Greece Golden Visa 2025-2026: Key Changes Every Investor Should Know
The Greece Golden Visa program remains one of Europe's most sought-after residence-by-investment options, but 2025 brought significant changes that potential applicants cannot ignore. With minimum investment thresholds climbing and new proposals for 2026, understanding the current landscape is essential for anyone considering Greek residency through investment.
What Is the Greece Golden Visa?
Officially called the Greek Residence Permit for Investment Activity, the Greece Golden Visa grants non-EU citizens and their families residency through qualifying investments—primarily real estate. The program offers visa-free travel across the Schengen Zone, includes family members, and provides a pathway to citizenship after seven years of residence.
According to official Greek government sources, the program issued approximately 12,000 permits in 2025, representing a 20% year-over-year increase and generating €2.5 billion in investment revenue.
Current Investment Thresholds (2025)
Following progressive threshold increases from 2023 to 2025, the current minimum investment requirements are:
- High-Demand Areas (Athens center, suburbs like Marousi and Psychiko, Thessaloniki center, Mykonos, Santorini, and islands with populations exceeding 3,100): €800,000
- Other Mainland Greece and Smaller Islands: €400,000 (or €250,000 for properties of 250m² or larger converted to commercial use, such as hotels or offices)
- Lower-Demand Areas (rural Peloponnese, Crete interiors): €250,000 (properties of 250m² only)
Non-real estate options include €400,000 in government bonds (no longer available post-2024), €750,000 in venture capital funds, and €350,000+ in hospitality investments.
These thresholds were set through Official Decree (Law 5038/2023 amendments via PD 107/2024), with the €800,000 tier for high-demand zones effective from September 2024.
Major 2025 Updates
January 2025 marked a significant expansion of the €800,000 tier to 22 Athens municipalities and Thessaloniki's core areas—previously these fell under the €500,000 category. Crete and Corfu were also partially upgraded to higher tiers.
June 2025 saw the elimination of the €250,000 threshold for new purchases in "Tier 1" areas. However, existing €250,000 applications were grandfathered if filed by December 31, 2025.
Additional developments included enhanced anti-money laundering requirements, with mandatory source-of-funds audits introduced in January 2026 under EU pressure. A 50% property tax discount for five years on investments exceeding €1 million was activated in October 2025.
2026 Outlook: What's Coming
Draft legislation circulating in February 2026, as reported by Kathimerini, proposes significant changes under consultation:
- Nationwide €800,000 Floor: The €400,000 and €250,000 tiers could be phased out by July 2026, potentially raising the minimum investment nationwide.
- Annual Quota System: A cap of 5,000 visas annually, with priority given to non-residential investments.
- Digital Nomad Fund: A €250,000 tech/startup fund option was approved as a pilot in January 2026.
At the Davos Economic Forum in February 2026, Prime Minister Mitsotakis announced "sustainable investment" reforms aimed at protecting the Greek housing market, signaling continued policy tightening ahead.
Application Process and Costs
The application process involves several key steps:
- Select and complete a qualifying investment (verified by a Greek notary)
- Submit biometrics and documentation at a Greek consulate or in Greece
- Receive a five-year renewable permit (renewable as long as the property is held)
Total costs beyond the investment itself range from approximately €16,000 to €25,000 for a family of four, covering legal fees, notary services, and government charges. Processing times currently span two to six months, though a priority service (Type-C) is available for an additional €2,000 fee.
Key eligibility requirements include being a non-EU/EEA citizen aged 18 or older, possessing a clean criminal record, and maintaining health insurance. Family members eligible for inclusion are spouses, children under 21 (or under 24 if studying), and parents over 67 with proof of income.
Why Greece Still Matters
Despite the increasing thresholds, Greece remains one of Europe's most accessible Golden Visa programs. Compared to Portugal (€500,000+) and Spain (€1,000,000+), Greece offers a lower entry point—especially in mid-tier locations. The program's indefinite extension in December 2025, despite previous rumors of termination, provides continued confidence for long-term investors.
However, with 2026 poised to bring further changes and potential threshold increases, prospective applicants should act decisively. The combination of rising costs, annual quotas, and tightening eligibility makes early application increasingly advantageous.
For personalized guidance, consult licensed Greek immigration lawyers through the Greek Bar Association or visit the official Enterprise Greece portal at enterprisegreece.gov.gr for real-time updates on program requirements.