Residency by Investment
(Golden Visa)

At Tsiricos Boutique Law Office, we provide comprehensive investment migration legal services to non-EU nationals seeking to obtain permanent residence in Greece under the Golden Visa programme. The programme enables eligible investors and their families to secure five-year renewable residence permits by means of qualifying real estate acquisitions, long-term lease arrangements, or selected financial instruments, subject to defined regional thresholds and statutory conditions. We do not "sell" Golden Visa services; our ability to manage such mandates effectively is grounded in decades of experience in Real Estate Law and innumerous transactions, Corporate Law, and Banking & Finance Law.

Acting on behalf of international investors, high-net-worth individuals, and cross-border families, we provide a comprehensive solution - covering acquisition, eligibility, residency compliance, and long-term strategic planning. We act not merely as legal counsel, but as full legal operators overseeing the investment lifecycle.

As of 2024, Greek legislation distinguishes investment thresholds based on geographic and developmental zones. In metropolitan areas such as Attica, the Athens Riviera, Thessaloniki, and select tourist destinations including Mykonos, Santorini and Paros, the minimum investment requirement is set at €800,000. In all other zones, including much of mainland Greece and non-designated urban centers, the threshold remains at €400,000.

Investments must be directed toward a single property of at least 120 square metres, or a set of contiguous units that qualify as a single-use asset. Properties under this scheme must be residential and cannot be used for short-term rental purposes. Additionally, the law permits certain exceptions at the legacy threshold of €250,000 - such as the conversion of commercial to residential use or the acquisition of listed buildings under restoration - but these are highly regulated and location-dependent.

We assist clients in navigating the evolving regulatory map, pre-screening properties for both immigration and legal compliance, and advising on acquisition formats, including direct ownership or through legal entities where allowed.

We manage the entire application and transaction process on behalf of the investor. This begins with legal due diligence on the selected property, ensuring clear title, zoning compliance, absence of encumbrances, and eligibility under Golden Visa criteria. We prepare and execute the notarial deed in coordination with appointed notaries, represent the client throughout all real estate formalities, and submit the investment declaration to the competent immigration and land registry authorities.

Where the investor is not physically present in Greece, all steps can be lawfully executed through a power of attorney - with the exception of submitting biometric data where physical presence of the applicant is required by law. Our office also secures a Greek tax identification number (AFM), completes all filings with the Hellenic Revenue Authority, and monitors compliance on all aspects pertaining to the Golden Visa application.

Once acquisition is complete and the legal requirements are met, we prepare the residence permit application file. This includes support documents for the investor and qualifying family members, and full representation before the Migration Department until the appointment is scheduled for the submission of biometric data and the final permit is issued. Permits are granted for five years and can be renewed indefinitely as long as the property is retained.

The Golden Visa Greece programme allows for the inclusion of a spouse, unmarried dependent children up to age 21, and the parents of both the main applicant and spouse. Our services include full handling of their parallel applications, residence card renewals, and status conversion as children reach the age of majority.

Beyond the initial permit, we offer continuity planning for investors interested in Greek citizenship eligibility after seven years of continuous residence, as well as compliance reviews tied to long-term ownership, inheritance structuring, and intergenerational tax planning. We advise clients on maintaining Golden Visa eligibility over time, including restrictions on property resale and reinvestment conditions required to preserve residency status.

Golden Visa investors benefit from our deep real estate law capabilities, ensuring that immigration goals are seamlessly aligned with a sound legal acquisition. Every residency case we handle is structured on a solid legal foundation - minimising immigration risk, maximising tax efficiency, and protecting long-term interests.

For a complete overview of our real estate legal services, including transaction support, construction matters and co-ownership please visit our Real Estate Law page.

A select number of investors opt to obtain Greek residence permits through qualifying financial instruments and regulated banking products. We structure the investment, review and formalise the requisite agreements, ensure full compliance with statutory thresholds and regulatory requirements, and oversee all residency-related filings through to the final issuance of the permit.