Greece Golden Visa 2025 – Rules, Costs & How to Apply | Ultimate Guide for Investors
Key Takeaways
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Minimum Investment: €250,000 via eligible commercial-to-residential conversion / listed-building restoration projects (e.g., Athens Port Residences). Standard real estate requires €400,000 (regional) or €800,000 (prime zones like Attica/Athens–Piraeus, Thessaloniki, certain islands). -
Structure & Title: Direct ownership (individual title deed) of a residential unit in a qualifying conversion project; long-term leasing handled by professional management. -
Fixed Annual Yield: 3% guaranteed yearly payout (until project stabilization), with rental operations managed for investors. -
Residency Terms: 5-year renewable residence permit; no minimum stay required to maintain the permit while the qualifying investment is held. -
Family Inclusion: One application can include spouse/recognized partner, children up to 21 (to 24 if full-time students), and both sets of parents. -
Schengen Travel: Residence card enables visa-free travel across the Schengen Area for short stays and the right to live in Greece full-time. -
Tax Position: Holding a Golden Visa does not make you a Greek tax resident; if you spend <183 days/year in Greece, only Greek-source income (e.g., local rent) is taxable in Greece. -
Exit & Resale: Flexible resale on the open market after the project’s minimum 10-year lease period, providing a clear exit path.
The Greece Golden Visa (residency-by-investment program) allows non-EU investors to obtain a renewable five-year residence permit in Greece by making a qualifying investment. Launched in 2013 to boost foreign investment, the program has attracted thousands of investors – as of 2023, over 31,000 residency permits (including family members) have been granted under Greece’s Golden Visa. By investing at least €250,000 in Greek real estate or other assets, international investors (including Americans and Canadians) can secure European residency for themselves and their families – with the option to apply for Greek citizenship after 7 years of physical presence. This comprehensive guide explains how the Greek Golden Visa program works in 2025, including the latest 2024 rule changes (new investment thresholds and a special €250K “conversion” category), all current investment options (with a comparison table), and the step-by-step application process. We put a special spotlight on Mercan Group’s Keranis residences project – a Golden Visa-eligible real estate investment in Athens offering guaranteed returns and full support through the residency process. You’ll also learn about key benefits for global investors (from visa-free Schengen travel to tax advantages), eligibility requirements, family inclusion, and why Mercan is a top choice for securing your Greek Golden Visa in 2025.
What is the Greek Golden Visa Program?
The Greek Golden Visa Program is a residency-by-investment scheme that grants a 5-year renewable residence permit to non-EU/EEA nationals who invest in Greece. In exchange for a qualifying investment (most commonly real estate), investors receive the right to live and study in Greece. There is no minimum stay requirement – you can maintain residency without living in Greece full-time. Golden Visa holders enjoy visa-free travel throughout the 29 Schengen Area countries in Europe. Immediate family members can be included under one single investment. The main investor’s spouse or recognized partner, children (up to age 21), and also both the investor’s and spouse’s parents are eligible. After 7 years of holding residency, investors have a pathway to apply for Greek citizenship, provided they meet the residency (physical presence) requirement of ~183 days per year and pass a Greek language and culture test. The Greek passport is highly ranked worldwide, granting visa-free access to 180+ countries and full EU rights to live and work anywhere in Europe. In the meantime, the Golden Visa itself confers the benefits of EU residence and a Mediterranean lifestyle without needing to relocate permanently.
In summary
Did You Know? Greece’s Golden Visa program has seen record demand in recent years. In 2024, a record 9,289 applications were submitted (a 10% annual increase), reflecting the program’s growing global appeal. In total, over €2.6 billion has been invested into Greek assets through the Golden Visa to date. While Chinese investors historically formed the largest group of applicants, there’s rising interest from U.S. investors and other non-EU nationals seeking a “Plan B” in Europe. Greece’s combination of affordable investment (from €250K), a streamlined residency process, and the option of European citizenship in the long run makes it one of the most attractive investment migration programs today.
