Greece Golden Visa: Overview
The Greece Golden Visa (officially the Permit of Residence for Investment Activity) was introduced in 2013 and has since become one of Europe's most popular residency-by-investment programs. With a tiered investment structure, zero minimum stay requirement, and full Schengen access, it offers an exceptional combination of flexibility and value that few competing programs can match.
Greece attracted over €3 billion in Golden Visa investment through 2024, with Chinese, Middle Eastern, American, and Russian investors leading applicant numbers. The program shows no signs of closing, making it one of the most stable EU residency options available today.
Investment Options in 2025
Greece updated its Golden Visa investment thresholds in 2023 to create a two-tier structure based on property location:
€250,000 — Standard Regions
- Minimum property purchase of €250,000 in non-prime mainland areas and most Greek islands (excluding designated prime zones)
- Suitable for investors seeking affordable entry to EU residency
- Strong rental yield potential in emerging tourist destinations
€800,000 — Prime Zones
- Required for purchases in Athens (Attica region), Thessaloniki, Mykonos, Santorini, and other high-demand areas
- Higher threshold reflects premium real estate values; still offers excellent returns in these globally recognized destinations
- Entry into one of the most sought-after European real estate markets
Note: Properties must be residential (not commercial). Co-ownership is permitted if each co-owner invests the minimum threshold amount.
Why the Greece Golden Visa Stands Out
Zero Stay Requirement
Unlike Portugal's Golden Visa (which requires 7 days/year minimum) or Spain's Non-Lucrative Visa (which requires 183+ days to maintain status), the Greece Golden Visa has no mandatory residency stay requirement. You can live anywhere in the world and retain your Greek residency permit as long as you maintain the qualifying investment.
This makes Greece ideal for investors who want EU residency as an option, not an obligation.
Full Schengen Access
Greek residency permit holders can travel freely across all 26 Schengen Area countries for tourism and business without additional visas. This provides practical mobility across Europe for investors based in non-Schengen countries.
Path to Citizenship After 7 Years
After 7 years of legal residency (which includes the Golden Visa period), holders can apply for Greek citizenship, one of the EU's most powerful passports with visa-free access to 185+ countries including the USA, UK, Canada, and Japan. Greek citizenship is full EU citizenship — live, work, and study in any of the 27 EU member states.
Family Inclusion
A single qualifying investment covers the primary applicant, their spouse, children under 21, and the investor's parents and parents-in-law — all receiving the same 5-year renewable residency permit.
Greece vs Portugal vs Spain: 2025 Comparison
| Factor | Greece | Portugal | Spain |
|---|---|---|---|
| Min. Real Estate Investment | €250k / €800k | N/A (residential closed) | €500k (under review) |
| Stay Requirement | None | 7 days/year | Varies by visa |
| Citizenship Timeline | 7 years | 5 years | 10 years |
| Program Stability | ✅ Stable | ⚠️ Restricted | ⚠️ Under review |
| Schengen Access | ✅ Yes | ✅ Yes | ✅ Yes |
Athens Real Estate: Why the Market Is Booming
Despite the higher €800,000 threshold for Athens, the Greek capital remains a compelling investment for several reasons:
- Price Growth: Athens property values increased 12–18% in 2023-2024, driven by tourism demand, short-term rental income (Airbnb), and Golden Visa investment.
- Short-Term Rental Yields: Prime neighborhoods like Kolonaki, Plaka, and Glyfada generate gross yields of 6–9% annually through platforms like Airbnb.
- Global City Accessibility: Athens International Airport connects directly to major global hubs — a key consideration for investors not planning to live in Greece full-time.
- Infrastructure Investment: Major EU-funded urban regeneration projects are enhancing Athens' livability and real estate values.
Application Process and Timeline
- Property Selection & Due Diligence (2–4 weeks): Identify qualifying property, conduct legal title search, draft purchase agreement.
- AFM Number & Bank Account (1–2 weeks): Obtain Greek tax registration number (AFM) and open a Greek bank account — required for property purchase.
- Property Purchase & Notarization (2–4 weeks): Sign notarial deed, register with land registry.
- Golden Visa Application Submission (1 week): Submit biometrics and application at the Migration office with property documentation.
- Residency Permit Issuance (2–4 months): Processing time for the initial 5-year permit. A certificate of pending application grants Schengen travel rights during processing.
Total timeline: 3–6 months from start to residency permit.
Secure Your Greek Residency in 2025
With Portugal's residential real estate route closed and Spain's program under political review, Greece stands as the clear leader in EU residency-by-investment in 2025. The program is stable, well-established, and offers genuine flexibility for global investors.
CRP World's Greece desk has helped investors from over 30 countries identify the right property and complete their Golden Visa applications efficiently.