Residency by Investment (Golden Visa)
Strategic Legal Handling for Greek Residency via Property Acquisition
At Tsiricos Boutique Law Offices we offer full-spectrum legal advisory and execution for non-EU nationals seeking to obtain permanent residence in Greece under the Golden Visa scheme. This program allows eligible individuals and their families to secure five-year renewable residence permits through qualifying real estate investments, subject to specific regional thresholds and legal conditions.
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.
Investment Structure and Property Criteria
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.
Legal Supervision of the Application & Acquisition Process
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 purchase agreement 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.
Family Inclusion & Long-Term Positioning
The Golden Visa regime 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.
Integrated Real Estate & Residency Advisory
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 structuring, please visit our Real Estate Law page.