In an uncertain world, one thing has become clear: freedom, stability, and global access are no longer luxuries, they are necessities.
Whether driven by geopolitical tensions, lifestyle ambitions, or future-proofing family plans, more investors than ever in 2025 are searching for a reliable second residency in Europe.
Among all the routes available, the Greece golden visa by real estate has emerged as the most practical, affordable, and family-friendly EU residency option still open today.
With a real estate investment starting at just €250,000, this golden visa gives you and your loved ones access to the entire Schengen zone, the ability to live in Europe if you wish, and a piece of tangible real estate in one of the world’s most beautiful countries.
What Makes the Greece Golden Visa by Real Estate So Attractive?
The Greece Golden Visa program was created to encourage non-EU citizens to invest in the local property market. In return, investors receive a renewable five-year residency permit for themselves and their families.
Unlike many other EU residency programs, the Greek model remains grounded in real estate ownership, not donation. That’s one of the key reasons it continues to dominate in 2025.
With this permit, you:
- Gain the right to live in Greece
- Can travel visa-free throughout the Schengen Zone
- Are not required to live full-time in Greece to maintain your residency
- Can include your spouse, children, and even parents in the same application
- Get all this with one of the lowest investment thresholds in the EU
Why Greece Still Wins in 2025
With several EU golden visa programs either shutting down or raising costs dramatically, Greece stands out as a resilient, accessible, and valuable option.
Affordability Still Leads
Many countries have closed their property-based options or increased minimum investment to half a million euros or more. Greece, however, continues to offer €250,000 real estate investment opportunities in many locations across the country.
This means you don’t need to be ultra-wealthy to enter the EU. Whether you’re a family looking for future mobility or an entrepreneur seeking optionality, Greece offers the EU’s most affordable golden visa real estate route.
A Family-Friendly Program
Unlike other programs with stricter age limits or requirements, the Greek Golden Visa includes:
- Your spouse
- Your children under 21 (or up to 24 if they’re studying in Greece)
- Your parents and in-laws
- In some cases, dependent adult children or extended family
That means you can secure peace of mind for three generations in one application, a rarity in investment migration.
No Need to Relocate
One of the most appealing aspects? There’s no physical residence requirement. You don’t need to live in Greece or visit every year to keep your residency. Just maintain the property investment, and your permit remains valid and renewable.
This flexibility allows you to:
- Keep running your business abroad
- Maintain your base in your home country
- Travel to and from Greece freely without pressure
It’s true freedom of movement, without uprooting your lifestyle.
Fast and Predictable Process
From property selection to residency card in hand, the process typically takes 6 to 8 months. That makes it one of the fastest European golden visa options still available today.
And with expert guidance, much of the process can be handled remotely through power of attorney, making it even easier for international investors with busy schedules.
Where Can You Still Buy at €250,000?
Although some high-demand areas like central Athens and Mykonos have seen minimums rise to €500,000, many parts of Greece still qualify under the original €250,000 threshold.
In 2025, you can still find eligible properties in places like:
- Thessaloniki (Greece’s vibrant second city)
- Crete (popular for tourism and long-term living)
- The Peloponnese (peaceful coastal towns with authentic charm)
- Parts of Athens suburbs
- Northern Greece and various islands off the tourist path
These areas still offer investment-grade property options from vacation homes to rental apartments while qualifying you for EU residency.
Who Can Apply?
The application process is refreshingly simple and accessible.
To be eligible, you need to:
- Be over 18 years old
- Hold a valid visa or enter Greece legally
- Have a clean criminal record
- Show proof of medical insurance
- Invest in one or more real estate properties worth at least €250,000
Importantly, there is no requirement to:
- Prove annual income
- Show business experience
- Take a language test
- Relocate or spend a minimum number of days in Greece
It’s one of the most inclusive and low-barrier EU residency programs still operating.
The Application Process Step by Step
Your path to a Greek golden visa typically looks like this:
Step 1: Travel to Greece
Visit to explore and shortlist properties. Your investment advisor or lawyer can arrange property viewings based on your goals vacation home, rental income, or asset growth.
Step 2: Purchase & Legal Process
Once you select a property, a lawyer handles the purchase process. This includes contract negotiation, due diligence, and registration of the property in your name.
Step 3: Residency Application
Your lawyer prepares the full golden visa application. You’ll provide supporting documents like passports, family certificates, and insurance.
Step 4: Biometric Appointment
You travel to Greece again briefly for biometric submission (fingerprinting and photo). At this point, you receive a temporary residency document.
Step 5: Residence Card Issuance
Within 6–8 months, you receive your official five-year Greek residence permit. This can be renewed indefinitely as long as you retain ownership of your property.
