Greece's Golden Visa programme has evolved significantly over the past two years. Rising investment thresholds in Athens and the islands have changed the programme's profile, but Greece remains one of the most attractive residency by investment destinations in Europe. Here is a comprehensive look at the current programme and why it continues to draw investors from around the world.
Current Investment Thresholds
Greece now operates a tiered investment threshold system based on location. In Attica (Greater Athens), Thessaloniki, and the islands of Mykonos and Santorini, the minimum real estate investment is €800,000. In all other regions of Greece, the threshold is €400,000.
A conversion route is available for investors who previously qualified under the old €250,000 threshold — they may convert their existing permit to the new framework for a top-up investment. A fund investment route is also available at €350,000, providing an alternative for investors who prefer not to purchase property directly.
Why Greece Remains Competitive
Despite the threshold increases, Greece offers something that few other European residency programmes can match: the combination of a tangible real estate asset, Schengen Area access, and one of the most desirable lifestyle destinations in the world. Investors are not simply purchasing a residency permit — they are acquiring property in a country with a thriving tourism market, a recovering economy, and exceptional quality of life.
The Greek real estate market has performed strongly in recent years, particularly in Athens and the islands. Investors who entered the programme at the old €250,000 threshold have seen significant capital appreciation. While the higher thresholds reduce the programme's accessibility, they also reflect the underlying strength of the Greek property market.
Schengen Access and Residency Rights
The Greek Golden Visa provides a five-year renewable residency permit that grants full Schengen Area access. Holders can travel freely throughout the 27 Schengen countries without a visa — a significant benefit for investors from countries with limited visa-free travel.
There is no minimum physical presence requirement for the Greek Golden Visa. Holders are not required to live in Greece or even visit regularly to maintain their permit. This makes it one of the most flexible European residency programmes for internationally mobile investors.
The Citizenship Pathway
Greek citizenship is available after seven years of legal residency, subject to a language requirement and integration criteria. While the pathway is longer than Portugal's five-year route, Greek citizenship is highly valued — the Greek passport provides visa-free access to 185+ countries, including the United States.
For investors who are primarily motivated by residency rather than citizenship, the absence of a physical presence requirement makes Greece particularly attractive. The citizenship pathway is available but not required.
The Fund Route
The €350,000 fund investment route provides an alternative for investors who prefer not to manage a property directly. Qualifying funds invest in Greek real estate or other productive assets, providing indirect exposure to the Greek market without the operational responsibilities of direct ownership.
The fund route is particularly suitable for investors who want the residency benefit without the complexity of property management. EuInvest can connect clients with qualifying fund managers and provide guidance on fund selection.
EuInvest provides advisory services only. Programme rules, costs and eligibility are set by governments and change frequently. This article is for informational purposes and does not constitute legal or financial advice.