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IMPORTANT: Going forward, under the new rules and pricing structure, short-term letting of Golden Visa properties will be prohibited (i.e. no more Airbnb).
In addition, properties converted from commercial to residential may not be used as registered company headquarters. Golden Visa holders who fail to comply with these restrictions will have their residency permits revoked, and will be fined €50,000…
Greece Golden Visa Program: Everything You Need To Know Going Into 2025…
As of 1 August 2023, the Greek Golden Visa’s pricing structure was once again amended – from a 2-tier to a 3-tier pricing system. Applicants who start their application process from January 1, 2025 onwards, will have the following pricing options:
2025 PRICING STRUCTURE FOR PROPERTY ACQUISITIONS
- €250,000 (Zone C Areas): Convert a commercial property of any size, situated anywhere in Greece, to a residential property. Complete the conversion project before submitting your Golden Visa application. OR;
- €250,000 (Zone C Areas): Restore or reconstruct a listed property (with cultural or historical importance), regardless of location or property size. Complete the renovation works by Year 5 to renew your Golden Visa.
- €400,000 (Zone B Areas): Buy a single property with a minimum area of 120m² in any region of Greece outside of the Zone A locations (outlined below).
- €800,000: (Zone A Areas): Buy a single piece of real estate, with a minimum area of 120m², situated in Thessaloniki, Mykonos, Santorini, in the Administrative Region of Attica (including Athens), as well as on any of the Greek islands with a population of 3,100+ inhabitants.
Please note: Applicants who put down a 10% deposit by September 30th, 2024, and complete their purchase transaction by December 31st, 2024, can still get in on the old pricing and program rules. Applicants who only start their Golden Visa applications after October 1st, 2024, will be subject thee new program rules and pricing.
However, if you are NOT ready to buy yet by the time the pricing grace period ends, you can still take advantage of the new €250,000 Conversion Property category as of the beginning of 2025….
2025 PRICING STRUCTURE: OTHER PROGRAM OPTIONS
- €250,000: A 10-Year hotel lease agreement with a minimum value of €250,000+ (i.e. €25,000 per year / €2,083 per month).
- €350,000: A Greek Alternative Fund investment focused solely on immovable assets (e.g. real estate).
- €350,000: An investment in a Greek Mutual Fund investing in Greek corporate or government bonds, or Greek shares.
- €500,000: An investment in Greek company shares (or in a share capital increase), or in Greek bonds.
- €500,000: An investment in Greek Government Bonds with a maturity of at least 3 years, via a Greek bank, which acts as the bonds’ custodian.
- €800,000: An investment in Greek Government or Corporate Bonds that are approved for trading, or are tradable on regulated markets or multilateral trading platforms.
Below, we highlight all of the Greek Golden Visa investment options for 2024, and compare the program to one of its key competitors, the Portuguese Golden Visa program, as well as the new Hungarian Guest Investor Visa (both priced from €250,000 each).
WE HAVE ACCESS TO QUALITY REAL ESTATE STOCK PRICED FROM €258K – €300K+. ENQUIRE NOW – WHILE YOU CAN STILL GET IN FOR JUST €250,000!
Benefits Of The Greek Golden Visa Program
To date, over 12,000 Golden Visa applicants chose the Greek program as their Plan B…
ENJOY EU (SCHENGEN) VISA-FREE TRAVEL
Enjoy freedom of movement across the entire Schengen area.
DIVERSIFY YOUR REAL ESTATE HOLDINGS
Benefit from exposure to the thriving Greek property market in 2023 and beyond.
GET THE FASTEST EUROPEAN GOLDEN VISA
Get your flexible Greek Plan B residency in just 3 to 4 months
NO MINIMUM STAYS
Unlike with Portugal’s Golden Visa, there are no in-country presence requirements with the Greek Golden Visa.
ENJOY DECENT ROI POTENTIAL
Greek properties in Athens and Thessaloniki can deliver yields of 4-5% on long-term lease – and market appreciation, in 2023, was 10%+.
FAMILY ELIGIBILITY
Family comes first: Include your spouse, your children under 18, and both your sets of parents in your application.
