Recent Policy & Legal Developments

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In response to both domestic pressures and external EU policy recommendations, Greece’s Golden Visa program has undergone multiple regulatory amendments between 2023 and 2025. These changes have reshaped the investment landscape, especially in terms of regional real estate minimums, residency rights, and compliance obligations.

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2023–2024: Investment Threshold Reforms

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The most impactful change came into effect in August 2023, under Law 5007/2022. The government introduced tiered investment thresholds depending on the location of the property. The minimum investment for real estate doubled from €250,000 to €500,000 in high-demand regions such as:

• Central, North, and South Athens
  
• Thessaloniki
  
• Mykonos and Santorini
  
• Select municipalities with strong tourism and rental pressures
  
  

The €250,000 minimum remains applicable in other parts of the country, encouraging investment in rural and regional areas. Investors with preliminary contracts signed before July 31, 2023, were grandfathered under the prior threshold, provided their transaction closed by April 30, 2024.

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Regulatory and Due Diligence Modernization

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In 2024, the Ministry of Migration and Asylum enhanced compliance protocols under Greece’s implementation of EU AMLD6. This included:

• Mandatory use of certified Greek financial institutions for capital transfers
  
• Enhanced PEP (politically exposed person) screenings
  
• Stricter audit standards for proof of funds and source of wealth
  
  

The Digital Nomad Visa and Greece Start-Up Visa programs, while separate, have also seen adjustments. These reflect a broader government effort to harmonize migration channels under a “Digital and Investment Residency” strategy launched in 2025.

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Political Momentum for Citizenship Pathway Reform

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While Greece continues to prohibit direct citizenship-by-investment models, the 2025 Parliamentary Committee on Migration and Innovation has floated proposals to accelerate naturalization timelines for long-term investors contributing to Greece’s national growth strategy. These are under review and have not yet been legislated but may materialize by late 2025 or 2026.

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