The Greek real estate market continues to attract strong international investment interest through the Golden Visa program, with 2025 closing as a year marked by significant geopolitical and economic shifts. Developments in countries outside the European Union, combined with the stability Greece offers as an EU member state, are pushing an increasing number of investors to seek a secure destination for both capital placement and family relocation.
Interest is no longer concentrated on a single nationality. Instead, a clearly multinational investor profile is taking shape, driven by different motivations but united by a common goal: obtaining residency rights while preserving and growing value through real estate investments.
Iranian Investors: Political and Economic Pressure as a Catalyst
Recent developments in Iran have intensified the movement of citizens seeking both an investment and a practical “safe haven” abroad. Greece ranks high among preferred destinations, as it combines access to Europe, relative geographic proximity, and a clear institutional framework through the Golden Visa program.
Available data shows that Iranian investors already represent one of the largest groups within the program, with several hundred residence permits issued and a strong year-on-year growth trend. The depreciation of the local currency and persistently high inflation has driven many to seek investments capable of preserving value over time. In practice, these investors tend to favor properties in the southern suburbs of Athens, the Athenian Riviera, and selected Aegean islands, where quality of life aligns with long-term capital appreciation.
Turkish Investors: Continued Capital Outflow into Real Estate
A similar pattern is observed among investors from Turkey. Persistent inflation and the ongoing depreciation of the Turkish lira have turned real estate into a key tool for wealth preservation. Many Turkish investors choose Greece not only for the Golden Visa, but also as a safer alternative to their domestic market.
Their share of total Golden Visa investors has increased significantly, confirming that this is a structural trend rather than a short-term reaction. Most acquisitions focus on urban properties with easy access, as well as assets offering potential for future upgrading or rental income.
Israeli Buyers: Strong Demand and Long-Term Presence
The presence of Israeli investors has also become increasingly significant. In recent years, residence permits issued to Israeli nationals have risen sharply, with interest concentrated mainly in Attica and Thessaloniki. Beyond geopolitical factors, the well-established Israeli community in Greece plays a key role, acting as an additional incentive for property buying.
These investors are typically well-informed and target properties with clear quality characteristics, whether newly built developments or fully renovated older assets suitable for long-term investment.
US Investors: Seeking an Alternative Residential Base
Rising interest from the United States is another notable development. The increase in Golden Visa applications from US citizens is largely attributed to political and economic concerns, leading some to seek a residence outside the United States. For this group, Greece functions both as an investment destination and as a potential second base for living.
Overall Golden Visa Market Trends
The latest data compiled by Greca House Real Estate Agency indicates that residence permit approvals for third-country investors are increasing at a rapid pace. The combined number of active and pending permits reflects a highly dynamic market, with Greece’s Golden Visa program remaining one of the most attractive in Europe.
At the same time, the volume of pending applications and renewals suggests that investor interest extends well beyond the initial purchase, confirming the program’s long-term appeal rather than a short-lived surge.
Shift Toward Alternative Property Types and New Strategies
One of the most notable trends in the current phase is a gradual shift toward alternative property categories. Beyond high-spec residential apartments, growing interest is being observed in older properties suitable for renovation, small residential complexes, and assets located in areas undergoing urban or infrastructural upgrading.
This evolution requires deep local market knowledge, as investment decisions are no longer based solely on minimum capital thresholds. Instead, future value, liquidity, and realistic asset utilization potential have become central criteria.
The Importance of Professional Guidance in Property Selection
Our real estate office is actively engaged in property investment and the Golden Visa sector, providing structured and practical guidance to international investors. With in-depth knowledge of local areas, real market valuations, and the relevant legal and operational framework, our approach focuses on building secure and sustainable investment solutions.
At a time when demand is rising and market conditions are becoming increasingly selective, the ability to accurately interpret data and identify the right property represents a decisive competitive advantage for any investor considering Greece as their next strategic move.
