Real estate remains the core route, but investment thresholds now vary by location:

• €800,000 – High-demand zones including:
• Attica (Athens & surrounding),
• Thessaloniki,
• Mykonos, Santorini,
• Islands with population > 3,100.
• €400,000 – Other areas of Greece.
• €250,000 – Special category:
• Properties converted from commercial/industrial to residential,
• Renovated listed/heritage buildings,
• Land + construction projects (with permit) that reach the threshold value.

Transitional provisions allowed investors who placed a deposit before Aug 31, 2024 to use lower thresholds under certain conditions.

To qualify under the real estate route:

• The investment amount must be fully paid and proven (bank transfers/evidence required).
• Property ownership must be registered in the Greek Land Registry (Κτηματολόγιο).
• Short-term rentals (e.g., Airbnb) are generally prohibited for qualifying properties on renewal — this is to demonstrate genuine residential use.
• Investors may buy residential, mixed-use, or certain commercial properties if they meet threshold and legal criteria.

A: Startup / Business Investment Route

Greece has introduced a Startup Golden Visa for investors who put at least €250,000 into qualifying Greek startups listed on the national registry (Elevate Greece) — often with job creation requirements (e.g., 2 jobs created & maintained for 5 years).

This provides a residence permit (typically 5 years with renewal) based on business investment rather than real estate.

B: Corporate/Other Capital Investment

There are also non-real-estate investor routes (e.g., share capital investments in Greek companies) in certain circumstances, although documentation and requirements are more complex and vary.

Applicants must generally:

• Be non-EU/EEA citizens (third countries).
• Provide clean criminal records.
• Have valid travel documents (passport, etc.).
• Show proof of investment, funds origin, and required documents per the latest administrative procedures.

•             Residence permit is valid for 5 years and renewable indefinitely as long as the investment is maintained and conditions are met (e.g., ownership, compliance with usage rules).

The main applicant can include:

• Spouse,
• Dependent children (typically under 21),
• In some cases parents of the main applicant or spouse, subject to specific criteria.

Golden Visa residency may eventually lead to Greek citizenship, but this is not automatic and has additional requirements:

• Typically ≥ 7 years of actual tax residency in Greece,
• Demonstrated Greek language, culture knowledge,
• Clean legal background.

• A new joint ministerial decision issued Nov 2025 clarified how to treat conversions, heritage buildings, land + construction, and documentation, stabilising previously stalled applications.
• Greece is also planning legal updates in January 2026 aimed at improving procedures and investor friendliness.