion projects by 30 April 2025.

Additionally, the program changes will not have retroactive effects. Any investments submitted to the Ministry of Migration and Asylum under the previous rules, will proceed as planned, meaning that previous applicants’ financial commitments will be honored, as they have already started the Greek Golden Visa process.

Greece Golden Visa Start-up Investment Option

Greek Prime Minister Kyriakos Mitsotakis announced that the Greek Golden Visa program will expand with a new startup investment option. This added investment route will start in 2025. This means foreign investors will qualify for a five-year residence permit by investing €250,000 in Greek startups. According to the Greek government, this option shows Greece’s commitment to supporting innovation and attracting global talent. It could appeal to tech-minded investors interested in joining Greece’s growing startup environment.

According to the new additions to the bill, investors must meet three main requirements to ensure they qualify for the residence permit, and that it is renewable. These include:

• The investor’s shares or voting rights in the startup cannot exceed 33%.
• The enterprise must create at least two new jobs within the first year of the investment.
• These jobs must be maintained for at least five years after the investment.

Greece Golden Visa Benefits

• Visa-Free Travel: Golden Visa holders and their family members can travel freely across all Schengen Area countries without needing additional visas, making it easier for business, travel, and leisure.
• No Stay Requirements: In Greece, there is no minimum stay requirement to maintain the visa, giving investors full flexibility to live in Greece or elsewhere  while keeping their residency status.
• Renewable Permit: The residence permit is valid for five years and can be renewed indefinitely as long as the qualifying investment is maintained, allowing long-term stability.
• Potential Pathway to Citizenship: Investors who have maintained legal residency and tax status in Greece for seven years may be eligible to apply for Greek citizenship, offering full rights as EU citizens.
• Family Inclusion: The visa extends to the investor’s spouse, children under 21, and dependent parents, providing residency for the entire family.
• Investment Opportunities: Investors can earn rental income from properties or other returns from business and financial investments in Greece.
• Access to EU Benefits: Residency allows access to Greek healthcare, education, and other public services available to residents.

How Can Global Citizen Solutions Help You?

Global Citizen Solutions is a boutique migration consultancy firm with years of experience delivering bespoke residence and citizenship by investment solutions for international families. With offices worldwide and an experienced, hands-on team, we have helped hundreds of clients worldwide acquire citizenship, residence visas, or homes while diversifying their portfolios with robust investments.

We guide you from start to finish, taking you beyond your citizenship or residency by investment application.

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