Recent Updates (2023–2025): New Investment Thresholds & €250K Conversion Category
In late 2024, Greece implemented major changes to its Golden Visa rules – introducing a tiered investment threshold system based on property location, while preserving the lowest €250,000 option via certain projects. It’s important for 2025 applicants to understand these updated requirements:
- Zone A (Prime Locations – €800,000): Greece’s most sought-after areas now require a minimum €800,000 real estate investment for Golden Visa. This includes Athens and all of Attica (Greater Athens/Piraeus), Thessaloniki, Mykonos, Santorini, and other Cyclades and Dodecanese islands, as well as Crete, Rhodes, Corfu, etc. Investors must purchase a single property of at least 120 m² in these zones.
- Zone B (Regional Areas – €400,000): For most other areas of Greece having less than 3,100 permanent residents (i.e., beyond Zone A), the minimum investment is €400,000 in real estate. A 120 m² property minimum also applies.
- Zone C (Special Projects – €250,000): Uniquely, Greece kept a €250,000 option – now limited to specific types of properties nationwide. Any property located anywhere in Greece that is an industrial-to-residential conversion, or a designated landmark restoration qualifies at €250K under the new law. Mercan’s Keranis Residences falls in this category.
Beyond real estate, alternative investment routes remain available as well (unchanged by the 2024 reform): for instance, a €500,000 investment in Greek government bonds or a term bank deposit; a €400,000 investment in Greek stocks or corporate bonds; a €350,000 investment into a Greek venture capital or private equity fund; or a €250–500K 10-year lease in tourism accommodations (depending on location).
Key Takeaway: As of 2025, €250,000 is still the minimum investment for a Greece Golden Visa – but only via eligible conversion projects (or certain niche options). If you wish to buy ordinary residential property in Athens or other prime zones, be prepared for the higher €500K–800K requirements. Mercan Group’s offering in Athens leverages the €250K conversion category, allowing investors to secure a Golden Visa at the lowest cost while investing in a prime Athens location.
Why Choose Greece’s Golden Visa? – Key Benefits for Investors
Greece’s Golden Visa is considered one of the most attractive residency-by-investment programs in Europe, especially for investors from the U.S., Canada, Asia, and the Middle East. Here are the key benefits and advantages that set the Greek program apart:
- Fast European Residency & 5-Year Permit: Golden Visa applicants receive a 5-year residence permit (initially valid for five years and can be renewed every 5 years as long as the investment is maintained). The process is relatively fast – in many cases, maximum 7 months for approval.
- Minimal Stay Obligation: Greece imposes no minimum stay on Golden Visa holders. You are not required to relocate or live in Greece to keep the permit.
- Visa-Free Travel in Schengen: A Greek residence card grants visa-free travel throughout the 29 countries in the Schengen Area without the 90 days within the 180 days period limit. Freedom of movement is limited to short stays (90/180 days rule) outside Greece.
- Family Inclusion (Three Generations): The Golden Visa can cover your entire immediate family: spouse (or partner), children up to 21 years old, and both sets of parents.
- Affordable Investment, Strong Returns: Greece’s minimum investment (€250K) is the lowest entry point in Europe for a Golden Visa. Projects like Mercan’s offer guaranteed rental returns (e.g. 3% per year).
- Quality of Life & Location: Access to an excellent Mediterranean quality of life – climate, history, cuisine, and healthcare. Safety and low cost of living compared to other EU countries.
- Tax Advantages for Non-Residents: Holding a Golden Visa does not make you a tax resident of Greece if you spend less than 183 days/year there. Special “non-dom” tax regimes for those who do relocate.
- Path to EU Citizenship: After 7 years of tax residency (with at least 183 days/year), holders can apply for Greek citizenship.
In summary
In summary, Greece’s Golden Visa combines a low investment barrier with high lifestyle and mobility benefits, making it ideal for investors seeking flexibility, family inclusion, and solid real estate investments.
Why you should invest with Mercan
We have assisted over 50,000 immigrants to Canada from various origins and recruited more than 20,000 foreign workers to Canada, the USA, the Middle East, Malaysia, and the Caribbean. Additionally, we have raised over $2 billion in foreign investment for immigration programs in Canada, Portugal, Greece and the USA.
