According to the Bank of Greece, in 2025, the inflow of foreign capital into Greek real estate decreased by 22%, to 2.05 billion euros. A year earlier, this figure was 2.75 billion euros. The drop was the result of stricter rules for the Golden Visa program, which has long been the main driver of demand from non-residents.
The Greek authorities have raised the minimum investment threshold to 400,000 euros and limited the possibility of renting housing. As a result, the structure of demand has changed: income-oriented investors have been replaced by buyers purchasing real estate for personal use. Additional pressure on the market is exerted by rising prices in popular tourist regions and the deteriorating economic situation in buyers' home countries.
Investments from non-EU countries decreased particularly noticeably: the drop was 30.6% to 1.2 billion euros. The number of applications for a "golden visa" decreased by a quarter: from 9,414 to 7,031. The sharpest decline was recorded among Chinese investors - minus 55.8%, to 202 million euros. Investments from Turkey (27%), Israel (31.7%), the USA (32.8%) and the UAE (31%) also decreased significantly. British buyers reduced their investments by 10%, to 63 million euros.
Analysts at Elxis At Home in Greece predict that the negative trend will continue in 2026: demand for a golden visa has already fallen by 83% compared to 2025. The program has practically lost its status as an "affordable entry" into the European Union and has shifted towards wealthier buyers. One of the few exceptions is renovation projects, where the minimum investment threshold still starts from 250 thousand euros.
The Greek real estate market: "Golden visa", rent, investor boom
Source: Ekathimerini, Elxis At Home
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