Greece has long captured the attention of international investors, retirees, and lifestyle-seekers alike…
Known for its sun-soaked islands, rich history, and Mediterranean charm, the country is also home to one of the most attractive Golden Visa programs in Europe.
With similar programs in Malta, Portugal, and Spain either closed, restricted, or now unaffordable, Greece has emerged as a rare gateway to EU residency and the Schengen Zone.
I recently sat down with Dengiz Kürşat, a veteran international real estate advisor, and Andreas Santis, a Greek property expert and developer, to understand why investors are turning to Athens and how the Golden Visa program works in today’s market…
Why Greece?
Kat: Dengiz, why are so many investors considering Greece right now?
Dengiz: Greece offers an extraordinary combination of lifestyle, affordability, and access to Europe. The Eastern Mediterranean has always been attractive for its climate, relaxed lifestyle, and cost of living. But now, with healthcare costs soaring in the U.S. and Western Europe, our readers are increasingly looking for high-quality, EU-regulated healthcare at a fraction of the price.
Athens, in particular, is unique. You can live in a bustling European capital while having history literally at your doorstep. Walk to the Acropolis in the morning, and enjoy a modern marina or contemporary dining by evening. It’s a blend of old and new, which makes it appealing for both retirees and young professionals alike.
Kat: What about the real estate market?
Dengiz: Demand is strong, and rental opportunities are plentiful. Many locals and students are moving into Athens for work or study, which keeps rental demand high.
At the same time, tourism is booming, and sectors like hospitality, tech startups, and logistics are expanding, all of which further increase the need for rental properties.
For investors, this means a reliable rental market and a good opportunity for long-term property value appreciation.
Why Greece’s Golden Visa Program Matters
Kat: Andreas, can you explain why the Greek Golden Visa is so special right now?
Andreas: Golden Visa programs are extremely rare at this moment. Cyprus, Malta, and Portugal either closed their programs or significantly raised the thresholds.
Greece remains one of the most accessible options for EU residency. With an investment starting at €250,000 for specific properties, investors can secure residency for themselves, their spouse, children under 21, and even their parents.
Dengiz: That’s right. The Greek Golden Visa also grants access to the Schengen Zone, meaning visa-free travel across 29 countries in Europe. It provides mobility, long-term residence, and flexibility.
Unlike some other programs, there’s no requirement to live in Greece full-time, which appeals to North American investors in particular.
Kat: Andreas, what types of properties qualify?
Andreas: There are a few options:
- New builds in Athens or popular islands (Santorini, Mykonos, etc.): €800,000
- Mainland or less populated areas: €400,000
- Conversion units: €250,000
A conversion unit is a commercial property—like a hotel, office, or dormitory—that can be legally converted into residential apartments. These are increasingly popular because they offer the same Golden Visa eligibility at a fraction of the cost.
Investment And Lifestyle Benefits
Kat: What makes conversion units such a good opportunity?
Andreas: They’re turnkey, legally compliant, and designed for both investors and residents. Once converted, the units are ready for occupancy or rental. They often come fully furnished, with amenities such as rooftop gardens, air conditioning, security systems, and modern interiors. For investors, this means a reliable rental income—3% is standard—and minimal maintenance hassles.
Dengiz: Plus, the Golden Visa is not just about property ownership. It’s about lifestyle and freedom. Investors can visit Greece twice per year for two weeks each time, without interfering with their rental management. For those looking for EU mobility, it’s a cost-effective and rare opportunity in today’s market.
Kat: What about legal and administrative fees?
Andreas: For a €250,000 property, additional costs like lawyer’s fees, notary, land registry, and title transfer come to around €60,000. Government, insurance, and administrative fees add another €10,600 or so.
In total, investors can secure a Golden Visa with an all-inclusive investment of roughly €275,000 to €280,000 for themselves and their family.
Dengiz: Compare that to €800,000 for a new build in central Athens, and you can see why conversion units are so attractive. They’re an affordable, low-risk path to EU residency.
Our Exclusive Opportunity
Dengiz: Andreas, can you tell us about the apartments in Athens that you’re currently working with?
Andreas: It’s a converted 25-unit building in central Athens, with excellent connectivity to metro stations, shops, restaurants, universities, and hospitals. Units range from 50 to 70 square meters, all contemporary and fully furnished. Residents enjoy a rooftop garden with spectacular views of the Acropolis, security systems, and modern amenities.
Dengiz: And what’s the investment outlook?
Andreas: Investors can expect:
- Rental yield: 3–4% annually
- Property value appreciation: 5% minimum over five years
- Fully managed turnkey solution, including furnishing, property management, and Golden Visa processing
This is truly a one-stop-shop solution: investors purchase the property, our team handles renovation and furnishing, rental management ensures guaranteed income, and our in-house immigration lawyer manages the Golden Visa application. Investors only need to be present once for biometrics.
Investor Experience
Kat: Can investors visit their property for a stay?
Andreas: Yes, they can visit twice per year for two weeks each, typically off-season, at no additional cost.
Kat: What about property management fees?
Andreas: There’s no fee. Rental income is guaranteed. For example, a 3% yield is paid directly to the investor, with no deductions.
Kat: How quickly can one obtain a Golden Visa?
Dengiz: With Andreas’ turnkey approach, the process takes about 100 days—a fraction of the 12 to 18 months typically seen elsewhere.
Kat: How is it possible to get a Golden Visa in 100 days when others take much longer?
Andreas: This is managed by our in-house immigration lawyer, streamlining the process with minimal client involvement.
Kat: Is furniture included?
Andreas: Yes, units come fully furnished as part of the investment.
Kat: Any final thoughts?
Dengiz: Greece offers a rare opportunity in today’s international real estate market. The combination of affordable entry thresholds, strong rental demand, lifestyle benefits, and access to the EU and Schengen Zone makes it an attractive choice for investors, retirees, and anyone seeking mobility across Europe.
Andreas: With programs elsewhere restricted or closed, the Greek Golden Visa is now a standout opportunity. It’s affordable, efficient, and provides residency for your whole family—without the need for full-time relocation.
Dengiz: For those interested in investing in Athens, we recommend looking at conversion units like those that we’re currently working with in Athens. They provide all the benefits of EU residency with strong rental potential and minimal risk.
For investors seeking EU residency, mobility across the Schengen Zone, and a Mediterranean lifestyle, the Greek Golden Visa remains one of the rare, accessible, and affordable programs available today. With the right property and a reliable turnkey solution, it offers both financial and lifestyle rewards—something increasingly hard to find in the global real estate market.
Prospective investors can reach out to Andreas for listings and guidance.
Bonne route,
Kat Kalashian
Editor, In Focus: Europe
