The Greek Golden Visa program has been one of the most popular residency-by-investment routes in Europe since it started in 2013. But if you’re looking at 2025, things have changed – especially if your heart is set on buying property in Athens, Thessaloniki, Mykonos, or Santorini.
Starting from September 2024 (and fully in force throughout 2025), the Greek government raised the real-estate threshold to €800,000 in the country’s most sought-after areas. For many investors, that price jump has made them pause and look at friendlier options elsewhere.
In this updated guide, I’ll walk you through exactly what the new rules are, where you can still invest for less inside Greece, and why Portugal and the United Arab Emirates are now the two strongest alternatives for 2025 and beyond.
What Actually Changed in Greece in 2025?
The Greek Ministry of Migration and Asylum introduced a three-tier system to cool down property prices in high-pressure zones while keeping the program alive.
Here are the current thresholds (confirmed on the official government portal):
- €800,000 – Required in Attica (Athens, Piraeus, suburbs), Thessaloniki, Mykonos, Santorini, and all islands with more than 3,100 residents (Crete, Rhodes, Corfu, etc.)
- €400,000 – Everywhere else on the mainland and smaller islands
- €250,000 – Only for converting old commercial buildings to homes or restoring listed/heritage properties (available nationwide)
Important points that catch a lot of people out:
- The property has to be at least 120 m² in the €800K and €400K categories.
- You can no longer do short-term rentals (Airbnb style) on the Golden Visa property – it must stay as long-term rental or personal use.
- You must keep the investment for at least five years to maintain permanent residency status.
If you’re still interested in the Greek program, the €250,000 conversion projects are actually gaining traction in Athens and Thessaloniki because developers are offering turnkey restored apartments that hit the heritage criteria.
Why Investors Are Now Looking at Portugal and the UAE
The €800K barrier in the Greek capital and on the famous islands has pushed thousands of applications toward two programs that still offer excellent value in 2025.
Portugal Golden Visa – The Most Flexible EU Option Left
Portugal quietly became the new favorite after it removed direct real-estate purchases in October 2023. Instead, the focus moved to investment funds and cultural donations – and the minimums are much lower than Greece’s new rules.
Current qualifying routes (source: AIMA – Agency for Integration, Migration and Asylum):
- €500,000 into an approved venture capital or private-equity fund (most popular choice)
- €250,000 donation to arts, culture, or national heritage projects
- €500,000 into scientific research institutions
Key advantages that make Portugal stand out right now:
- Only 7 days per year physical presence required (average across two years)
- Clear path to citizenship after five years with basic A2-level Portuguese
- Full family inclusion (spouse, children up to any age if studying, and dependent parents)
- 10-year Non-Habitual Resident (NHR 2.0) tax regime still available for new applicants in 2025
Processing usually takes 8–14 months, and the funds route has become extremely streamlined.
UAE Golden Visa – Tax-Free and Lightning Fast
If living in Europe is not a must, the UAE Golden Visa is hard to beat in 2025.
The program, run by the Federal Authority for Identity, Citizenship, Customs & Port Security (ICP), gives you a 5- or 10-year renewable residency visa with zero personal income tax and no minimum stay requirement.
The simplest route for most people:
- Buy property worth AED 2 million (approximately €500,000) – off-plan is allowed
- Or deposit AED 2 million into an accredited investment fund
Other popular categories include entrepreneurs, doctors, scientists, and high-salary professionals (AED 30,000+ monthly).
Why the UAE is winning new fans:
- Applications often approved in 4–8 weeks
- You can sponsor unlimited domestic helpers
- 100% business ownership allowed in most sectors
- Children can stay on the visa until age 25 (or longer if studying)
Quick Side-by-Side Comparison (2025 Rules)
| Feature | Greece | Portugal | UAE |
|---|---|---|---|
| Minimum investment | €250K–€800K | €250K–€500K | ~€500K (AED 2M) |
| Real estate allowed? | Yes (main route) | No (ended 2023) | Yes |
| Days you must visit per year | 0 | 7 (average) | 0 |
| Time to citizenship | 7 years | 5 years | Almost never |
| Schengen travel | Yes | Yes | No |
| Personal income tax | Standard Greek rates | NHR regime available | 0% |
| Average processing time | 2–6 months | 8–14 months | 4–8 weeks |
Which Program Makes Sense for You in 2025?
- Want a home in Athens or an island villa and happy to spend €800K+? → Greece is still excellent for lifestyle and Schengen access.
- Looking for the fastest route to an EU passport with the lowest ongoing commitment? → Portugal’s €500K fund option is the clear winner.
- Priority is zero tax, speed, and Middle-East/Asia business ties? → UAE Golden Visa with property is almost unbeatable right now.
Final Thoughts
Greece hasn’t killed its Golden Visa – it simply made the premium locations more expensive while leaving cheaper pathways open in less tourist-heavy areas and through conversions. At the same time, Portugal and the UAE have stepped up with programs that are often simpler, faster, or more tax-efficient.
Whichever route you choose, always work with licensed advisors and check the latest rules on the official portals:
- Greece: migration.gov.gr
- Portugal: aima.gov.pt
- UAE: icp.gov.ae
The residency-by-investment landscape changes quickly, but as of November 2025, these three programs remain the most reliable and government-backed options available.