Greece Golden Visa: Europe’s Best Real Estate Residency for 2025

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Why Greece Is the New Portugal

If you missed Portugal’s golden window, Greece might be your second chance.

In 2024, while other programs tightened their rules, Greece introduced a real estate category that stayed at just €250,000. That’s half of Portugal’s former threshold and still one of the lowest in the EU.

It’s a foothold in Europe with visa-free travel across the Schengen Zone, no stay requirements, and a fast-track process that often takes just 2 to 4 months.

Whether you’re protecting your wealth, investing in a high-demand market, or creating a Plan B for your family, the Greece Golden Visa program is now front and center.

How the Greece Golden Visa Program Works

The Greece Golden Visa is a residence by investment program that grants you and your family the right to live in Greece and travel freely across Europe.

To qualify, you need:

• A valid passport from a non-EU, non-EEA country
• A clean criminal record
• Medical insurance covering your stay
• Proof of a qualifying investment, most commonly in real estate

There is no language test, no minimum stay, and no requirement to move to Greece. You simply renew your residence permit every 5 years, as long as you maintain the investment.

This flexibility is a major reason why the Golden Visa is seen as a reliable Plan B. You can secure EU residency without relocating or disrupting your current life.

Family members, including spouses, dependent children, and even parents, can all be included under one application.

Investment Options: Why Real Estate Leads

Greece allows a few investment routes, but real estate dominates. Here’s why:

• It’s tangible.
• It has the potential to appreciate.
• Provides the option to generate income.
• And under the right category, the price starts at just €250,000.

The lowest-tier option requires buying a property that was converted from commercial or industrial use to residential. There are no location restrictions here, and many investors are taking advantage by targeting high-potential areas in Athens and beyond.

Other options include:

• New Build Homes in prime areas (€800,000+)
• Properties in remote or low population areas €400,000
• Investment funds (regulated in Greece)
• Greek government bonds, corporate bonds, or capital investments through a Greek credit institution

But for 9 out of 10 investors, real estate makes the most sense.

Athens: Europe’s Real Estate Sleeper Hit

Let’s talk about the numbers.

Athens has been one of the best-performing real estate markets in Europe. According to the Bank of Greece, residential prices rose by over 50 percent between 2018 and 2023, with some central districts doubling in value. In Q1 2025 alone, foreign direct investment into Greek real estate totaled €520 million, making up 43 percent of all inbound capital.

Key growth drivers:

• The Ellinikon Project (€16B), Europe’s largest urban redevelopment
• Aeneon Metropolitan Park, a 570-acre cultural and recreational area
• Faliron Delta and Four Seasons Astir Palace, bringing high-end retail and hospitality investment
• Microsoft’s $1 billion data center hub near Athens
• Multiple Gulf sovereign wealth fund deals in high-end residential and tourism projects

Knight Frank’s 2024 PIRI 100 Index recorded 12.7 percent annual price growth in Athens prime markets. Savills placed Athens on its 2024 Emerging Hotspots list for international investors.

Many Americans still associate Greece with its debt crisis, but that perception is outdated. Greece has seen steady economic recovery, strong GDP growth, and renewed trust in the real estate sector.

Global firms like Blackstone and Oaktree Capital have committed long-term capital to the market. Foreign investors are increasingly confident in Athens not just for lifestyle value, but for the potential of capital appreciation.

The market forecast for 2025–2026 remains optimistic. Limited new supply in central zones, paired with growing rental demand and tourism pressure, is expected to drive both prices and liquidity.

Real Properties, Real Numbers

We’ve reviewed dozens of Greece Golden Visa properties that qualify under the €250,000 investment tier. Here are some highlights:

1. Doiranis Residences, Kallithea
   • From €260,000
   • 3 percent rental return (6 years guaranteed)
   • Close to SNFCC and Aeneon Park
2. Riviera Apartments, Palaio Faliro
   • From €257,000
   • Close to The Ellinikon, beaches, and metro
   • Located in a high-demand coastal area
3. Piraeus Lifestyle Apartments
   • From €259,000
   • Near the port, metro, and retail centers
   • Rental-ready with pool, gym, and shared amenities
4. Glyfada Residences

• One of Athens’ most prestigious coastal suburbs
• Stylish homes in a quiet residential neighborhood
• Upfront rental income from the developer

Each of these properties is fully furnished, located in a high-growth area, and eligible for developer-backed rental programs offering 3 to 4 percent net returns.

Some include smart home features, outdoor living space, or rooftop views. They are built to meet both investor performance and lifestyle appeal.

Why HNWIs Are Moving Now

Across the world, from the Gulf to the Americas to East Asia, we’re hearing the same investor motivations. Clients are:

• Planning for a second base in Europe while keeping flexibility at home
• Looking for physical assets in growth markets
• Prioritizing programs that are fast, practical, and suitable for families

Since 2019, demand from Americans has grown steadily. U.S. applicants are now one of the fastest-growing groups in Greece’s Golden Visa statistics. Many are leaving behind saturated programs in Portugal and turning to Greece for better real estate performance and fewer restrictions.