Greek Golden Visa (2025) vs Hungarian and Portuguese GV Programs
Comparative tables best viewed on desktop.
| Program Consideration | Greece Golden Visa: New Property Pricing Options (2025) | Hungary Golden Visa 2025 (AKA Hungary Guest Investor Visa) | Portugal Artistic Production / Cultural Heritage Preservation Golden Visa (2025) |
|---|---|---|---|
| Program pricing |
|
€250K Real Estate Fund Investment (€500K+ Individual Property Option not live yet)
€30K professional service fee per family. (Additional €10K per additional adult dependent) |
€250K (Standard Rate / Urban Areas);
OR; €200K (Reduced-rate / Low-Density Areas). |
| Typical yield | 2-4% | Variable | Some Capital Guaranteed / Non-Donation options anticipated |
| Minimum hold period | 5 years | 5 years | Typically 5 years, but earlier exit possible (subject to a penalty). |
| Legal basis / Official program guidance | Greek “Golden Visa” Law 4251/2014 – Permanent Residency Permit for Investors | Final Golden Visa Bill (Draft) | |
| Application submitted by government entity | No | No | Yes |
| Typical application timeline to | 3-4 Months | 6-8 weeks | 10-12 Months |
| Path to permanent residency / citizenship | Yes | No (Mastering Hungarian, which is a requirement for naturalization, is exceptionally challenging). | Yes |
| Minimum in-country presence requirement | None | None | 7 days per year, on average, during temporary residency period (first 5 years) |
| Language testing requirement for temporary residency | No | No | No |
| Family eligibility | Yes | Yes | Yes |
| Timeline to citizenship and a passport | After 7 years | Around 8 years (provided you can become fluent in Hungarian) | After 5 years |
| Health insurance required | Yes | Yes | Yes |
| Government pre-approval issued before capital is committed | No | Yes | Yes |
| Local tax number required | Yes | Yes | Yes |
| Start process from home | Yes | Yes | Yes |
| Are Russians currently eligible to apply? | No | Yes | Yes |
| Local employment allowed? | No, unless you set up your own business | TBC (Likely not) | Yes |
| Can I pay for this Golden Visa using crypto? | No | TBC | Yes (convert your crypto to fiat via Bison Bank) |
| Visa-free travel access to Schengen Area? | Yes | Yes | Yes |
| Language and /or cultural exam required for naturalization? | Yes (The Panhellenic exam is conducted in Greek, with a minimum required pass rate of 80% to obtain the “Certificate of Adequacy of Knowledge for Naturalization (PEGP)”. | Yes | Yes (Portuguese A2 Level CIPLE exam – Certificado Inicial de Português Língua Estrangeira. No cultural knowledge test applicable). |
| Government pre-approval step | No | Yes | Yes (GEPAC – Portuguese Ministry of Cultural Affairs) |
| Principal guaranteed | Generally not | Generally not | Yes – on some projects |
| Residency permit validity | 5 years | 10 years, and renewable for an additional 10 years. | 2 years (first permit), then 3 years (second permit) |
| Minimum means of subsistence requirement | No | No | No |
The Greece Golden Visa application and renewals process at a glance
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Contact us and book a discovery call with your case consultant
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Sign term sheet and commence application process
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Initial client due diligence screening
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Purchasing of real estate / eligible capital transfer
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Compilation of client case file and supporting documentation
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Submission of client application to the Greek authorities.
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Receipt of approval notification, and residency cards issued.
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Renewal of residency card every 5 years, OR citizenship application after year 7.
Why choose to work with us?
A track record of success – over 3,300 Greek Golden Visa clients successfully assisted without a single rejection.
Access to the best properties in the highest-yield, most desirable locations
A leading team of Greek immigration professionals – 7 languages spoken.
A 1-stop shop for Greek immigration services: Greek Golden Visa program applications, Greek FIP Visas, and assistance in identifying and buying property in Athens and Thessaloniki.
Trusted ancillary service provider relationships in Athens and Thessaloniki.
What our clients are saying about us…
Secure your Plan B with a Greek Golden Visa from only €250,000. Contact us now to learn more.
Simply complete the below form and one of our expert consultants will get back to you.We look forward to being of service and helping you make your Portuguese Plan B dreams a reality.
Greece Golden Visa overview for 2024 compiled by…
