Malaysia (MM2H) vs Greece Golden Visa
Greece is now Europe's leading property-based golden visa (since Spain closed its programme in 2025). But like Portugal, it's really a passport strategy — a different goal from Malaysia's affordable Asian base.
Figures verified June 2026 · Greece GV €400k / €800k (high-demand) real estate, zero min stay; Spain GV abolished 3 Apr 2025
Quick verdict
The one-line difference
Greece’s Golden Visa buys EU residency through real estate — roughly €400,000 in most areas, €800,000 in high-demand spots like Athens and the popular islands — with zero minimum stay and a path to citizenship after seven years’ residence. It’s for people who want Europe and, eventually, an EU passport. Malaysia’s MM2H is cheaper, faster, Asia-based, and uses a refundable deposit rather than capital sunk into property — but it’s residency only. EU passport goal → Greece. Affordable Asia base → Malaysia.
Side by side
The programmes at a glance
| Malaysia (MM2H) | Greece Golden Visa | |
|---|---|---|
| Investment | Fixed deposit USD 150k+ (refundable) + property | €400k–€800k real estate (by area) |
| Refundable? | Yes — deposit kept | No — capital in property |
| Path to citizenship | No — residency only | Yes — after ~7 years' residence |
| Minimum stay | Modest (varies) | Zero |
| Region / access | Asia base; Singapore proximity | EU residency & Schengen mobility |
| Cost of living | Low | Moderate (EU / eurozone) |
A passport play, not a place to retire cheaply
Like Portugal, Greece’s draw is the endgame: EU residency now with minimal presence, and citizenship optionality later. If a second passport and Schengen access are the objective, Malaysia simply isn’t the tool. If your life is in Asia and you want to live well now without locking €400k+ into a single European property, MM2H is the practical choice.
A note on Spain
If you were weighing Spain’s golden visa — it’s gone. Spain abolished its investor residency on 3 April 2025, so Greece (and Portugal’s fund route) are the remaining mainstream property/ investment golden visas in the EU. We keep these figures dated and sourced precisely because the rules move this fast.
Questions
Frequently asked
Do I need to live in Greece to keep the Golden Visa?
No — there's no minimum stay requirement at all. This is one of its biggest draws versus a route like MM2H, which does expect some presence, and it's why the Golden Visa is popular with people who want EU residency as an option rather than a place to actually live full-time.
Can I rent out my Golden Visa property on Airbnb?
No. Greece's Golden Visa rules prohibit using the qualifying property for short-term rentals or subletting it — the investment has to remain a straightforward long-term-use property to keep counting toward the visa.
Can I include my family on a Greece Golden Visa?
Yes — a spouse or registered partner, unmarried children under 21, and the parents of both spouses can all be included as dependants on the same application.
What's the minimum property size for Greece's Golden Visa?
120 square metres for the standard €400,000–€800,000 real-estate route, and it must be a single property meeting that minimum — you can't combine several smaller units to hit the investment threshold the way some other countries allow.
Is Spain's Golden Visa still an option instead of Greece?
No — Spain abolished its investor-residency Golden Visa on 3 April 2025. Greece and Portugal's fund route are now the main property/investment-based residency options left in the EU.
Message us — you’ll know your next move
No pitch, no scheduling — just chat with us on WhatsApp. You walk away with a clear, honest read of your situation, even if that read is “not yet, and here’s why.”
- Which MM2H tier your numbers actually reach — and the gap if they don't
- The 2–3 neighbourhoods that fit your budget, schools, and commute
- Your real all-in cost, and the one or two mistakes people in your situation make