Greece Golden Visa 2025
Ktimatoemporiki Real Estate - 2025-09-13
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Greece Golden Visa 2025 – Updated Requirements & Complete Guide to Property Investment and EU Permanent Residency. The Greek Golden Visa 2025 remains one of Europe’s most powerful residency-by-investment programs.
It offers non-EU citizens and their families a five-year renewable residence permit together with visa-free travel across the 26-country Schengen Area, while opening access to some of the most attractive real-estate opportunities in the European Union.
Current Investment Requirements (2025)
To qualify for the Golden Visa the investor must purchase one single property (except where the special conversion option applies) with a minimum size of 120 m².
Three investment thresholds are now in force:
1) Tier 1 – €800,000
Residential property in high-demand areas:
Attica, Piraeus, Thessaloniki, Mykonos, Santorini,
and all Greek islands with more than 3,000 inhabitants, including:
2) Tier 2 – €400,000
All other regions of Greece, also with a minimum residence size of 120 m².
3) Special Conversion Option – €250,000
When a non-residential property (for example a listed/heritage building, former industrial, office or retail space) is legally converted into residential use,
the minimum investment remains €250,000 and there is no minimum size requirement for each apartment.
Key Advantages for Investors
Property Owner Obligations
Typical Extra Purchasing Costs
When budgeting for a Golden Visa investment, allow roughly 6–7 % of the purchase price to cover:
Residence-Permit Procedure
Your Greek lawyer represents you before the authorities and manages the entire process:
Documents to Bring on Your First Visit to Greece
All documents must be officially issued and translated into English or Greek by a certified translator.
Greek Real Estate Market Outlook 2025
Greece’s property market remains strong with:
From luxury seafront villas to high-end city apartments, Greek real estate continues to provide a compelling hedge against inflation and a strategic, income-producing asset.
How Ktimatoemporiki Supports Investors
With 29 years of experience and more than 16,000 active listings, Ktimatoemporiki is recognized as Greece’s premier luxury asset brokerage.
Working closely with specialized immigration lawyers, the firm offers:
Conclusion
The Greece Golden Visa 2025—with its three updated investment thresholds of €250,000, €400,000 and €800,000—offers up-to-date, officially valid requirements and remains one of Europe’s most reliable pathways to permanent EU residency, combining strong real-estate investment potential with the freedom of Schengen travel.
It offers non-EU citizens and their families a five-year renewable residence permit together with visa-free travel across the 26-country Schengen Area, while opening access to some of the most attractive real-estate opportunities in the European Union.
Current Investment Requirements (2025)
To qualify for the Golden Visa the investor must purchase one single property (except where the special conversion option applies) with a minimum size of 120 m².
Three investment thresholds are now in force:
1) Tier 1 – €800,000
Residential property in high-demand areas:
Attica, Piraeus, Thessaloniki, Mykonos, Santorini,
and all Greek islands with more than 3,000 inhabitants, including:
Ithaca, Skopelos, Skiathos, Tinos, Andros, Paros, Aegina, Naxos, Syros, Lefkada, Kos, Samos, Kefalonia, Zakynthos, Lesvos, Corfu, Rhodes and Evia.
2) Tier 2 – €400,000
All other regions of Greece, also with a minimum residence size of 120 m².
3) Special Conversion Option – €250,000
When a non-residential property (for example a listed/heritage building, former industrial, office or retail space) is legally converted into residential use,
the minimum investment remains €250,000 and there is no minimum size requirement for each apartment.
Key Advantages for Investors
- Five-year residence permit, fully renewable as long as the property is retained.
- Free travel throughout the entire Schengen Area.
- Eligibility for the whole family: spouse, children under 21, and parents of both spouses.
- No minimum stay requirement in Greece.
Property Owner Obligations
- Obtain a Greek Tax Identification Number (AFM).
- File the E9 property declaration once after the purchase.
- Pay the annual ENFIA property tax, calculated by the State according to property size and location.
Typical Extra Purchasing Costs
When budgeting for a Golden Visa investment, allow roughly 6–7 % of the purchase price to cover:
- 3.09 % Property Transfer Tax (includes municipal surcharge).
- Lawyer’s fee: about 1.5 %.
- Notary fee: about 1.5 %.
- Land Registry / Cadastre fees: variable, depending on location.
- Golden Visa state fee: €2,200 for two applicants.
- Private health insurance: about €100 per person (mandatory for the residency application).
Residence-Permit Procedure
Your Greek lawyer represents you before the authorities and manages the entire process:
- Prepares and files the Golden Visa application and supporting documents.
- Submits the file to the Migration Authority and obtains the one-year confirmation receipt (“blue certificate”) that grants provisional Schengen residence immediately.
- Secures the five-year residence permit card, usually issued within about two months.
Documents to Bring on Your First Visit to Greece
- Passport (valid for at least six months).
- Proof of permanent home address (for example a recent utility bill).
- Mobile phone bill in your name.
- Proof of profession and annual income (tax return or employer’s letter).
- Proof of funds such as recent bank statements.
All documents must be officially issued and translated into English or Greek by a certified translator.
Greek Real Estate Market Outlook 2025
Greece’s property market remains strong with:
- High tourism-driven demand,
- Limited supply of prime residential properties,
- Ongoing economic growth, supporting both capital appreciation and attractive rental yields.
From luxury seafront villas to high-end city apartments, Greek real estate continues to provide a compelling hedge against inflation and a strategic, income-producing asset.
How Ktimatoemporiki Supports Investors
With 29 years of experience and more than 16,000 active listings, Ktimatoemporiki is recognized as Greece’s premier luxury asset brokerage.
Working closely with specialized immigration lawyers, the firm offers:
- Curated Golden Visa properties in Athens, Crete, Rhodes and other prime destinations,
- Complete property sourcing, due-diligence and transaction support,
- Full legal guidance and assistance through every step of the Golden Visa process—from the first consultation to the final residence-permit approval.
Conclusion
The Greece Golden Visa 2025—with its three updated investment thresholds of €250,000, €400,000 and €800,000—offers up-to-date, officially valid requirements and remains one of Europe’s most reliable pathways to permanent EU residency, combining strong real-estate investment potential with the freedom of Schengen travel.
