Greece’s Golden Visa 2025: A New Chapter in Strategic Investment, Residency, and EU Citizenship

Why Greece Remains a Top Choice in 2025

As of 2025, Greece continues to serve as a prime entry point into the European Union for affluent individuals, families, and global entrepreneurs who seek a secure residency option enriched by a high quality of life and attractive tax benefits. The updated Golden Visa program reflects Greece’s commitment to integrating its investment policies with national urban development goals, EU regulations, and the growing emphasis on responsible, sustainable foreign investment.

The revamped program adopts a more nuanced approach, moving away from a uniform scheme to a tiered system that considers factors such as urban density, project scale, and property categories. This shift aims to safeguard local housing markets while opening diverse investment opportunities tailored to different investor profiles.

Legal Foundations (2025)

The Golden Visa scheme operates under Law 5038/2023, now fully effective in 2025, which provides:

1. A renewable five-year residence permit
2. No minimum stay requirements
3. Inclusion of the entire family (spouse, dependent children up to 21, and parents of both spouses)
4. Access to public healthcare and education
5. Rights to travel freely within the Schengen Area
6. Eligibility for Greek citizenship after seven years of residency

Investment Tiers for 2025: Structured and Location-Specific

Tier 1 – €800,000 Investment

Designed for high-demand urban and tourist zones such as:

1. Attica (Athens and its suburbs)
2. Thessaloniki
3. Islands with populations exceeding 3,100
4. Popular tourist destinations like Mykonos and Santorini

Eligible properties include luxury apartments, urban penthouses, waterfront villas, and new developments with approved licenses. This tier offers high liquidity and resale value, appealing to investors focused on capital preservation and premium lifestyle options.

Tier 2 – €400,000 Investment

Targets medium-density cities and regions including:

1. Kalamata, Larissa, Ioannina, Volos
2. Inland towns and suburban areas not classified as tourist hotspots

Ideal for vacation homes, retirement residences, and long-term rental investments aligned with regional economic growth. Investors should note potential restrictions on short-term rentals due to local zoning regulations.

Tier 3 – €250,000 Investment (Special Category)

This category is project-specific rather than location-based, requiring approval for:

1. Commercial-to-residential property conversions
2. Renovations or restorations of listed historical buildings, including neoclassical and heritage properties

Conditions include a renovation completion deadline within three years and restrictions on short-term rental use, permitting only residential or long-term leasing. These investments often benefit from tax incentives and municipal grants, particularly in rural and historic areas, appealing to investors with environmental, social, and governance (ESG) priorities.

Alternative Investment Options Beyond Real Estate

Greece also accommodates investors interested in financial instruments with the following minimum thresholds:

All investments must be traceable through legal banking channels and maintained throughout the residency permit validity period.

Family Inclusion and Inheritance Provisions

The program extends residency rights to the applicant’s spouse and children under 21, with provisions allowing children aged 21–24 to remain if they are studying, unmarried, and dependent. Parents of both the applicant and spouse are included as well.

In terms of inheritance, Greek law facilitates favorable tax treatment for real estate passed down to direct heirs. In the event of the investor’s passing, family members may continue to renew the Golden Visa based on the property ownership.

Pathway to Citizenship

After seven years of continuous residency, investors may apply for Greek citizenship, contingent upon:

1. Spending a minimum of 183 days annually in Greece
2. Demonstrating proficiency in Greek at an A2–B1 level
3. Passing exams on Greek culture and legal framework

Successful applicants and their families obtain full citizenship, granting them all rights and freedoms within the 27-member EU.

Key Highlights of the 2025 Greece Golden Visa Program

Strategic Recommendations for Investors

1. For maximizing returns, opt for Tier 1 locations to benefit from strong rental demand and resale potential.
2. Those aiming for citizenship should plan their physical presence and initiate language learning early.
3. Investors seeking lower-cost entry points can consider Tier 3 conversion projects, which may also qualify for tax credits.
4. ESG-conscious investors will find opportunities in historic property renovations eligible for grants and subsidies.

How ALand Supports Your Golden Visa Journey

ALand offers comprehensive services to facilitate your Golden Visa application, including:

1. Access to vetted property portfolios
2. Legal due diligence and contract review
3. Banking assistance and fund transfers
4. Translation, notarial, and tax advisory
5. Application management and renewal tracking
6. Citizenship guidance and language training

For more information, contact: [email protected]

Explore detailed listings and guides at: https://a.land/blog