Investment migration, commonly known as citizenship or residency by investment, has gained significant popularity worldwide. This rise is driven by globalization and the growing demand for secure residency options in politically stable, economically resilient environments.
The Greek Golden Visa -among the many residency programs available today- has emerged as one of the most sought-after residency programs globally, allowing for direct real estate assets investment. The program provides a flexible and low-cost scheme to investors and their family members who wish to acquire residency by investment or a second passport.
Greek Golden Visa offers residency to non-EU investors for a minimum real estate investment of €250,000, being the Europe’s lowest entry point.
Greek Golden Visa vs. other EU Golden Visa Programs
Unlike Malta, where the residency-by-investment program requires a combination of property lease or purchase, government contribution, and possession of total assets of at least €500,000 and Portugal that has successfully pivoted away from real estate to investment funds, Greece remains a far more cost-effective option for investors looking to secure EU residency through real estate with a minimum investment of €250,000 for eligible properties.
In contrast to Hungary’s newly relaunched Golden Visa program, which lacks a tested real estate framework, Greece offers a mature and transparent property market with strong demand across both urban and coastal regions. Investors benefit from a stable legal environment and established procedures, reducing uncertainties often associated with newer programs. Additionally, compared to Greek Golden Visa that has no minimum stay requirement, the Hungary’s Guest Investor program requires a lot of physical presence to grant PR or Citizenship and so does Latvia’s Golden Visa that has remained less popular, because PR is not feasible unless you spend most of your time there for five years.
Unlike Cyprus, where the citizenship-by-investment program does not allow for Visa-Free Schengen Travel, Greece offers greater flexibility and unrestricted access to 29 European countries.
Greek Golden Visa Investment Tiers Based on Location
As of April 2024, amendments to the program (per Article 64 of Law No. 5100/2024) have introduced region-specific investment thresholds, aiming to attract high-value investments while supporting regional development:
€800,000 Investment: Applies to prime areas such as Athens (Attica), Thessaloniki, Mykonos, Santorini, and islands with populations exceeding 3,100 residents.
€400,000 Investment: Required for all other regions in Greece, replacing the previous €250,000 threshold.
Investments must be made in a single property with a minimum area of 120 square meters.
Conditions Where the €250,000 Investment Still Applies
Conversion Projects: Investments in commercial or industrial properties converted into residential use remain eligible under the €250,000 threshold.
Listed Buildings Restoration: Listed Properties that are to be restored or reconstructed qualify under the €250,000 threshold, provided the renovation is completed before application.
To promote sustainable urban development and protect local housing availability, Golden Visa properties can no longer be used for short-term rentals (e.g., Airbnb).
The Greek Golden Visa remains the most attractive scheme within the EU for investors looking for a cost-effective, flexible, and low-maintenance residency program. To navigate this process smoothly, it is crucial to collaborate with a reliable developer who has a solid understanding of the Golden Visa program and extensive experience in all aspects of the process, from identifying the ideal property to managing the legal procedures. At MIBS Group, we have strategically enhanced our portfolio with a premium collection of properties that fully qualify for the Greek Golden Visa program. Starting from the €250,000 investment threshold, these carefully selected residences combine lifestyle, value, and long-term potential—offering international investors a seamless path to European residency through one of the most attractive real estate programs in the EU.
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