Greece Golden Visa 2024: New Investment Rules and Criteria

Greece 🇬🇷 has revised its Golden Visa program in 2024 to balance foreign investment and economic sustainability. These changes aim to change the way the program affects local markets and the economy.

Overview of the Greece Golden Visa Program

The Greece Golden Visa program started in 2013, granting five-year residency permits to non-EU nationals making qualifying investments in Greece. The visa offers several benefits. You can travel across the Schengen Zone without a visa and include family members in your application. You can also access Greece’s healthcare and education systems. Importantly, you are not required to live in Greece to keep the residency. However, to apply for citizenship, a non-EU national must live in Greece for seven continuous years and speak Greek.

Initially, the program was attractive because of its low real estate requirement—€250,000. This low threshold made it easier for investors. As more people used the program, property prices increased, prompting a change in policy.

Key Changes Effective in 2024

Increased Investment Thresholds

New rules start a tiered system based on location.

• €800,000 Minimum Investment: This applies to highly popular areas like Athens, Thessaloniki, Mykonos, and Santorini, where property prices have inflated significantly.
• €400,000 Minimum Investment: This amount applies to properties in less popular areas. It aims to spread investments away from crowded spots.
• €250,000 Minimum Investment: This remains for specific cases, such as converting commercial properties to homes or fixing up listed buildings. These aim to support city renewal and save cultural treasures.

Property Requirements

To qualify, properties must be at least 120 square meters. Short-term renting, like on Airbnb, is banned. Breaching this rule can mean a €50,000 fine and loss of residency. Instead, long-term leases are encouraged to create sustainable housing.

Transitional Period for Existing Applicants

Those who applied before August 31, 2024, can stick to the old €250,000 requirement if they follow certain conditions:

• Made a 10% deposit before August 31, 2024.
• Complete the purchase by December 31, 2024.
• If not completed, deposit can switch to another qualifying property, with purchase finalized by April 30, 2025.

New Startup Investment Pathway

Greece also introduced a startup investment option, requiring a €250,000 minimum investment in a startup registered with “Elevate Greece.” Investors can’t have more than 33% in the startup. The startup must create two jobs within a year and maintain them for five more. It aims to attract investments outside real estate, fostering innovation.

Rationale Behind the Changes

The changes stem from several needs:

• Housing Market Pressures: High demand inflated property prices in cities like Athens and tourist spots like Mykonos. Increasing investment thresholds in these areas aims to reduce speculative buying while directing investments to less crowded areas.
• Sustainable Investments: Focusing on conversions and restorations meets city renewal goals.
• Economic Diversification: The startup investment option shows Greece’s intent to pull valuable foreign investments beyond real estate.
• Alignment with EU Trends: Many EU countries have tightened their Golden Visa rules to curb housing market impact and issues of misuse for laundering or tax evasion.

Impact on Investors

Opportunities

• Easier access for those interested in non-prime areas with a €400,000 investment.
• The €250,000 options remain for restoration or converting commercial properties.
• The startup pathway provides a new channel for those interested in innovative business ventures.

Challenges

• Higher investment amounts in prime locations could put off smaller investors.
• Restrictions on short-term rentals may reduce returns for those relying on tourism-driven income.
• Compliance with regulations (e.g., property size) may limit choices for investments.

Comparison with Other European Programs

The revamped Greek Golden Visa retains its appeal, even against similar programs:

• Portugal requires a €500,000 investment but offers citizenship eligibility in five years without residency.
• Spain needs a €500,000 investment, with no short-term rental restrictions.
• Greece’s lower thresholds in less popular areas and unique options attract a special set of investors.

Economic Implications

The updated program is expected to:

• Improve development in less-developed regions through the €400,000 tier.
• Encourage urban renewal through conversions and restoration projects.
• Pull in wealthy investors in prime locations.

However, risks include:

• Higher thresholds may reduce affordability and lead to fewer applications.
• Too much focus on high-value investments may deter mid-range investors who fueled previous demand.

Looking Ahead

The changes to Greece’s Golden Visa program indicate a focus on attracting more sustainable and meaningful foreign investment, addressing concerns over housing affordability and market saturation. By including startup pathways and incentives for restoration, Greece hopes to remain appealing while fulfilling economic goals. As reported by VisaVerge.com, these updates illustrate Greece’s commitment to adjusting its immigration policies to better align with both domestic economic aims and broader European trends. Prospective individuals should consider their objectives—whether in high-demand areas or more affordable alternatives—and act during transitional periods if they wish to take advantage of lower thresholds. For long-term residency or citizenship plans in the Schengen Zone, Greece remains a compelling option under its updated Golden Visa framework. For more official guidance, you can visit Greece’s Ministry of Foreign Affairs page on residence permits.

Learn Today

Golden Visa: A residency program offering residence permits to non-EU nationals investing in a country’s economy, typically real estate.
Residency Permit: Official document granting a foreign national the right to live in a specific country for a set period.
Schengen Zone: A group of European countries that abolished border control at mutual borders, allowing free movement.
Real Estate Requirement: The minimum investment in property mandated by a government for eligibility in specific immigration programs.
Transitional Period: A phase allowing existing applicants to comply with older program rules while new regulations are implemented.

This Article in a Nutshell

Greece’s 2024 Golden Visa revamp heightens investment thresholds to €800,000 in hotspots like Athens, refocusing on less prime areas at €400,000. A bold startup path encourages innovation beyond real estate. This strategic shift diversifies economic impact, balances housing markets, and invites transformative investments, preserving appeal amid EU-wide visa tightening.
— By VisaVerge.com

Read more:
• Common Reasons for Greece Visa Refusal
• Greece Expands Visa Program to Include More Islands for Turkish Tourists
• Spain’s Golden Visa Phase-Out Redirects Investors to Italy and Greece
• Greece Golden Visa Cost Increase to Address Housing Shortage
• Greece to Increase Investment Threshold for Golden Visas in Real Estate Program to €800,000