The story of Amir, who invested 800 thousand euros in an apartment he hopes he will never have to use
Amir sat across from me in the office, a 52-year-old man, a successful high-tech entrepreneur from Herzliya, and placed on the table a folder with the flags of four countries. “I checked them all,” he said. “Greece, Malta, Cyprus, Italy. Each promises something different. And I need to choose right, because it's not only money - it's an insurance policy for my family.”
It is a conversation I have had dozens of times in the past two years. But something in the way Amir described the situation was different. He didn't talk about an investment portfolio. He talked about sleeping at night.
The map has changed
“I read that Portugal and Spain canceled the real estate route,” Amir said. “Is that true?”
I nodded. “Portugal eliminated the option of a golden visa through real estate purchase in October 2023. Spain went a step further and canceled the entire program in April 2025. That changed the game completely.”
“So what's left?”
The five questions that guide every smart investor
“So what really matters to you?” I asked.
Amir leaned back. “There's no simple answer to that question. I have children aged 8 and 12. My wife is a doctor. I work remotely. There are five questions I keep asking myself:
First, where can you still buy real estate and receive a golden visa? Because this is a tangible investment that I understand. Greece? Still allows it, but prices have jumped - 800 thousand euros in Athens and the popular islands, 400 thousand in other areas. Cyprus? Only 300 thousand euros, the closest to Israel. Malta? Possible, but at higher amounts.
Second, does it lead to citizenship? Because I don't want just a temporary residence permit. In Greece you have to live there 7 years to apply for citizenship. In Cyprus? 8 years, but it's much closer to Israel. In Malta? There is a direct path to citizenship, but it starts from a million euros.
Third, for how long am I required to be there in practice? Because I don't want to leave Israel now. I want an option. In Greece there is almost no residence requirement. Zero days a year. In Cyprus? Only one visit every two years. That's ideal for someone who wants to stay in Israel but with a safety net.
Fourth, what happens with the family? My wife needs to know the language in order to work there. My children need good schools in English. In Greece there is a large Anglo-Saxon community and quality international education. But Cyprus? English is almost a second language there, and many Israelis. It's easier culturally.
And fifth, do I want to live there? Because if one day the situation here forces me to move, I don't want to end up in a place I hate.”
The moment when everything changed
Amir was silent for a moment, then took out his phone. He showed me a photo of his family at a café in Athens. “We were there on vacation a month ago,” he said. “And I understood something. The price has gone up, that's true, 800 thousand euros in Athens is not little. But it is still the only place where I can see my children grow up if we have to leave. It's the place where my wife will be able to keep working after she learns Greek. It's the place where I'll be able to sleep peacefully.”
He pointed at the Greek flag in the folder. “I've decided. I'm buying an apartment in Athens. 800 thousand euros, a golden visa, and a path to citizenship within 7 years. It's not the cheapest, and it's not the fastest. But it's the right place.”
What I learned from Amir
Amir is one client among many whom we accompany in this process, but he showed me something I see again and again: a golden visa is not only a real estate deal. It is a decision about where your family can be safe.
The world has changed. Portugal and Spain closed the door. Greece raised prices. But the people seeking peace of mind? They will keep finding ways. Because it isn't about the price, it's about the feeling of security.
So if you too are considering such a step, remember: it is not a contest over who gets the best deal or the fastest visa. It is a question of where you want to live if you have to.
And that is the difference between a good investment and real peace of mind.
Note: The information presented here is accurate as of December 2025 and changes frequently. Always consult an experienced lawyer in this area before making investment decisions.
Stories are based on real situations, with identifying details changed. Not legal advice.
Translated from the Hebrew original. עברית