Greece is entering a new era for the golden visa program, following the issuance of the new ministerial decision 214926/2025 which brings changes and significantly reshapes the framework for third-country investors in Greece. The changes aim to safeguard the credibility of the program, ensure the quality of investments and protect the housing market.
The new legislation establishes two main categories of investment limits in the real estate market.
The first category of 800,000 euros concerns high-demand areas such as Attica, central Thessaloniki, Mykonos, Santorini, the islands or areas with a population of over 3,100 inhabitants.
The second category of 400,000 concerns less densely populated areas and smaller cities.
However, there is also a third category of lower investment of 250,000 euros for specific cases such as properties that are converted from commercial to residential or for listed buildings that need renovation.
The basic requirement is that the property be at least 120m2 and be a single property. Properties acquired through the program cannot be used for short-term rental, only long-term rental is allowed.
The new legislation extends the golden visa to investments in startups. An investment of at least 250,000 euros is required in a company registered in the national registry which must create at least two new jobs in the first year and maintain them for five years.
In conclusion, the new golden visa framework forms a balanced and transparent system aligned with the needs of the Greek market and European policy. With higher limits in popular areas, enhanced homeownership protection, and the introduction of start-up investment, Greece is making the program more targeted and more sustainable in the long term.