Greece Golden Visa News: Everything You Need to Know in 2025

What the New Decision Means for Investors

The Greece Golden Visa remains one of Europe’s most sought-after Residency by Investment programs, offering a 5-year renewable residence permit to non-EU nationals who invest in Greek real estate.

However, following legislative updates in 2024, investors had been waiting for the government to define the exact supporting documents and certification requirements for each eligible investment category.

The latest Greece Golden Visa news is all about the publication of Ministerial Decision 214926/2025, which finally provides that clarity.

It outlines the updated list of documents required for every real estate Golden Visa application, from standard property purchases to commercial-to-residential conversions, and listed heritage buildings.

Streamlined Certification for Property Conversions

The Greece Golden Visa's €250,000 option, which involves the purchase of properties which have been converted from commericial to residential use, now has a defined and streamlined certification.

Under the new rules, investors can now certify the conversion through a standardized Engineer’s Technical Report.

This report must:

• Confirm that the change of use occurred after 5 April 2024, the date Article 64 of Law 5100/2024 entered into force.
  
  
• Reference the relevant building permit, small-scale construction approval, or file update that proves the conversion.
  
  
• Include official pre-approved documentation from the Ministry, ensuring all reports are consistent and easily verifiable.
  
  
• For former industrial buildings, engineers must additionally confirm that no industrial activity has taken place in the previous five years , which can be verified through electricity disconnection certificates, E2 forms, or tax authority documents.

This standardzation greatly simplifies the process, helping reduce the backlog of pending applications submitted under the revised framework.

New Clarity for Listed (Heritage) Buildings

The second Greece Golden Visa news is a major clarification regarding investments in listed buildings, also known as heritage or protected properties.

Lawyers may now proceed with applications once the notary’s certificate includes:

• The Government Gazette number confirming the property’s “listed” status;
  
  
• The details of any interventions or additions to the property (e.g., extensions or independent new buildings on the same plot).

At the first renewal, investors must present an Engineer’s Report confirming that the restoration or reconstruction work has been fully completed, providing legal assurance that the investment meets all preservation requirements.

Other Key Updates

The decision also reaffirms several practical updates already introduced through Law 5100/2024:

• Less Bureaucracy: Investors are now alloed to apply for the Greece Golden Visa immediately after signining the deed, even before the Land Registry process is fully completed. TIn this case, you must only prove that the deed has been filed or provide a lawyer's certificate, confimring that the registration has been requested. The final certificate is only required at renewal.
  
  
• Minimum 120 m² rule: For certain categories, such as the €400,000 and the €800,000 real estate investments, the property must have at least 120 square metres of main living space.
  
  
• Company Ownership: If the property is purchased through a company, the investor must own 100% of its shares.
  
  
• Prohibition of Short-Term Rentals: For properties acquired after 5 April 2024, renewal requires a declaration confirming the property has not been used for Airbnb-style rentals.

These adjustments aim to make the Greece Golden Visa process more transparent and streamlined, aligned with Greece's increased interest in attracting internation investment.

Why This Matters Now

This ministerial decision marks the final step in finalizing the new Golden Visa framework.

By officially defining all technical details and document templates, the Greek government has eliminated previous uncertainties that had stalled hundreds of applications.

For investors, developers, and legal professionals, this means one thing: the Greece Golden Visa is fully open for business again, driven by an authority that has been rapidly decreasing its application backlog.

Invest with Confidence

At Investment Visa, we guide international investors through every step of the Greek residency process, ranging from property advisory to Golden Visa consultancy, due diligence, and long-term compliance.

Our partners in Athens have already adjusted all application templates in line with Ministerial Decision 214926/2025, ensuring your investment meets the new requirements from the outset.

Secure your place in Greece’s future. Apply for your Golden Visa today.