Greece has always held a special place for those seeking the perfect vacation destination. Its diverse coastline, with countless sandy beaches and picturesque coves, combined with the mild Mediterranean climate and abundant sunshine, creates an environment of unparalleled beauty and well-being. At the same time, the mainland, with its impressive mountains and forests, along with villages of unique architecture, offers high-quality and distinctive choices. From the cosmopolitan islands of the Aegean to the lush shores of the Ionian and the historic charm of mainland Greece, the country provides a variety of landscapes capable of satisfying every preference for permanent or seasonal residence, as well as investment properties.

Greece’s appeal to wealthy foreigners goes beyond its natural beauty. The Greek government has introduced a series of programs and incentives that make real estate purchases particularly attractive for investors:

• The Golden Visa Program: Specifically, as of 2025, the following apply:

  • Increase in minimum investment amount:

    • In high-demand areas (Attica, Thessaloniki, Mykonos, Santorini, and islands with a population over 3,100), the threshold increases from €500,000 to €800,000.

    • In other areas, the threshold rises from €250,000 to €400,000.

  • Restrictions on property type and size:

    • The property must be at least 120 sq.m. and constitute a single asset.

  • Exceptions for a reduced investment threshold of €250,000:

    • Buildings that were not originally residential, such as industrial or commercial properties, provided they are converted into residences.

    • Listed buildings, with an obligation for full restoration within five years.

• Tax Incentives: The Greek government has introduced targeted tax incentives to attract wealthy foreigners:

  • Foreign Retirees: An alternative tax scheme offers a mere 7% tax rate on their total foreign income for up to 15 years.

  • High-Net-Worth Investors (HNWI): For investors with at least $1 million in liquid assets (excluding their primary residence) who transfer their tax residence to Greece, a flat tax of €100,000 per year applies, provided they invest at least €500,000 in real estate or other assets in Greece.

The profile of affluent foreign investors choosing Greece for real estate purchases is diverse and shaped by various factors:

• Countries of Origin: The most active markets include Israel (with increased investments in Athens and Thessaloniki), China (significant presence due to the Golden Visa), Germany (interest in tourist properties), the United Kingdom (preference for luxury residences on the islands), the United States (growing interest due to security and tax incentives), Middle Eastern countries (Lebanon, UAE, Saudi Arabia - high-value properties in the Athenian Riviera and islands), and the Balkans (Bulgaria, Romania, Turkey - often for tourist exploitation).

• Socioeconomic Profile: These investors are often high-ranking executives and entrepreneurs, asset managers and real estate investors, high-income retirees, digital nomads, and remote workers, as well as expatriates.

• Investment Priorities: They focus primarily on luxury residences in coastal and tourist areas, high-yield properties for short-term rentals, developing urban areas, and commercial properties in popular locations.

• Reasons for Choosing Greece: Apart from the Golden Visa and tax incentives, they are drawn by comparatively lower real estate prices, satisfactory rental yields, high quality of life, and favorable climate.

The most popular locations for real estate purchases by wealthy foreigners include the Athenian Riviera (Vouliagmeni, Glyfada, Voula, Elliniko), the historic center of Athens (Kolonaki, Plaka, Mets), Thessaloniki (center, Kalamaria), tourist islands (Mykonos, Santorini, Paros, Tinos, Rhodes, Crete), and the Peloponnese (Porto Heli, Kalamata, and the broader Messinia region). These areas offer luxury residences, high-quality infrastructure, and easy access to cultural and natural attractions.

According to market analyses, the Greek real estate market is expected to maintain its upward trajectory, supported by steady demand from abroad and attractive incentives such as the Golden Visa program and tax benefits. Greece offers an irresistible combination of natural beauty, rich cultural heritage, and exceptional investment opportunities, making it an ideal destination for affluent real estate buyers seeking not only a profitable investment but also a unique lifestyle.

In this dynamic environment, Investment and Residency stands out for its extensive experience in the Golden Visa program and specialized knowledge of the Athens real estate market. Our team is dedicated to providing personalized solutions and guiding investors through every step of the process, from selecting the right property to completing the purchase, with the support of our extensive network of partners.

If you are interested in exploring the unique opportunities offered by the Greek real estate market and benefiting from the Golden Visa program, contact us today for a free consultation. Discover how we can help you make the ideal investment in Greece and seize the golden opportunity for a new life!