Total Costs to Consider
In addition to the property purchase, you’ll want to budget for:
- Legal fees for property and immigration
- Application fees (per adult)
- Notary and land registry charges
- Health insurance coverage
- Property taxes and maintenance
- Travel expenses for visits to Greece
Depending on your family size and whether you purchase a resale or a new-build (which may have VAT of 24%), the total cost generally ranges from €280,000 to €310,000.
Still, this remains significantly lower than any comparable European program and it comes with a real asset you own, not a non-refundable donation.
What Happens After Five Years?
Your golden visa is renewable every five years as long as:
- You still own the qualifying property
- You remain in good standing legally
And if you’re considering Greek citizenship, it is possible though it requires:
- Living in Greece full-time for at least seven years
- Integration into Greek life (including language and cultural understanding)
- Passing a basic Greek citizenship test
For families with children studying in Greece or for those looking to relocate long-term, this opens the door to a full EU passport.
Why 2025 Is the Year to Act
Several changes are on the horizon:
- High-quality €250,000 properties are becoming scarce
- Global demand is increasing, pushing prices up
- The EU may pressure member states to tighten rules
By acting now, you can lock in the current threshold, secure a valuable asset, and future-proof your family’s European access before the window narrows further.
Final Words: Greece Isn’t Just an Investment, It’s a Lifestyle Choice
The Greece golden visa by real estate is more than a transaction. It’s a lifestyle upgrade, a family legacy, and a passport to global mobility all wrapped in the warmth and authenticity of Greek life.
Imagine:
- Family holidays in your own Mediterranean home
- Hassle-free travel across Europe
- The security of knowing you have EU residency options, no matter what
In a world where unpredictability is the only constant, Greece offers what matters most: freedom, security, and possibility.
Contact us today for a personal consultation.
Your future in Europe might be one signature away.
Ready to Take the First Step?
Our team at GICG specializes in helping families and investors secure EU residency through the Greek Golden Visa. From property scouting to legal paperwork, we manage every detail so you don’t have to.
FAQs
What is the Greece Golden Visa by Real Estate?
The Greece Golden Visa is a residency-by-investment program that allows non-EU citizens to gain a renewable 5-year residence permit in exchange for investing in Greek real estate. With a minimum investment of €250,000, you and your family can enjoy visa-free travel in the Schengen Zone and the right to live in Greece.
Is the €250,000 investment amount still valid in 2025?
Yes, in 2025, the €250,000 threshold still applies in many areas of Greece, such as Thessaloniki, parts of Crete, and smaller towns across the mainland and islands.
What are the main benefits of the Greece Golden Visa?
The program offers several powerful benefits:
- Visa-free access to all 27 Schengen countries
- No requirement to reside in Greece
- Inclusion of spouse, children, and parents
- Ownership of a tangible real estate asset
- Fast processing: 6–8 months
- Renewable every 5 years with continued ownership
Who can I include in my Golden Visa application?
The main applicant can include:
- Their spouse
- Children under 21, or up to 24 if they’re full-time university students in Greece
- Parents and in-laws
- In some cases, dependent adult children or relatives with legal proof of dependency
This makes it one of the most generous family inclusion policies in Europe.
Do I have to live in Greece to keep my residency?
No, you do not have to live in Greece or spend a minimum number of days there to maintain your golden visa. You only need to keep your real estate investment and renew the permit every five years. This offers maximum flexibility for global investors and busy professionals.
Can I rent out my property while holding the visa?
Yes. The Greek golden visa allows you to generate income from your property by renting it out whether for long-term tenants or short-term rentals.
How long does the Greece Golden Visa process take?
The full process typically takes 6 to 8 months, from property selection to receiving your residence permit. In many cases, a power of attorney can be used to complete most steps remotely, making it convenient for international applicants.
Does this visa lead to Greek citizenship?
Yes, but only if you meet additional requirements. To apply for Greek citizenship, you must:
- Legally reside in Greece for at least 7 years
- Pass a Greek language and integration test
- Demonstrate cultural and civic knowledge
While the golden visa gives you a residency permit, it does not automatically lead to a passport unless you establish full-time residence.
Are there any hidden or additional costs beyond the €250,000 investment?
Yes. In addition to the property cost, you should also budget for:
- Legal fees
- Notary and land registry costs
- 24% VAT (on new-build properties)
- Government application fees
- Health insurance
- Travel and accommodation for visits to Greece
Altogether, the realistic total cost may range between €280,000 to €310,000, depending on your property and family structure.
Is now a good time to apply for the Greek Golden Visa?
Yes, 2025 may be the last year you can lock in the €250,000 threshold in many regions. With rising property prices, tighter EU regulations, and potential changes to golden visa rules, applying now gives you the best chance to:
- Invest affordably
- Choose from a wider selection of properties
- Secure long-term EU residency before thresholds rise again