The Greek Golden Visa — once the most affordable real estate residency program in Europe — has recently undergone major changes. In 2025, higher investment thresholds now apply in most popular regions, raising questions about whether the program is still worthwhile.
This article breaks down the current Golden Visa rules, new €500,000 minimum investment zones, and whether foreign buyers should consider alternative routes like the FIP visa or Digital Nomad permit instead.
💼 What Is the Golden Visa Greece?
The Greek Golden Visa grants a 5-year renewable residence permit to non-EU citizens who invest in real estate.
✅ No minimum stay required
✅ Includes spouse, children under 21, and dependent parents
✅ Can rent out the property
✅ Option to apply for permanent residency or citizenship later (with long-term stay)
📈 New Investment Thresholds (As of 2024/2025)
The government increased the minimum investment amounts based on location to cool demand in oversaturated cities.
🔴 €500,000 Investment Zones (High Demand Areas)
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Athens – Municipality and North/South Suburbs
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Thessaloniki
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Mykonos
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Santorini
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Vari-Voula-Vouliagmeni
➡️ In these areas, the minimum investment is now €500,000 per property (must be a single property, not multiple).
🟢 €250,000 Investment Zones (Rest of Greece)
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Crete
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Peloponnese
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Evia
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Parts of Attica (excluding central Athens)
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Most mainland towns and villages
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Islands like Syros, Paros, Tinos, and more
➡️ Here, you can still qualify with a €250,000 property purchase.
📌 Borderless Lawyers maintains an updated list of eligible areas. We guide you on where the €250K threshold still applies.
📋 Key Golden Visa Requirements
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Non-EU/EEA/Swiss citizen
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Purchase qualifying real estate
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Pay in full via bank transfer
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Hold clear property title
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Maintain property ownership for permit duration
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Submit health insurance, criminal record check, and AFM
✅ The permit is issued within 2–3 months, with fast-track processing.
🗺️ Where Can You Still Invest for €250K?
Some of the best €250K options (as of now):
| Region | Popular Towns |
|---|---|
| Crete | Chania, Heraklion (some zones) |
| Peloponnese | Nafplio, Kalamata, Gythio |
| Ionian Islands | Lefkada, Corfu (limited) |
| Mainland | Xanthi, Ioannina, Trikala |
| Islands | Syros, Paros, Naxos (outside hotspots) |
🎯 We help you identify hidden gem areas that still qualify for €250K but offer high lifestyle and rental value.
🔍 Can You Buy Multiple Properties?
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In €500K zones: No. Must buy one property worth at least €500,000.
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In €250K zones: Yes. You may buy multiple properties totaling €250,000+.
💰 Other Golden Visa Investment Routes (Less Common)
Besides real estate, you can also qualify via:
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€400,000 in Greek government bonds or shares
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€400,000 deposit in Greek bank
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€400,000 investment in Greek companies
These routes are less popular due to low returns and complexity.
🏠 Can You Rent Out the Property?
Yes. Golden Visa holders can legally rent out their property for long-term or short-term use (Airbnb), depending on zoning rules.
This makes it ideal for property investors seeking income and residency.
🔄 Is the Golden Visa Renewable?
Yes — every 5 years, as long as you still:
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Own the qualifying property
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Maintain full payment records
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Have valid insurance and tax filings
📌 You don’t need to live in Greece to renew.
❌ Limitations of the Greek Golden Visa
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No automatic path to citizenship unless you live in Greece
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No work permit granted with the visa
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€500K investment now required in popular areas
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Higher transaction costs (tax, notary, legal)
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May lose eligibility if you sell the property
🔄 Alternatives to the Golden Visa
| Permit Type | Key Benefit | Minimum Income/Investment |
|---|---|---|
| FIP Visa | No investment required | €2,000/month passive income |
| Digital Nomad Visa | Work remotely | €3,500/month income |
| Residency via marriage or study | Flexible path | Varies |
✅ Both the FIP and Nomad visas are cheaper, renewable, and can lead to permanent residency if you reside in Greece.
💼 How Borderless Lawyers Can Help
We offer full support for Golden Visa investors:
✅ Identify €250K eligible properties
✅ Conduct legal due diligence
✅ Draft and register contracts
✅ Handle purchase remotely via POA
✅ Submit Golden Visa application
✅ Renew permit every 5 years
✅ Assist with resale or exit strategies
We also advise on alternative residency paths if Golden Visa no longer fits your goals.
❓ FAQ – Golden Visa in Greece
Q: Can I apply with family members?
A: Yes — spouse, children under 21, and dependent parents are included.
Q: Can I buy property jointly with my spouse?
A: Yes, if the combined value meets the threshold and both apply together.
Q: Is there a path to citizenship through Golden Visa?
A: Only if you reside in Greece at least 7 years and become a tax resident.
🇬🇷 Still Worth It? It Depends on Your Goals
The Golden Visa remains an excellent option if you want:
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A foothold in the EU
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A vacation or investment property
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Freedom of movement in Schengen
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Passive, no-residency-required status
But for lower-budget buyers, remote workers, or those seeking citizenship, other routes may now offer better value.
👉 Contact Borderless Lawyers for a free Golden Visa assessment — we’ll help you choose the smartest path for your goals and budget.