Valor Real Estate

Greece’s Golden Visa: Investment Thresholds and Rules

The Greek luxury real estate sector is entering a new phase of maturity, driven by historic highs in international demand. For global investors looking to secure a foothold in the Mediterranean through the Greek Golden Visa program, navigating the latest framework is essential. The current regulations outline strict investment tiers, property sizes, and usage conditions depending on the location.

The €800,000 and €400,000 Investment Tiers
The program operates primarily under a two-tier minimum investment structure based on geographic location:

A. The €800,000 Threshold: Applies to prime real estate hubs, including Attica, Thessaloniki, Mykonos, Santorini, and any islands with a population exceeding 3,100 inhabitants.

B. The €400,000 Threshold: Applies to all remaining regions across Greece.

Important Restrictions and Property Criteria.
For both the €400,000 and €800,000 tiers, investors must comply with specific operational and structural rules.

The €250,000 Exceptions
Two specific investment pathways allow buyers to secure residency at a lower entry point of €250,000, regardless of the property's location:
- Restoration of Listed Buildings: Investing in historically significant or architecturally preserved properties that require restoration.
- Conversion of Use: Purchasing commercial or industrial properties and legally converting them into residential spaces.

The Greek luxury second-home market has entered a new phase of maturity, with demand remaining robust and international interest shaping developments across the country’s prime destinations.

This is the key takeaway from two new 2026 Market Reports, which highlight a market that continues to attract ultra-high-net-worth investors, despite prevailing global uncertainty.According to the reports, demand for luxury holiday homes remains at historic highs, with foreign buyers dominating many popular destinations. In several regions of the country, international investors account for 60% to 85% of total demand, confirming that Greece remains high on the list of the most attractive Mediterranean destinations for acquiring a second home.

Buyers originate primarily from the United Kingdom, Germany, France, Switzerland, the United States, and Israel.

Greek Housing Market: High Demand and Increased Transactions
according to recent study

Interest in the Greek housing market remains high; according to a survey for the Athenian Chamber of Commerce, 41.1% of citizens intend to purchase property within the next five years, while 46.3% anticipate entering new rental agreements.

Data shows a clear acceleration in market activity, as 59.2% of recent transactions took place in the last two years. This upward trend is supported by ELSTAT statistics, which reveal a steady recovery following the pandemic slump.

Office space in Greece; demand remains strong!

Demand for office space in Greece remains strong, pushing companies toward modern, upgraded premises and sustaining investor interest. According to resend ReDataset data, the most attractive areas for office purchases are those offering good accessibility, modern infrastructure and strong business activity, both in Attica and the regions.

In Attica, the highest asking prices are recorded in the southern suburbs, reaching up to €5,000 per square meter. In the northern suburbs, prices climb to around €3,500/sqm, highlighting the concentration of demand in specific business hubs. The municipality of Vari–Voula–Vouliagmeni-Glyfada tops the rankings, with an average sale price of €4,875/sqm, driven by demand for high-quality offices in a coastal setting and limited new supply. In the northern suburbs, Kifisia stands out with an average price of €3,365/sqm, while strong demand is also seen in Filothei–Psychiko and Marousi, where prices range between €3,000 and €3,200/sqm.

Golden Visa: Permit Numbers Exceed All Expectations!

The total number of individual foreign investors using Greece’s Golden Visa program is expected to reach nearly 40,000 between mid-2014 and the end of 2025, excluding family members.

According to the Ministry of Migration Policy, by the end of 2025 the number of newly issued permanent investor permits rose by 60.3% year-on-year to 20,732, while active permits currently stand at 27,786. At the same time, 11,553 renewals remain pending—9,958 for new permits and 1,595 for renewals—bringing the estimated final total to 39,958 permits.

Who Leads Golden Visa Holders in Greece

Investors from China remain the top holders of the "golden visa," with a 48% share and 9,507 permits, although their percentage has declined compared to previous years.
Turkey shows a significant increase with a +158% rise, reaching a 15.5% share and 3,072 permits. Finally, an 85% increase is also noted for Israel, with 594 permits and a 3% share, ranking sixth on the related list.

The Greek commercial real estate market enters 2026 in a phase of optimism, following a year of historically high activity.

According to Cushman & Wakefield Proprius, 2025 marked a milestone for the Greek real estate sector, recording a historic transaction volume that increased by 47% compared to 2024, continuing the upward trend that began in 2020.

Specifically, total investments in commercial properties reached €2.9 billion last year, compared to €1.97 billion in 2024 (€2.02 billion in 2023, €1.67 billion in 2022, €1.16 billion in 2021, and €1.01 billion in 2020).

Golden Visa fuels surge in Greece’s Property Market amid rising demand

In the first half of the year 2025, the Greek real estate market attracted a total of €938.3 million. Applications for residence permits through the Golden Visa program reached 5,011, compared to 4,734 during the same period last year. Foreign investments in Greek property have surged over recent years and, except for the pandemic year of 2020, have consistently exceeded €1 billion annually, peaking in 2024 at €2.75 billion.

The boom in short-term rentals, Greece’s exit from the bailout programs, and comparatively lower property prices than other countries that did not experience the same crisis over the past decade have made the Greek real estate market one of the most attractive destinations for foreign buyers. This upward trend is expected to continue in the coming years.

🎄 We wish you a very happy Holiday season,
& a peaceful and prosperous New Year!

Valor Real Estate
https://valorinvestments.gr

Greek Housing Loans Surge into 2025: A New Era of Growth for the Market

The upward momentum in Greece’s housing loan market has carried strongly into the first half of 2025, signaling renewed confidence in the country’s real estate sector. After years of stagnation, the banking system is playing an increasingly active role in financing home purchases, reflecting a broader economic recovery and growing demand for housing finance.
According to converging estimates from various banks, new loan disbursements in the first six months of 2025 approached €1 billion, underscoring the steady comeback of the Greek banking sector and its vital role in supporting the real economy. In 2024, new housing loans totaled €1.8 billion, marking a significant 38% increase compared to €1.3 billion in 2023. The recovery began gradually in 2020, with annual disbursements rising to €600 million, and has since accelerated.
The Greek housing loan market is clearly on an upward trajectory. This revival not only highlights the resilience of the banking sector, but also signals renewed vitality in Greece’s real estate market, offering hope for buyers and investors alike as demand for housing finance continues to climb!