Greece remains a Schengen favorite, but minimums have climbed sharply in prime areas, creating a split market between high-tier coastal/urban zones and the rest.
Lead & Context
Policy changes that began rolling out in late 2024 have raised minimum real-estate investments up to €800,000 in select municipalities (e.g., Thessaloniki, Mykonos, Santorini), while other regions retain lower tiers—producing a two-speed market that is reshaping investor behavior in 2025.
What changed
- Tiered thresholds: Prime districts now require substantially higher tickets; secondary areas remain closer to legacy levels.
- 2025 narrative: Program mechanics are broadly stable otherwise; investor education focuses on location rules, renovation criteria, and eligibility for family members. Industry guides continue to map the shifting lines.
Market impact
- Inventory squeeze in tourist magnets pushes buyers outward to suburbs and mainland cities, where yields can be stronger and legal work simpler.
- Developers pivot to projects that meet visa rules while targeting mid-market investors priced out of marquee islands.
Investor playbook
- Map the municipality—thresholds vary block-by-block; verify with counsel before issuing a reservation deposit.
- Budget full costs—taxes, notary, agent fees, and any renovation requirements.
- Consider non-property lanes where available (if/when Greece broadens options), or look at Portugal (funds) for diversification.
Bottom line
Greece still works—but the cheapest door is no longer in Mykonos or Santorini. Smart buyers are following value, not postcards.
Action for readers: Commission a written municipality-specific memo from local counsel; don’t rely on national-level marketing decks.