Golden Visa Demand in Greece Falls as Buyer Profile Shifts Greek City Times

Demand for Greece’s Golden Visa program has dropped sharply in 2026, as regulatory changes reshape the country’s real estate investment landscape.

According to property consultancy Elxis – At Home in Greece, interest from non-EU buyers has declined by 83% compared to last year. The firm tracked the trend across its offices in Thessaloniki, Crete, and the Netherlands.

New Rules Impact Investor Interest

The Golden Visa scheme, which grants residency permits to foreign investors purchasing property, has long been popular among buyers seeking short-term rental income or second homes.

However, recent policy changes have significantly reduced its appeal.

A key factor is the ban on short-term rentals for properties acquired under the program, preventing owners from using platforms like Airbnb to generate income.

At the same time, the minimum investment threshold has increased to €800,000 in key areas such as Athens, Thessaloniki, and major islands—raising the barrier to entry for many investors.

Shift Toward Lifestyle Buyers

As a result, the profile of foreign buyers is changing.

Younger, investment-focused buyers aged 30–45 are now less prominent, while demand is increasingly driven by older buyers aged 45–60, particularly from Western Europe.

These buyers are typically seeking lifestyle properties—often priced around €400,000—in less crowded regions outside major urban centres and popular islands.

Strong Demand from Key European Markets

Despite the overall decline, demand remains strong from certain countries.

Elxis reports notable increases in interest from the Netherlands (+16.7%) and France (+6.3%) between 2024 and 2025. Buyers from Germany, the United States, the United Kingdom, and Canada also continue to show steady interest, while Belgium recorded a slight decline of 4.2%.

Preference for Modern Properties

Foreign buyers continue to favour newly built homes, either under construction or completed within the past five years.

These properties offer modern amenities, competitive pricing, and potential for long-term capital appreciation. Many are located in smaller residential complexes, offering privacy and a higher quality of life.

Greece’s Enduring Appeal

Despite tighter regulations, Greece remains attractive to international buyers due to its relatively low cost of living and extensive coastline.

For many, the country continues to offer a compelling mix of lifestyle benefits and long-term property value—albeit with a shift away from purely investment-driven purchases.