After experiencing an unprecedented surge in demand, Greece’s Golden Visa program is beginning to show early signs of a slowdown. In April 2025, the country recorded 564 new applications—a notable 28.5% decrease compared to the 790 applications submitted in April 2024. This marks the first monthly decline since September 2022, when the Greek government announced significant changes to the program’s minimum investment thresholds.
Continued Momentum Despite April Dip
Despite the month-on-month decline, overall demand during the early part of 2025 remained strong. Between January and April 2025, a total of 3,477 Golden Visa applications were submitted—representing a 25% increase over the 2,849 applications filed during the same period in 2024. This continued activity is largely attributed to investment agreements executed before the revised thresholds took effect on September 1, 2024, which permitted purchases under the previous rules until February 2025.
Processing Delays as Application Backlog Tops 16,000
The overwhelming interest over the last two years has placed significant strain on Greece’s migration services. As for the latest reports, more than 16,000 Golden Visa applications remain pending review. This backlog is expected to translate into a substantial number of new residence permits being granted in the coming months.
Between 2023 and 2024, foreign investors acquired approximately 17,900 properties—exceeding the total property transactions under the Golden Visa program in the preceding decade. During this period, application numbers surged, with 8,473 applications filed in 2023 and a record 9,407 in 2024. The total investment across both years surpassed €4.47 billion, underscoring the dramatic increase in demand driven by policy transitions and investor urgency.
Shift Toward Mutual Funds as Real Estate Becomes Costlier
As revised regulations make property investments more expensive and complex, a growing number of investors are turning to the alternative €350,000 mutual fund route. This pathway allows applicants to invest in Greek mutual funds, government bonds, or shares in domestic companies—offering a streamlined and less cumbersome route to residency. With fewer procedural hurdles, the financial investment option is gaining popularity among international investors seeking efficient entry into Greece.
Redevelopment Projects Offer Strategic Entry at Lower Thresholds
Notably, some investors continue to benefit from lower investment thresholds in high-demand areas such as Athens and Thessaloniki by purchasing properties converted from commercial or office use to residential. Under the current regulatory framework, these converted properties may still qualify for the €250,000 threshold. This provision has made redevelopment projects particularly attractive to investors aiming to optimize their investment within urban centers without crossing the newly introduced €800,000 ceiling.
Explore the Evolving Opportunities in Greece’s Golden Visa Landscape
As Greece’s Golden Visa program undergoes a strategic transition, investors are encouraged to act decisively and seek professional guidance. Whether through real estate, mutual funds, or redevelopment strategies, navigating the updated requirements with a licensed advisor is key to unlocking long-term benefits in this highly sought-after residency program.
Partner with Trusted Experts: Synergia & Magna Real Estate
At Golden Visa Greece by Synergia, in collaboration with Magna Real Estate, we are committed to delivering end-to-end support for investors exploring residency opportunities in Greece. With deep-rooted expertise in real estate, legal advisory, and investment structuring, our team ensures a seamless, transparent, and secure experience—from property selection and due diligence to Golden Visa processing and post-investment support. As the landscape evolves, we remain your trusted partners in making strategic, future-ready decisions in one of Europe’s most promising investment destinations.
Source: Greek of Ministry of Migration and Asylum