Why Invest with Mercan? – A Trusted Partner for Golden Visas
When navigating any residency-by-investment program, the choice of investment provider and project is crucial. Mercan Group stands out as a global leader in investment immigration, with a long track record of successful projects and satisfied investors. Here’s why Mercan is a top choice:
- Decades of Experience & Credibility: Founded in Canada in 1989, Mercan has over 35 years of experience, assisted over 50,000 immigrants, and raised $2 billion in foreign investment.
- Global Portfolio of Projects: Specialized in Golden Visa-eligible investments in hospitality and real estate, benchmarked against international best practices.
- Fully Managed, Turnkey Investment: Hands-off investments with professional property management and leasing, ideal for overseas investors.
- Legal and Application Support: In-house specialists and partner lawyers provide a step-by-step concierge service, handling paperwork, bank accounts, and liaison with authorities.
- Investor-Friendly Terms & Security: Projects offer guaranteed returns or buyback options, individual title deeds, and no management fees for Golden Visa investors.
- Prime Locations & High-Quality Development: Projects in strategic locations, designed by top architects, often with hospitality-brand partnerships (e.g., Hilton, IHG, Hyatt).
Important
In summary, Mercan offers a one-stop solution: a vetted Golden Visa project + immigration legal services + property management, all in one integrated package.
NEED MORE DETAILS?
Download our Free Guide or Schedule a Consultation with our experts to start your journey toward European residency today. Explore our investment options and exclusive benefits.
Spotlight: Mercan’s Athens Port Residences (Keranis Residences) – €250K Golden Visa Investment
Project Overview – Modern Living in a Historic Port City
Artist’s rendering of the Keranis Residences – a landmark industrial building in Piraeus being transformed into a modern mixed-use residential complex.
Keranis Residences is a mixed-use redevelopment project converting a former industrial site (the landmark Keranis tobacco factory) into a contemporary residential hub. Spanning ~29,900 m² across 6 floors, the development will feature 408 fully furnished apartments alongside premium amenities. Apartment types range from studios to one- and two-bedroom units. Because this is an industrial-to-residential conversion, it falls under the Golden Visa’s €250K category – each unit ranges from 250K to 350K.
Investment Highlights – Terms, Returns & Ownership Structure
- Minimum Investment: €250,000 per unit. Individual title deed ownership.
- Golden Visa Eligibility: Qualified under industrial-to-residential conversion. Mercan provides all documentation related to the project.
- Guaranteed Annual Return: 3% per annum (€7,500/year on €250K). Paid until stabilization.
- Projected Capital Appreciation: 4–7% per year as Piraeus market grows.
- Rental Demand & Management: High demand from students, professionals. Mercan handles leasing (long-term only).
- Timeline: Completion by Spring 2027. Binding purchase contract suffices to apply now.
- Exit Strategy: Flexible resale on open market after a lease period of minimum 10 years.
Bottom line: Acquire a tangible asset in Athens’ booming market at €250K, secure EU residency, enjoy 3% guaranteed yields, and tap into 4–7% upside.
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Location Benefits – Piraeus, Athens (Connectivity & Growth)
Panoramic aerial view of Piraeus, Athens at sunset.
Piraeus – Greece’s largest port – is 20–30 min from central Athens via metro, tram, and rail. It offers ferry access to the islands and proximity to the Athens Riviera. Major infrastructure and cultural investments (2026 European Capital of Culture) fuel real estate appreciation. Piraeus combines urban regeneration, university-driven rental demand, and coastal lifestyle.
