You’ve probably heard of the Greece Golden Visa. This initiative allows investors to achieve Greek citizenship through a simple chain of purchases. It’s a fantastic way to essentially buy yourself a passport — simultaneously securing free movement throughout the other Schengen countries.
A true golden ticket, it’s understandable why this Greek visa is so sought after. Unfortunately, the process is becoming more difficult. Here’s what to know about the new rules for Greece’s Golden Visa.
What is a Golden Visa?
A Golden Visa is a type of international program where you exchange an upfront financial investment for residence. However, there’s an extra twist: the reason this program is so desirable is that it offers extra Schengen benefits. The Greek Golden Visa doesn’t just provide residence to one country; it acts as a gateway to Europe.
Because the Schengen zone allows free movement for non-European citizens, the Greek Golden Visa is an affordable way to access 26 countries in total. It’s the immigration equivalent of hitting the jackpot.
The Greece Golden Visa was initially launched in 2013, with various investment options available. The most popular route is buying a property for €250,000, which leaves applicants entitled to permanent residency and then citizenship. Of course, 2024 has seen some adjustments to the rules, so there are some updated criteria to note for 2025 and beyond.
With that said, Greece isn’t the only country with a Golden Visa. Here are the other countries offering similar or identical programs:
- Malta
- Portugal
- Spain
- Italy
What Has Changed For Greece’s Golden Visa?
The biggest change is the introduction of tiers. The minimum amount of investment required to secure citizenship has now increased — with final amounts dependent on location. As of 2025, here’s how the scale operates:
- Zone C areas: Applicants still only have to spend €250,000
- Zone B areas: Applicants must spend €400,000, and the property must be a minimum of 120 meters squared
- Zone A areas: Applicants must spend €800,000 with a property at a minimum of 120 meters squared
The Zone A regions to note are Santorini, Athens, Thessaloniki, and Mykonos. However, don’t feel dejected about potential barricades to desirable areas; there’s a vital loophole to consider. Investing in listed properties (those holding historical or cultural importance) automatically classifies your purchase as Zone C, regardless of the actual location. It could be worth investing in listed buildings to lower the threshold to €250,000.
Another big rule change is the ban on short-term rentals, which essentially thwarts abuse of the system by stopping Airbnb investments.
Just to summarize, here are the major changes to be aware of when applying for the Greece Golden Visa:
- Tiered investments, with minimum prices ranging from €250,000 to €800,000
- Rules about the minimum size requirements of Zone B and Zone A properties
- Bans on short-term rentals
Who is Eligible?
Aside from changes to minimum investments, eligibility remains the same. As a non-European citizen able to afford the tiered pricing scheme, the remaining criteria are as follows:
- The main applicant must be over 18 years old
- The applicant must have no criminal record
- They must hold valid health insurance
The scheme is impressively flexible. For instance, families with a cohabitation agreement all benefit from Greek citizenship (including parents, spouses, children under 21 years old, and partners). There are also no rules around staying in Greece, and the visa is renewable indefinitely.
How to Apply for the Golden Visa
The application process is simple. These are the five basic steps to take — securing your Greek citizenship in a fell swoop.
1. Decide on an Investment Type
After checking that you’re eligible to apply, it’s a case of picking your investment route and proceeding from there. It’s not just residential property; it’s possible to lease hotels, invest in Greek bonds or shares, or purchase alternative immovable assets. If in doubt, consult a financial advisor.
2. Organize The Investment
Pick a category and finalize your investment. If you take the property route, be prepared to undergo the usual waiting period. Waiting for property searches, exchanging contracts, and buyer chains can all spell delay. Your dream house in Greece will be worth the wait, though.
3. Apply
Complete the application and seek legal assistance where necessary. This will include setting up your life in Greece, creating a bank account, obtaining health insurance, and completing biometrics in later stages.
4. Approval and Relocation
The whole process takes up to two months on average. But once approved, you’re free to relocate and begin enjoying your new home — and EU access.
FAQ
1. How Difficult is Applying for a Greek Golden Visa?
The chance of success is extremely high when applying for a Golden Visa in Greece. The deciding factors are whether you hold a clean criminal record, are over 18 years old, and are financially able to make the required investment.
2. Has the Greek Golden Visa Real Estate Limit Changed?
Yes, the Greek Golden Visa now operates on a sliding scale, with certain areas requiring a larger minimum investment than others. A Zone A area like Santorini or Mykonos would require a minimum of €800,000, while a Zone B requires €400,000.
There are still Zone C areas available for €250,000, though. Alternatively, it’s possible to loophole the location-dependent pricing by investing in a listed building for €250,000.
3. How Long Before You Achieve Citizenship on a Greece Golden Visa?
Successful Golden Visa applicants receive citizenship after 7 years. While this is a relatively lengthy wait, there are no mandatory stay rules. Investors can come and go from Greece as they please without fearing loss of visa status. The unlimited residency is a huge bonus, too — those 7 years will fly by.
