In the European immigration landscape, the Greek real estate investment immigration program continues to hold a popular position due to its “low investment, high returns” characteristics. Since the introduction of the “€250,000 real estate investment for residency” policy in 2013, the program has attracted tens of thousands of families worldwide to achieve residency through real estate investment. Despite several policy adjustments in recent years, its core advantages remain solid, making it a preferred option for middle-class families planning overseas residency, asset allocation, and children’s education.
The stability of the policy framework is the core attraction of the Greek real estate investment immigration program. Under current law, non-EU citizens only need to purchase real estate worth €250,000 or more to apply for permanent residency for their entire family. This threshold is relatively low among European investment immigration programs, and there are no requirements for language, education, business background, or proof of funds. It is worth noting that after the policy adjustment in 2024, the investment threshold for some popular areas (such as tourist islands and core business districts) will increase to €500,000 to €800,000, but the classic €250,000 route can still be retained through “commercial-to-residential conversion” projects. These projects allow investors to convert commercial or industrial buildings into residential properties, with no restrictions on location, providing a flexible solution for families with limited budgets.
The deep link between residency and real estate is another key feature of this policy. Applicants must hold onto real estate long-term to maintain their residency; selling the property immediately invalidates the residency status for the entire family. While this rule restricts asset liquidity, it also ensures policy continuity—as long as the property is held, residency continues. For investors, choosing a property requires considering both residential needs and appreciation potential. Data shows that properties in Athens’ city center, northern school districts, and southern coastal areas are popular choices due to strong rental demand and stable rental returns. For example, in the first quarter of 2023, property prices in high-end areas of southern Athens rose by 13.2% year-on-year, with some locations exceeding €6,000 per square meter, demonstrating strong appreciation potential.
The added value of Greek real estate investment immigration extends far beyond residency itself. As a Schengen Agreement country, holding a Greek residency card allows free travel to 29 European countries, greatly facilitating business travel and tourism. In terms of education, children can enjoy free education in local public primary and secondary schools, or attend international schools. In the future, they can also gain admission to top universities in China with lower scores through the Joint Entrance Examination for Overseas Chinese Students. In terms of healthcare, purchasing commercial health insurance covering all of Greece allows the whole family to enjoy the same medical services as local residents. Furthermore, Greece’s pleasant Mediterranean climate, relaxed pace of life, and low cost of living further enhance the quality of life for immigrants.
Despite the significant policy benefits, investors should still be wary of potential risks. Properties in some remote areas may experience lower-than-expected returns due to insufficient amenities and a sluggish rental market. Therefore, precise location selection is crucial—prioritizing areas with convenient transportation, a vibrant commercial atmosphere, or abundant educational resources can maximize property value. At the same time, it is essential to pay attention to policy updates to avoid investment plans being affected by changes in regional thresholds. For example, the new policy in 2024 imposed strict restrictions on the short-term rental market, allowing properties only for long-term rentals (no less than 60 days). Violators will face hefty fines or even the cancellation of their residency status, requiring investors to fully understand rental regulations before purchasing a property.
The Greek real estate investment immigration program provides a low-cost, high-efficiency pathway to European residency for families worldwide. Whether seeking asset diversification, planning for children’s education, or yearning for a Mediterranean lifestyle, this program can meet diverse needs. Despite regional policy adjustments, the classic pathway of €250,000 remains open. By choosing the right property and adhering to regulations, one can enjoy the benefits of residency while achieving steady asset appreciation. For families looking to invest in Europe, the Greek real estate investment immigration program is undoubtedly one of the most cost-effective options currently available.
