Portugal's Constitutional Court confirmed in December 2025 that Golden Visa holders must now wait 10 years for citizenship (up from 5). Greece's Athens entry point has risen to €800,000. Both changes significantly alter the investment calculus for prospective EU residency applicants.
Two of Europe's most popular residency-by-investment programs — Portugal and Greece — underwent significant changes in 2025, altering the cost-benefit analysis for investors seeking EU residency and eventual citizenship.
Portugal: Citizenship at 10 Years, Not 5
- June 2025: Portuguese government proposed extending the citizenship eligibility timeline for Golden Visa holders from 5 years to 10 years
- December 15, 2025: Portugal's Constitutional Court ruled the 10-year timeline is constitutional — now law
- Permanent residency: still available after 5 years of holding the Golden Visa
- Citizenship: now requires 10 years — double the previous timeline
- Available investment options (real estate route closed October 2023): venture capital fund (from €500,000), arts/heritage donation (from €250,000), scientific research (from €500,000), job creation pathway
- The program remains valid as a residency tool — the change only affects citizenship timing
Greece: €800,000 Threshold for Athens and High-Demand Areas
- Central Athens and high-demand areas: minimum investment raised to €800,000
- Most other Greek regions: €400,000 (unchanged)
- Heritage buildings and commercial-to-residential conversions: €250,000 minimum survives (the narrowest entry point)
- Greece Golden Visa still leads to permanent residency with full Schengen travel rights
- Citizenship in Greece remains possible after 7 years of residency (separate from the investment track)
Comparison for Investors
For investors who prioritized EU citizenship on a 5-year timeline, Portugal's doubling of the requirement is a fundamental shift. The program still delivers EU permanent residency, Schengen access, and the right to live/work across the EU — but the passport path is now a decade-long commitment. Greece's higher Athens threshold targets the most desirable investment locations while preserving a €400,000 entry point in secondary markets. ITC iLand advises clients on both programs and can model which option aligns with your timeline and investment objectives.
