Greece Golden Visa 2025: Major Reforms and New €250,000 Opportunities Explained

A Reshaped Residency Program for a Changing Market

In 2025, the Greece Golden Visa program has entered a new era with significant reforms. While minimum investment thresholds have increased in high-demand areas, the program now offers more nuanced and strategic options especially for those seeking more affordable entry points through property conversion or historical building restoration.

These changes are especially important for investors from Türkiye and other non-EU countries who are seeking permanent residence in Europe through real estate investment.

Overview of the 2025 Legal Amendments

In June 2025, Greece implemented structural changes that were first announced on 31 August 2024. The transition period gave investors and developers time to prepare — and now, the rules are fully in force.

Investment Thresholds by Region (Effective June 2025)

• €800,000:
  Greater Athens Area, Thessaloniki, Mykonos, Santorini, and islands with 3,100+ inhabitants
• €400,000:
  Other parts of mainland Greece

Both categories require investment in a single residential unit of at least 120 m².

The Return of the €250,000 Investment Route

For investors working within a limited budget or targeting alternative strategies, the most exciting change is the return of the €250,000 Golden Visa path — but only for specific property types:

1. Commercial-to-Residential Conversions
2. Restoration of Protected Historical Buildings

These options were previously discouraged or delayed due to bureaucratic issues. As of March 31, 2025, and implemented in June 2025, both pathways now offer full eligibility and streamlined processing — including automatic issuance of the Blue Certificate for free movement during processing.

What Changed in the Greece Golden Visa 2025 Program?
Option 1: Converted Commercial Properties (€250,000),

Investments in commercial units converted into residential properties now qualify under the reduced threshold, without any minimum m² requirement.

Requirements:

• Conversion must be completed after April 5, 2024
• Project must be finalized before the visa application
• Applies to properties unused for 5+ years (e.g., industrial buildings)
• Structural expansions (extra floors, new buildings) are allowed
• Properties cannot be used for commercial purposes post-conversion
• A technical report from an engineer must be submitted during application

Note: Many investors from Türkiye are now targeting mixed-use commercial buildings in Athens, where conversion permits are easier to obtain.

Option 2: Restoration of Heritage Buildings (€250,000)

Greece has thousands of architecturally protected properties — many of which are now eligible for Golden Visa residency if restored.

Key Details:

• No minimum surface area required
• Allowed modifications include:
  • Adding floors
  • Building new residences on the same land
• Residency permit renewal is only possible after completion
• If sold before work is completed, the application becomes invalid

Opportunity: Restoring protected buildings can lead to eligibility not just for residency, but also for local grants or tax deductions.

Why These Changes Matter

These amendments are more than just technical tweaks — they reflect Greece’s broader goals:

• Decentralize real estate demand away from saturated tourist hotspots
• Revitalize unused or decaying buildings in semi-urban and rural areas
• Maintain accessibility to mid-range investors who would otherwise be priced out of the program

Frequently Asked Questions (FAQs)

Can I still invest €250,000 in 2025 for a Greece Golden Visa?

Yes — but only if you purchase a converted commercial property or undertake a certified historical restoration project.

Do I need to wait for renovations to finish before applying?

Yes. The investment must be completed before your application is submitted. The restoration or conversion must be legally documented and inspected.

What is the Blue Certificate?

It’s a temporary document granted upon application that allows you to travel freely in and out of Greece while your residency permit is being processed.

Can multiple investors share the same property?

Not under the €250,000 route. This threshold only applies to single investors purchasing individual residential units.

Can we get Greek citizenship using this Golden Visa?

The Golden Visa does not directly grant citizenship. It provides a renewable residence permit that allows long-term legal stay in Greece. While it is possible to apply for Greek citizenship after maintaining legal residence for at least seven years, this process requires fulfilling specific conditions such as actual physical residence, integration into Greek society, and passing a language and culture exam. Simply holding a Golden Visa without living in Greece does not make an investor eligible for naturalization.

Thinking About Investing? Start With Professional Guidance.

Whether you’re just exploring your options or ready to commit funds, it’s crucial to structure your investment correctly before signing any agreement.

Investor might need assistance in:

• Legal due diligence on Greek properties
• Verifying Golden Visa eligibility of specific assets
• Coordinating with engineers and restoration experts
• Preparing all visa documentation and applications