How Athens Port Residences Aligns with Golden Visa Rules
- Property investment (€250K conversion)
- Independent title deed ownership
- Binding contracts and proof of payment accepted for visa application
All required permits, documentation, and legal packaging handled by the legal team
Greece Golden Visa Investment Options Comparison (2025)
Greece Golden Visa Investment Options Comparison (2025)
| Option | Min Investment | Key Details |
|---|---|---|
| Property Conversion (Industrial→Residential) | €250,000 |
Qualifies nationwide. Keranis Residences fits here. |
|
Standard Real Estate – Regional (Zone B) |
€400,000 |
≥ 120 m² in areas having less than 3.100 permanent residents, meaning smaller cities that do not fall into Zone A below. |
|
Prime Real Estate – Athens/Islands (Zone A) |
€800,000 |
≥ 120 m² in the entire Attica region, including Athens, Piraeus, Greater Thessaloniki and its central districts, and all other areas having more than 3.100 permanent residents, meaning bigger cities that do not fall into Zone B above. |
| Greek Investment Fund (AIF) | €400,000 (some €350K) |
Venture capital/private equity funds. |
|
Government Bonds or Bank Deposit |
€500,000 | 3-year hold. |
| Touristic Lease/Timeshare | €250,000–€500,000 |
10-year lease in tourism accommodation; no title deed. |
Eligibility & Requirements Checklist
- Non-EU/EEA national, age 18+
- Health insurance in Greece
- Proof of ≥€250K investment in qualifying asset
- Funds from legal source
- Family members documented (spouse, children ≤21/≤24 as students, parents)
Ready To Invest?
Download our Free Guide or Schedule a Consultation with our experts to start your journey toward European residency today. Explore our investment options and exclusive benefits.
Step-by-Step Guide: Golden Visa Application Process (Through Mercan)
- Consultation & Fund Prep: €250K + fees; open Greek bank account & Issuance of personal TIN (Tax Identification Number).
- Reserve Unit: Select apartment; sign Reservation Agreement.
- Due Diligence & Purchase: Lawyers confirm title; complete deed via Power of Attorney.
- Document Prep: Assemble passports, health insurance, investment proof; translate & apostille.
- Application Filing: The legal team files on your behalf once the fees have been paid.
- Biometrics: You travel once to Greece; the legal team coordinates appointment.
- Approval & Permit Issuance: 4-6 months; Legal team collects and ships residence cards.
- Enjoy Benefits: Visa-free Schengen travel; rental income begins.
- Renewal at 5 Years: No stay required; legal team handles paperwork.
- Citizenship (Optional): After 7 years of residency and language test, apply for Greek passport.
Greece Golden Visa for Americans & Other Non-EU Investors
- Alternative to EB-5: €250K vs. €800K+; 3–6 month timeline
- Year-round Stay: No 90-day limit in Greece.
- Tax Flexibility: Non-residents taxed only on Greek income; favorable non-dom regimes
- Quality of Life: English widely spoken, low crime, low cost of living
- Dual Citizenship: Hold both US/Canadian and Greek passports
Conclusion
The Greece Golden Visa 2025 offers a low-cost, high-benefit route to European residency and citizenship. Through Mercan’s Keranis Residences, investors enjoy a €250K entry point, 3% guaranteed returns, 4–7% projected growth, and end-to-end legal and property management support. Contact Mercan today to secure your residency and start your journey to European mobility and investment success.
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FAQ – Frequently Asked Questions about Portugal’s Golden Visa
€250,000 is available only via industrial/commercial-to-residential conversion or listed-building restoration projects; standard real estate is €400,000 in most regional areas and €800,000 in prime zones (Attica/Athens–Piraeus, Thessaloniki, selected islands).
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Zone A (prime): €800,000, single property ≥120 m².
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Zone B (regional): €400,000, property ≥120 m².
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Zone C (special projects): €250,000 for eligible conversion/restoration, anywhere in Greece.
Yes—if the unit is part of a qualifying conversion/restoration project (e.g., Keranis Residences). Ordinary residential purchases in prime areas follow the €800,000 rule.
Spouse/recognized partner, children up to 21 (and up to 24 if full-time students), and both sets of parents.
No. The permit is 5-year renewable and can be maintained without living in Greece full-time, as long as you keep the qualifying investment.
Visa-free travel across the Schengen Area (short stays), with the right to live in Greece; movement in other EU states remains subject to short-stay limits.
Yes—for biometrics. Other steps (tax ID, bank, deed) can be handled by a Power of Attorney via the legal team.
After 7 years of residency (with about 183 days/year presence) and meeting language/civics requirements, applicants may apply for Greek citizenship.
Units from €250K–€350K, individual title deed, 3% guaranteed annual return (until stabilization), projected 4–7%/yr appreciation, and long-term leasing handled by management.
