Greece’s Golden Visa Sees Investor Turn as Turkish and Israeli Demand Rises

Turkish and Israeli nationals are emerging as leading investors in Greece’s Golden Visa program, reshaping its traditional landscape once dominated by Chinese buyers.

The surge comes even as overall application numbers continue to fall sharply following new rules that raised the minimum property investment thresholds.

Changing investor landscape

According to recent data from the Greek Migration and Asylum Ministry, Turkish investors have taken a prominent role in Greece’s residency-by-investment scheme. They now account for 2,698 residence permits, representing 14.7 percent of the total, as demand from Turkey accelerates amid a period of high inflation and economic uncertainty at home.

According to industry insiders, most Turkish participants are business owners and professionals seeking to safeguard assets while gaining the freedom to travel within the Schengen zone through property investment in Greece.

Investor activity from Israel has also increased notably, reaching 544 permits (3 percent of the total). Experts say that the ongoing conflict in Gaza and wider regional instability have prompted more Israeli nationals to purchase and renovate buildings – particularly in central Athens – viewing Greece as both a secure base and an attractive European real-estate market.

Overall demand slows sharply

Despite these nationality-specific gains, total Golden Visa applications continued to decline. In September 2025, only 392 new applications were submitted, compared to 780 in September 2024—a 49.7 percent year-on-year drop, the steepest decrease recorded this year.

Between January and September, 5,747 applications were filed, slightly below the 6,108 recorded during the same period last year.

The slowdown coincides with policy changes recently introduced, which increased the minimum investment to 800,000 euros for properties in Attica, Thessaloniki and islands with populations above 3,100, and to 400,000 euros for the rest of Greece, replacing the previous 250,000 euros threshold.

Regional demand beyond Attica

Although Attica – and especially the southern suburbs of Athens – remains the focal point for foreign buyers, new applications increasingly involve properties outside the capital, including holiday homes and converted residences.

Rising investor interest is also evident in Chalkida, Corinth, Nafplio and Patras, showing a gradual broadening of real-estate activity across the country.

Greece’s Golden Visa program in transition

According to industry insiders, the latest data highlight a turning point for Greece’s Golden Visa program.

While overall demand is cooling under higher investment requirements, the profile of investors is evolving fast. Turkish and Israeli buyers, alongside sustained Chinese interest, are defining a new phase – one that highlights both the program’s adaptability and Greece’s enduring appeal as a haven of stability within the EU.

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