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Golden Visa Greece

New Golden Visa Regulations 2025
As of January 2025, Greece has implemented significant changes to the Golden Visa program, with major modifications to the investment amount and property use regulations.

Increased Investment Limits:

  • High Demand Areas:
    In areas such as Attica (including Athens), the Regional Unit of Thessaloniki, the islands of Mykonos and Santorini, as well as islands with a population of over 3,100 inhabitants, the minimum investment amount in real estate has been increased to €800,000.
  • Investments in these areas must be made in a single property, with a minimum surface area of 120 sq m.
  • Other Areas:
    In the rest of the country, the minimum investment amount is set at €400,000, also requiring an investment in a single property with a minimum area of 120 sq m.

Exceptions:
Conversions of Use from Commercial to Residential:
Properties that change use from commercial to residential maintain a minimum investment amount of €250,000, regardless of location and area.
The change of use must be completed before the Golden Visa application is submitted.

Restoration of Listed Buildings:
Investments in properties that have been designated for full restoration or reconstruction also have a minimum limit of €250,000.
The restoration must be completed before the first renewal of the Golden Visa after five years.
Until the restoration is completed, the property cannot be sold. Non-compliance will result in the cancellation of the permit and a fine of €150,000.

Restrictions on the Use of Properties:

Short-Term Rentals:
Properties acquired through the Golden Visa program are prohibited from being rented out on a short-term basis through platforms such as Airbnb.
Non-compliance will result in the cancellation of the permit and a fine of €50,000 to the owners.
Transitional Provisions:
Investors who have paid a 10% down payment by August 31, 2024 and completed their investment by December 31, 2024, can apply with the previous limit of €250,000.
If the property purchase is not completed on time, investors can complete their investment in another property by April 30, 2025.
These changes aim to balance attracting foreign investment with addressing the affordability and availability of housing in Greece.