Athens welcomed over 4.5 million visitors last year. And Americans are among the top five foreign nationalities applying for golden visas. Real estate sales to U.S. citizens have tripled since 2019.

Greece’s 3-month approval window is helping investors align with key milestones like fiscal year planning, school enrollment, or asset restructuring. As more families secure residency, word is spreading quickly that Greece offers both financial upside and ease of entry.

Spotlight: The Athens Riviera

The Athens Riviera has become the focal point of luxury real estate investment in Greece. Stretching from Piraeus to Vouliagmeni, this 60-kilometer stretch combines seaside living with global-standard infrastructure, all within minutes of central Athens.

Top neighborhoods include:

• Piraeus: Greece’s largest port and a historic city undergoing major upgrades, including new cruise terminals, a metro expansion, and modern mixed-use developments. Investors are targeting its short-stay rental potential.
• Kallithea: A central zone with cultural landmarks like the SNFCC and upcoming Aeneon Park. Strong public transport links, university proximity, and rising development interest make it attractive for mid- to long-term investors.
• Palaio Faliro: Known for its relaxed atmosphere and walkability, this coastal suburb offers beachfront cafes, large parks, and access to marinas. Infrastructure improvements have fueled price growth.
• Argyroupoli: Located between central Athens and the Ellinikon smart city project. Well-suited for families, with schools, new developments, and metro access.
• Glyfada: The Riviera’s luxury epicenter, home to golf clubs, international schools, designer boutiques, and some of Greece’s most expensive residential real estate. Branded residences like One&Only Aesthesis have added international recognition.

These Riviera neighborhoods benefit from sustained foreign investment, tourism traffic, and long-term infrastructure upgrades. Properties close to transit, waterfront zones, or top-rated schools tend to see higher demand and price resilience. As new inventory remains tight, competition for well-located assets continues to increase.

Quality of Life: The Lifestyle Dividend

Residency in Greece offers more than legal status. It provides access to a comfortable, healthy, and culturally rich way of living.

You get:

• Private healthcare that meets international standards
• Low crime and family-friendly environments
• Active expat networks, especially in Athens and the islands
• Year-round access to Europe and over 6,000 islands
• Potential tax benefits through Greece’s non-dom regime

English is widely spoken in the legal, medical, and real estate sectors. For Americans, adjusting is straightforward. You do not need to be fluent in Greek to enjoy everyday life.

Families considering relocation often compare Greece with Portugal. One of Greece’s advantages is its growing network of international schools, particularly in Athens and Thessaloniki. Schools such as St. Catherine’s British School, ACS Athens, and Campion School offer internationally accredited programs, English-language instruction, and high university placement rates.

Compared to Portugal, Greece offers lower real estate costs, faster processing, and more direct investment access. Lifestyle quality is comparable and in some ways exceeds what Portugal used to offer, especially for coastal properties and proximity to tourism growth.

Step-by-Step: How to Apply

The Greece Golden Visa application process is straightforward when you’re prepared:

1. Engage Latitude and choose your property (or investment option)
2. Gather your documents
3. Transfer funds and sign a purchase agreement
4. Submit application  
5. The next step is a biometric appointment 
6. Receive your golden visa residence card (typically within 2 to 4 months)

You do not need to be in Greece during the full process. Most steps can be handled remotely using the power of attorney. 

Greece vs. Other Golden Visa Programs

Other countries in Europe have either raised investment minimums or restricted real estate altogether.

Portugal no longer accepts any type of property for its program. Spain has canceled its Golden Visa. Malta requires higher capital and a contribution.

Greece is different. The entry point remains accessible at €250,000. Investors can still buy real estate, collect rental income, and work with local professionals in a familiar legal environment.

The country offers one of the EU’s most favorable tax environments for investors. Qualifying property sales are exempt from VAT. Ongoing property tax rates are among the lowest in the EU.

While options like Greek government bonds and alternative funds exist, real estate remains the most popular path for high-net-worth individuals. It provides control, flexibility, and real value.

Should You Move Now?

This is a time-sensitive opportunity.

Real estate prices in Athens and key markets continue to rise each year. Application volume increased sharply after the 2024 reforms. And the €250,000 category may not remain open indefinitely.

If you are considering EU residency for yourself or your family, Greece offers the strongest mix of value, speed, and lifestyle. We are seeing clients close on real estate, complete legal procedures, and receive approval in just a few months.

Interest is rising. Inventory is limited. For those ready to act, the timing is favorable.

Book a Private Consultation

We’ll help you assess the best real estate options, coordinate with our legal partners, and handle the full Greece Golden Visa application on your behalf.

You’ll walk away with clarity, a strategy, and a real-world plan.

Get started today.