What Are the Greece Golden Visa New Rules and Eligibility Criteria?

Introduction

The Greece Golden Visa program has long been one of the most attractive residency-by-investment schemes in Europe. It offers non-EU citizens the opportunity to secure residency in Greece by making a qualifying investment — most commonly in real estate. The program’s popularity soared among investors worldwide, especially from India, China, and the Middle East, due to its relatively low entry cost and access to the Schengen Zone.

However, in 2024 Greece introduced significant reforms under Law 5100/2024, which reshaped the program. These changes raised investment thresholds, narrowed the scope of eligible properties, and added new compliance obligations. For global investors considering residency in Europe, it is critical to understand the Greece Golden Visa new rules and eligibility criteria in 2025.

Why Did Greece Change the Golden Visa Rules?

The Greek government revised the Golden Visa to:

• Curb speculative purchases of small apartments that fueled housing shortages.
  

• Direct foreign investment toward projects with economic and social value, such as property renovations, heritage building restorations, and large-scale developments.
  

• Align the program with stricter anti-money laundering (AML) and financial transparency standards.
  

These reforms make the program more sustainable while still keeping Greece competitive against other EU residency schemes.

Greece Golden Visa New Rules at a Glance

The headline changes under the new law are:

1. Increased investment thresholds: Minimum amounts now depend on the property’s location and type.
   

2. Limited €250,000 route: Only available for full renovations, conversions of commercial properties into residences, or heritage building restorations.
   

3. Stricter compliance: Stronger proof of funds, notarised contracts, and AML checks.
   

4. Transitional period: Investors who paid a deposit by 31 August 2024 may still qualify under the old rules if they complete purchases within set deadlines.
   

Updated Investment Thresholds in 2025

The minimum investment now varies depending on the property’s zone:

• High-demand areas (Athens, Thessaloniki, Mykonos, Santorini, etc.): €800,000 minimum investment for ready-to-move properties.
  

• Other areas of Greece: €400,000 minimum investment for ready properties.
  

• Special projects (renovations, conversions, heritage buildings): €250,000 minimum, provided the project meets legal conditions.
  

This tiered system encourages investors to explore less saturated areas or invest in projects that add value to the economy.

Transitional Rules and Deadlines

To protect investors who had already begun the process, Greece introduced a transitional regime:

• Investors who paid a 10% deposit by 31 August 2024 can still apply under the old, lower thresholds.
  

• The purchase contract must be completed within the government’s deadlines, many extended into early 2025 (Feb–Apr depending on the case).
  

• If you qualified for transitional protection, notarised proof of deposit is essential.
  

For Indian investors who moved quickly before the cutoff date, this extension offers a unique opportunity to secure residency under more favorable terms.

Eligibility Criteria for the Greece Golden Visa

To qualify for the program under the new rules, applicants must meet the following requirements:

• Be a non-EU/EEA/Swiss citizen aged 18 or older.
  

• Make a qualifying investment in property, deposits, or other approved routes.
  

• Provide proof of funds and demonstrate a legal source of investment capital.
  

• Have no criminal record in Greece or their home country.
  

• Hold valid health insurance covering Greece.
  

Eligible Family Members

The program allows applicants to include:

• Spouse or partner (recognized under Greek law).
  

• Children under 21 (sometimes extendable if financially dependent).
  

• Parents of the main applicant and spouse in certain cases.
  

Other Investment Routes Besides Real Estate

While property remains the most common route, investors may also qualify through:

• Capital contributions to Greek companies.
  

• Bank deposits in Greek financial institutions (with minimum thresholds).
  

• Long-term leases of hotels or tourist accommodation.
  

• Investment in Greek government bonds or specific financial products.
  

These alternatives may appeal to investors who prefer diversification or do not wish to manage property in Greece.

Benefits of the Greece Golden Visa

Even under the new rules, the Golden Visa remains highly attractive because it offers:

• Five-year renewable residence permit for the investor and family.
  

• Visa-free travel across the Schengen Zone (90 days in any 180-day period).
  

• No physical residence requirement to maintain the permit.
  

• Potential pathway to long-term residency or citizenship (with physical presence conditions).
  

• Ability to rent out the property, subject to the new restrictions.
  

Key Considerations for Indian Investors

For Indian applicants, a few points deserve special attention:

1. Exchange rate volatility: Euro-INR fluctuations affect the true cost of investment.
   

2. Property selection: Verify whether the chosen location falls into the €400k or €800k zone.
   

3. Transitional deadlines: If you placed a deposit before Aug 2024, act fast to secure the old thresholds.
   

4. Tax residency rules: Holding a Golden Visa does not make you a Greek tax resident automatically — but spending significant time in Greece may trigger tax obligations.
   

5. Professional support: A local Greek lawyer and tax adviser are crucial to navigating contracts, notarisation, and compliance.
   

Frequently Asked Questions

Q1: Does the Greece Golden Visa allow Schengen travel?
Yes, Golden Visa holders can travel visa-free across the Schengen Zone for up to 90 days in a 180-day period.

Q2: Can I rent out the property I purchase?
Yes, though the law has placed restrictions on certain categories, particularly renovation projects and tourist-use properties.

Q3: Is there a minimum stay requirement in Greece?
No, unlike some other programs, the Greece Golden Visa does not require physical residence to maintain the permit.

Q4: Can the thresholds increase again?
Possibly. EU countries frequently adjust residency-by-investment programs. Investors should act early to secure current terms.

Conclusion

The Greece Golden Visa new rules mark a turning point for one of Europe’s most popular residency programs. While the higher thresholds raise the entry barrier, Greece remains attractive for investors seeking European residency, Schengen access, and long-term value opportunities.

For Indian investors, the program continues to provide a strategic pathway to EU residency — especially for those who qualify under the transitional rules. The key is to act promptly, choose the right investment route, and work with experienced Greek legal and tax professionals.

Final Tip: If you’re considering the Greece Golden Visa in 2025, start with a professional eligibility assessment. With the right planning, you can still turn these new rules into an opportunity.