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Greece does not currently operate a formal, stand-alone citizenship-by-investment program. What is commonly available is a residence-by-investment route - often called the "Golden Visa" - which grants a long-term residence permit to non-EU nationals who make qualifying investments in Greece, most commonly in real estate. Residence obtained under that program may, over time and subject to separate naturalization rules, be one element in a path that can eventually lead to Greek citizenship if the investor meets the statutory residence, integration and other requirements. Acharnes is a municipality in the Athens metropolitan area and any investment there follows the same national immigration, property and municipal rules that apply across Greece.
Specialist legal help is valuable at several stages - from planning the investment through to applying for permits and eventual naturalization. Common situations where people require a lawyer include:
- Choosing the correct investment vehicle and structure to meet immigration and tax goals.
- Conducting property due diligence - title checks, boundary, outstanding mortgages and liens, and Hellenic Cadastre registration issues.
- Preparing and submitting residence permit applications and renewals, and responding to requests from immigration authorities.
- Ensuring source-of-funds and anti-money-laundering documentation meets Greek and EU standards.
- Advising on tax residency, local taxes, capital-gains exposure and structuring to reduce unexpected liabilities.
- Representing you in municipal matters in Acharnes - building permits, certificate requests, property-related local taxes and registrations.
- Advising on the naturalization process - required period of lawful residence, language and integration requirements, and compiling the citizenship application.
Key legal and administrative aspects relevant to investment and any future citizenship pathway in Acharnes include:
- Residence-by-Investment Requirements - The most common route is a residence permit granted in exchange for a qualifying investment, typically the acquisition of real estate at or above the threshold set by national law. Additional investment options may exist under separate rules and are subject to change.
- Property Law and Registration - Property purchases must be carefully checked at the Hellenic Cadastre and local land registry. Purchases are completed by notarial deed and are subject to transfer taxes, registration fees and any outstanding encumbrances.
- Municipal and Planning Rules - Acharnes municipality enforces local planning, building permits, occupancy permits and local tax obligations. Confirm zoning rules if you plan development or major renovations.
- Immigration Administration - Residence permits and renewals are managed under national immigration law and handled by the competent authorities for Attica. Applicants must meet documentary, health-insurance and background-check requirements.
- Naturalization Requirements - Citizenship applications are governed by national naturalization law. Requirements generally include a period of lawful residence, language proficiency and proof of integration, but precise criteria and timelines vary and may change.
- Tax and Reporting - Owning property in Greece creates Greek tax obligations - annual property taxes, possible income tax on rental income, and capital-gains tax on sale. There may also be reporting requirements under anti-money-laundering and tax transparency rules.
No. Greece does not offer a direct, immediate citizenship-by-investment scheme. The common pathway is residence-by-investment, which provides a long-term residence permit. Citizenship remains subject to separate naturalization procedures and statutory residence and integration requirements that must be satisfied over time.
The residence-by-investment permit typically requires a qualifying investment - most commonly the purchase of real estate at or above a monetary threshold set in national law. Other investment forms can sometimes qualify under national rules. Specific thresholds and eligible investment types can change, so confirm current requirements with a lawyer or the competent authorities.
A long-term residence permit may count toward the lawful residence requirement needed for naturalization, but it does not automatically produce citizenship. Naturalization requires meeting statutory residency duration, language and integration tests and other conditions. Each application is assessed on its merits under national naturalization law.
Family members are commonly eligible for family reunification under the residence-by-investment scheme - typically spouse and minor dependent children, and sometimes dependent parents. Citizenship for family members is subject to the same naturalization rules and timelines as for the primary applicant.
Residence permits under investment schemes usually do not require continuous physical presence in a specific municipality, but rules on minimum physical presence and continuous lawful residence for future naturalization differ. For naturalization, authorities look at your pattern of lawful residence in Greece overall. Local registration of address in Acharnes may be necessary for administrative matters.
Common documents include a valid passport, proof of the qualifying investment (purchase contract, title deed), tax identification number, clean criminal record certificates, proof of health insurance, proof of funds and source-of-funds documentation, marriage and birth certificates for family members, translated and legalized as required. Exact document lists vary by case and authority.
Owning property in Greece triggers local property taxes, registration and transfer taxes at purchase, and possible income tax on rental earnings. Capital-gains tax can apply on sale. Tax residency rules may affect your global tax position. Consult a tax lawyer or accountant for detailed advice tailored to your situation.
Applicants must provide credible evidence of lawful source of funds for the investment. Banks, notaries and immigration authorities perform due diligence checks and will request supporting documents such as bank statements, sale agreements, employment or corporate records and tax declarations. Failure to satisfy AML checks can result in refusal.
Processing times for residence permits vary by case and workload at the competent authority - many straightforward residence-by-investment applications are processed in a matter of months, but timelines are not guaranteed. Naturalization timelines are longer - the statutory period of lawful residence required for citizenship applications varies and can be several years. A local lawyer can give an up-to-date estimate for your situation.
Yes, you can typically rent out or sell property you own in Greece, subject to local rental registration, applicable taxes and any contractual restrictions. If your residence permit depends on maintaining the specific investment, selling or otherwise disposing of that investment may affect your immigration status. Seek legal advice before making changes.
When seeking authoritative information or official procedures, consider these bodies and services - contact the relevant offices or consult a lawyer to confirm current practice:
- Ministry of Migration and Asylum - national immigration policy and residence permit rules.
- Hellenic Police - Aliens and Immigration Directorate - administrative processing of residence permits in Attica.
- Hellenic Cadastre - property registration, title and cadastral maps.
- Independent Authority for Public Revenue (AADE) - tax matters, property taxes and tax identification number procedures.
- Municipality of Acharnes - local building permits, municipal certificates and address registration.
- Local Bar Association or the Athens Bar Association - to find qualified attorneys specialized in immigration, real estate and tax law.
- Greek Consulates and Embassies - for visa information, document legalization and preliminary guidance abroad.
If you are considering investment in Acharnes with the goal of obtaining residency and a future path to citizenship, follow these practical next steps:
- Get an initial legal consultation - choose a lawyer experienced in Greek immigration, real estate and tax law. Ask about relevant experience with residence-by-investment cases and Acharnes transactions.
- Assemble core documents - passport, basic identity documents, preliminary proof of funds, and any contracts or offers for property or investment.
- Complete due diligence - instruct your lawyer to check title, cadastral records, encumbrances, planning rules and any liabilities attached to the property or investment.
- Obtain tax and financial advice - evaluate the tax consequences of purchase, rental, sale and eventual change of residence status.
- Prepare the immigration application - your lawyer will help compile the documents, translations and legalizations needed for the residence permit and guide renewals and long-term compliance.
- Monitor timeline to naturalization - keep records of lawful residence, tax filings and integration steps required for any future citizenship application.
If you need help finding a suitable lawyer or understanding local requirements in Acharnes, request an in-person or virtual consultation with an attorney who can provide case-specific advice and a clear checklist tailored to your circumstances.
