Greece and Portugal share Mediterranean charm, temperate climates, low living costs, and high quality of life. Both EU members offer pathways to citizenship, but Greece has a key advantage: its Golden Visa program still allows residency through residential property investment, unlike Portugal, which phased out this option in 2019 due to housing shortages. With 9,412 miles of coastline compared to Portugal’s 1,700, Greece’s vast coastal capacity makes it the new hotspot for Europe’s most attractive Golden Visa program in 2025. Investors seeking international property opportunities will find Greece uniquely positioned to meet both lifestyle and financial goals.
Golden visas grant residency through investment, typically valid for five years, renewable or convertible to permanent residency without requiring year-round presence, avoiding tax residency. Greece’s program stands out for its flexibility, digital application process, and affordability compared to other EU options.
Portugal pioneered Europe’s Golden Visa in 2012, but its popularity led to housing strain, prompting the removal of residential property investments. Greece, however, has adapted smartly. Facing similar housing concerns, it raised investment thresholds in high-demand areas while keeping the program accessible elsewhere, leveraging its extensive coastline and islands to accommodate foreign investors. For those considering buying property in Greece, the updated Golden Visa rules create a balance between investment potential and sustainable housing availability.
Greece’s adjustments, requiring a single dwelling and higher thresholds in popular areas, ease pressure on affordable housing, ensuring the program’s sustainability. The fully digital application process allows remote completion via power of attorney, simplifying steps like obtaining a tax number, opening a bank account, or buying property. Families can pool funds, with banks handling due diligence, and foreign loans are permitted, making the program accessible to a wider range of investors.
The €250,000 option for commercial-to-residential conversions or historic restorations is the most affordable but requires planning:
Beyond real estate, Greece offers:
Note: U.S. taxpayers face tax penalties on foreign mutual funds due to U.S. regulations, requiring legal preparation for such investments. Greece’s robust economy, with GDP growth triple the Eurozone average, enhances potential returns
Greece’s program is more accessible than Portugal’s manual, fund-focused system. Its vast coastline supports property investment without the housing strain Portugal faced, and the digital process, family-friendly rules, and foreign loan flexibility make it ideal for diverse investors. Greece isn’t just the new Portugal, it’s arguably better. To learn more about your options or start the application process, contact us for expert guidance.
Greece allows residential property investments, unlike Portugal, which eliminated this option in 2019. Greece’s digital application, vast coastline, and flexible rules (e.g., foreign loans, family pooling) make it more accessible.
Invest €250,000 (~$270,000) in a commercial-to-residential conversion or historic building restoration, ensuring the property is at least 120 sq. meters and habitable within five years for renewals.
No, there’s no minimum residency requirement, avoiding Greek tax residency. You only need to visit occasionally to maintain status.
Yes, Greece allows foreign loans, focusing on cash flow into the country rather than requiring high-net-worth individuals.
With the digital system and power of attorney, applications can be processed in a few months, depending on document preparation and biometrics scheduling.
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