Inside Greece’s 2025 Golden Visa Expansion: A Magnet for Millionaires and Global Famili

Turkish, Israeli, and Chinese Investors Drive Surge in Greek Golden Visas: When the Greek government launched its Golden Visa program in 2013, few predicted it’d become one of Europe’s most dynamic and resilient residency-by-investment (RBI) schemes. Fast forward to 2025, and Greece is witnessing a surge unlike any in its history. The number of Golden Visas issued has jumped more than 31% year-to-date, driven by unprecedented demand from Turkish, Israeli, and Chinese investors.

According to CEOWORLD magazine’s analysis, the first seven months of 2025 alone saw Turkish applications soar by 79%, Israeli demand expand by 42%, and Chinese participation climb by nearly 28%. For CEOs, family offices, and ultra-wealthy families scanning the horizon for mobility, diversification, and asset protection strategies, Greece is now firmly on the map.

A Gateway to Europe at a Fraction of the Cost

At its core, Greece’s appeal lies in its affordability and accessibility. With a minimum real estate investment threshold of €250,000, the Greek Golden Visa is one of the lowest-cost entry points into the European Union. By comparison, Portugal recently raised its threshold to €500,000 (with restrictions on real estate), and Spain’s program requires €500,000 as well.

For HNWIs and institutional investors, Greece offers a powerful trifecta:

• Access to the Schengen Area (visa-free travel across 27 European states).
• Attractive tax incentives, including a flat €100,000 annual levy on foreign income for high-net-worth individuals relocating.
• Diversified real estate opportunities, from luxury beachfront villas in Mykonos and Santorini to commercial properties in Athens and Thessaloniki.

Why Turkey, Israel, and China Are Leading

The surge from Turkey, Israel, and China is more than a numbers story—it reflects geopolitical uncertainty, wealth preservation, and strategic asset reallocation.

• Turkey: Facing inflationary pressures, political instability, and capital controls, Turkish HNWIs are increasingly viewing Greece as both a safe haven and a strategic bridge into Europe. Proximity—just a short flight from Istanbul to Athens—makes the program particularly attractive for Turkish business elites.
• Israel: Rising global mobility trends, combined with the desire for a “Plan B” amid regional uncertainty, have driven Israeli investors to diversify into Greek residency. The growing tech and innovation corridor between Tel Aviv and Athens has also fostered stronger bilateral investment flows.
• China: Despite earlier dominance in Europe’s Golden Visa markets, Chinese participation slowed during the pandemic due to travel restrictions. The 28% rebound in 2025 signals renewed appetite, with Greece seen as a lower-cost alternative to Portugal and Spain, and an attractive lifestyle destination for wealthy families.

Real Estate: The Investment Magnet

Greece’s real estate market has become the cornerstone of its Golden Visa success. From 2018 to 2024, property prices in Athens surged nearly 40%, according to the Bank of Greece. Yet compared to Western European capitals, Athens remains undervalued—making it a prime investment for opportunistic buyers.

Luxury developers are responding with high-spec projects in coastal regions and urban hubs. For global investors, the Golden Visa is often the gateway, but the real prize is exposure to an appreciating property market. Hedge funds and private equity firms are also entering the space, seeking scale in residential and hospitality assets.

The Fiscal Angle: Tax Regime Tailored for HNWIs

For policy makers and wealth planners, Greece’s tax innovations are as significant as its residency program. Beyond the €100,000 flat-tax regime for foreign income, the government offers favorable treatment for pensioners and non-domiciled individuals. This has positioned Greece alongside Italy and the UK as one of Europe’s most competitive tax jurisdictions for global families seeking relocation.

A Deloitte analysis shows that more than 350 HNWIs have already opted into Greece’s flat-tax scheme, representing an estimated €35 million in annual revenue for the state. For governments balancing competitiveness with fiscal sustainability, Greece’s model is increasingly seen as a case study.

Global Competition Heats Up

Greece’s resurgence comes at a pivotal time for the global residency-by-investment industry. Portugal has tightened its program, Spain has signaled potential reforms, and the UK shut down its Tier 1 Investor Visa in 2022. Cyprus, once a competitor, ended its citizenship-by-investment scheme after EU scrutiny.

As a result, Greece has stepped into the gap. Its program is not only cheaper but also enjoys strong political backing, with Athens viewing foreign investment as a key driver of post-pandemic economic growth. For global investors, that political stability adds an extra layer of confidence.

Executive Takeaways: What CEOs and Investors Should Watch

For executives and decision-makers weighing Greece as a mobility or investment play, several dynamics are worth monitoring:

• Visa Processing Times: Demand has created bottlenecks. Applications in Athens now take 3–6 months, compared to just weeks pre-pandemic. Investors should plan accordingly.
• Rising Thresholds Ahead: Market chatter suggests Greece could raise its investment threshold to €400,000 in 2026, aligning more closely with European peers. First movers stand to benefit from today’s lower entry point.
• Lifestyle and Location Appeal: Beyond financials, Greece offers Mediterranean lifestyle, world-class education options, and healthcare access—factors increasingly valued by global families.
• Institutional Capital: The entry of funds and family offices into Greek real estate is a sign that the market is institutionalizing. Expect more structured deals and competitive bidding.

A Magnet for the Ultra-Wealthy

CEOWORLD projections suggest Greece could issue more than 7,000 Golden Visas in 2025, surpassing pre-pandemic highs. If current demand trends hold, Turkish nationals alone could account for nearly 25% of new approvals by year-end.

For billionaires and global families, Greece is no longer just a lifestyle play—it is a serious wealth diversification strategy. The convergence of affordable entry, strategic location, and favorable tax policies has cemented Greece’s status as Europe’s “gateway residency.”

For CEOs, hedge fund managers, and high-net-worth individuals, Greece’s Golden Visa program embodies more than access—it is about resilience, flexibility, and optionality in an uncertain world. Whether as a second home, a tax-efficient base, or a hedge against volatility, Greece offers one of the most compelling packages in the global wealth migration landscape.

As geopolitical pressures mount and wealth mobility accelerates, expect Turkey, Israel, and China to remain at the forefront of Greece’s residency surge. For investors watching closely, 2025 may well be remembered as the year Greece transformed from a regional residency program into a global wealth magnet.