The New Thresholds
Higher Investment Requirements in Key Markets
The 2025 reforms introduced a two-tier investment threshold. In Zone A — comprising Athens, Thessaloniki, Mykonos, Santorini, and other high-demand areas — the minimum qualifying investment was raised to €800,000. In Zone B — the rest of Greece — the threshold remains €400,000.
The reforms also introduced a new €250,000 threshold for investments in commercial-to-residential conversions and listed buildings, designed to encourage the renovation of Greece's architectural heritage.
Short-Term Rentals
New Restrictions on Airbnb-Style Lettings
One of the most significant changes in the 2025 reforms was the introduction of restrictions on short-term rental conversions. Properties purchased under the Golden Visa programme in Zone A are now subject to a five-year moratorium on short-term rental use.
This change has significant implications for investors who had planned to generate income through platforms such as Airbnb. Long-term residential lettings and commercial uses remain unrestricted.
The Opportunity
What It Means for Investors
Despite the higher thresholds, demand for Golden Visa-qualifying properties remains strong. The programme continues to offer one of the most attractive residency-by-investment pathways in Europe — Schengen access, a pathway to citizenship, and investment in a market with strong fundamentals.
Investors who take careful legal advice and focus on quality assets in well-located areas will continue to find compelling opportunities in the Greek market.