Golden Visa Greece 2025: Updated Investment Thresholds & Benefits

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What Is the Golden Visa?

• A five-year renewable residence permit for non-EU citizens.

• Includes family members: spouse, children (up to 21), dependent parents.

• Offers visa-free travel across 27 Schengen countries.

• Provides access to education, healthcare, and property ownership in Greece.

Golden Visa 2025 – Latest Rules

• €800,000 minimum: luxury residences in prestige areas (Glyfada, Voula, Kolonaki, top Athens districts, popular islands).

• €250,000 minimum: only for commercial properties converted into residential housing.

• Multiple properties can be combined to meet the minimum threshold.

Eligible Properties

• Luxury apartments, houses, and villas in prime locations (€800,000+).

• Converted commercial spaces into residences (€250,000+).

• Off-plan or newly built projects if they meet the thresholds.

Application Process (Step by Step)

1. Choose eligible property.

2. Legal checks by a Greek lawyer.

3. Sign pre-contract and pay deposit.

4. Transfer funds from abroad to Greece.

5. Register ownership at the Land Registry.

6. Submit Golden Visa application.

7. Attend biometric appointment.

8. Receive residence permit (valid 5 years, renewable).

Timeline: usually 2–6 months.

Benefits of the Golden Visa

• Residency in Greece with no minimum stay.

• Visa-free Schengen travel.

• Family coverage under one application.

• Real estate investment in a growing market.

• Option for citizenship after 7 years (with residency requirements).

Comparison with Other EU Programs

• Portugal: real estate option suspended in 2023.

• Spain: €500,000 minimum across the country.

• Greece: remains the most affordable entry point in Europe with the €250,000 conversion route.

Key Considerations

• Annual property tax (ENFIA) applies.

• Conversions need proper building permits.

• Prestige areas like Glyfada, Voula, Kolonaki offer high long-term value.

• Always use a trusted lawyer for due diligence.

✅ Key Takeaways

• Two paths in 2025:

  • €800,000 for luxury residences in prime areas.

  • €250,000 for commercial-to-residential conversions.

• Greece remains one of Europe’s most competitive residency-by-investment options.

• Benefits include Schengen access, family coverage, and long-term real estate growth.

📞 Secure Your Golden Visa in 2025

At POLI Real Estate, we help investors find eligible properties and manage the full process.
👉 Contact us today to explore the best opportunities.