The Greek golden visa program has grown rapidly, but recent government rules target fraudulent listings and clarify eligibility thresholds.
• Market growth: Approvals nearly doubled in 2025 to 8,879; over €5 billion invested; top buyers: Chinese (48%), Turkish (16%), plus Lebanese, Iranian, British, Israeli, American, and Egyptian investors.
• Price thresholds: Minimum €250,000 for converted non-residential or historic properties; €400,000 for most areas; €800,000 for Attica, Thessaloniki, Mykonos, Santorini, and islands over 3,100 residents. Off-plan and conversions must meet strict date and use criteria.
• Rental rules: Short-term rentals under 60 days with minimal services are banned; long-term serviced rentals remain permitted; grandfathered properties from previous thresholds keep their rights.
• Legal advice: Use an independent Greek lawyer to verify property eligibility and documentation; fraudulent deals exist for properties under €250,000 or misrepresented conversions.
• Property replacement: Buy the new qualifying property before selling the old one; selling first requires a new application. Greek government bonds also qualify for the visa with returns up to 35%.
Takeaway: Verify property type, price, and documentation carefully, use independent legal counsel, and follow new circular rules to secure a legitimate Greek golden visa investment.
