Best Citizenship by Investment Lawyers in Elliniko

About Citizenship by Investment Law in Elliniko, Greece

Greece does not currently operate a formal, direct citizenship-by-investment program that grants immediate citizenship in exchange for money. What exists is a residency-by-investment scheme commonly called the Golden Visa, which offers residence permits to non-EU nationals who make qualifying investments - most often in real estate. A residency permit can provide visa-free travel within the Schengen area for short stays, the right to live in Greece, and can be renewed subject to ongoing compliance.

Citizenship in Greece is typically obtained through naturalization or by special legislative grant. Naturalization requires a period of lawful residence, proof of integration and language ability, a clean criminal record, and compliance with other statutory requirements. Investing in property or business in places such as Elliniko - a major redevelopment area in Athens - can form part of the residency pathway that may ultimately make a naturalization application possible, but investment alone is not an automatic route to citizenship.

This guide explains the practical legal issues you should expect if you are considering investment in Elliniko as part of a plan to obtain residence and, later, possibly citizenship in Greece.

Why You May Need a Lawyer

Obtaining residency through investment and pursuing eventual naturalization involves multiple legal, administrative and financial steps. A qualified Greek lawyer helps protect your interests and can prevent costly mistakes. Common reasons to engage counsel include:

- Due diligence on real estate titles and sellers - to uncover mortgages, liens, planning restrictions and boundary issues.

- Structuring the investment - choosing the correct ownership vehicle for tax efficiency, estate planning and compliance with residency rules.

- Preparing and filing Golden Visa residency applications and renewals - ensuring all documents meet Greek authority standards and that translations and notarizations are correct.

- Source of funds and anti-money-laundering compliance - advising on documentation and explanations required by banks, notaries and immigration authorities.

- Navigating local permitting and planning issues in redevelopment zones like Elliniko - where special building permits, condominium rules and developer agreements can complicate transactions.

- Tax advice and filing obligations - understanding acquisition taxes, annual property taxes, income tax, VAT and potential capital gains exposure.

- Family applications and estate succession - advising on how to include dependants in applications and how local inheritance rules will affect your family.

- Appeal and administrative remedies - representing you if an application is denied, delayed or subjected to unfair treatment.

Local Laws Overview

When planning investment and residency in Elliniko, these local and national legal topics are particularly relevant:

- Property ownership by foreigners - Non-EU nationals are generally permitted to buy real estate in Greece, including Athens and Elliniko, though purchases in border areas may require special permission - clauses that do not usually apply to central Athens.

- Golden Visa eligibility - The program awards residence permits for qualifying investments such as real estate purchases, business investment or bank deposits. Investment thresholds and qualifying asset classes are set by national law and can change - always confirm the current criteria before committing funds.

- Residency conditions and renewal - Golden Visa holders must maintain the qualifying investment and meet renewal requirements. Renewal documentation must be prepared carefully and submitted on time to avoid loss of residency.

- Path to naturalization - To move from residency to citizenship, applicants typically need several years of lawful residence, evidence of integration, a basic command of the Greek language and a clean criminal record. The timeframes and specific documentary requirements are administered by the Ministry of Interior and local municipal authorities.

- Planning and redevelopment rules - Elliniko is a high-profile redevelopment area with large-scale urban planning and environmental approvals. New developments may be subject to specific rules, community charges, or phased delivery timelines. Buyer protections and developer warranties vary by project.

- Taxation - Property acquisition in Greece triggers acquisition taxes, notary and registration fees, and ongoing annual property taxes. Rental income, capital gains and other income streams have Greek tax consequences and reporting obligations. Tax residency rules should be considered if you plan to live in Greece for long periods.

- Anti-money-laundering (AML) and source-of-funds - Banks, lawyers and notaries will require transparent documentation showing lawful origin of investment funds. Failure to provide clear evidence can delay or invalidate transactions and residency applications.

Frequently Asked Questions

What is the difference between the Golden Visa and citizenship?

The Golden Visa is a residence permit program based on qualifying investment - it gives lawful residence and certain travel benefits, but not citizenship. Citizenship is a separate legal status granted through naturalization after satisfying residence and integration requirements or by exceptional grant from authorities.

Can I buy property in Elliniko as a non-EU national?

Yes - non-EU nationals can generally purchase property in Elliniko and other parts of Athens. Some restricted border zones are exceptions, but Elliniko is not one of them. You should still conduct full due diligence and consult a lawyer before signing contracts.

How much do I need to invest to qualify for a residency permit?

Investment thresholds and eligible asset types are set by Greek law and have changed historically. Real estate has been a common qualifying investment, but exact minimum amounts and conditions can vary. Confirm current thresholds with a lawyer or competent Greek authority before making any financial commitment.

Does owning property automatically make me a tax resident of Greece?

No. Tax residency is determined by statutory tests, commonly including the number of days you spend in Greece and where your center of vital interests is located. Owning property alone does not automatically make you a tax resident, but frequent or long-term stays may create tax obligations.

How long until I can apply for Greek citizenship?

The typical route via naturalization requires several years of lawful residence - applicants should expect a multi-year timeline. The exact required period can depend on circumstances, and applicants must meet language and integration requirements. A lawyer can assess your particular timeline and advise on documentation.

Can my spouse and children get residency based on my investment?

Yes. Family members such as spouses and dependent children are commonly included in Golden Visa applications or can be added later, subject to legal definitions of dependency and documentary proof of relationships and support.

What due diligence should I do before buying in a redevelopment area like Elliniko?

Key checks include title searches, verification of developer permits and planning approvals, review of condominium or homeowner association documents, status of utilities and infrastructure delivery, and analysis of developer guarantees and completion timelines. Your lawyer should coordinate these investigations.

What taxes and fees apply when buying property in Greece?

Purchasing property involves transfer or acquisition taxes, notary and registration fees, and usually legal and agent fees. Owners also pay annual property taxes and may have income tax obligations if they rent the property. Rates and rules can change, so consult a tax advisor or lawyer for current figures and planning strategies.

What documents will authorities want for a residency application?

Typical requirements include a valid passport, proof of qualifying investment, evidence of source of funds, criminal-record certificates, health insurance, proof of address and certified translations of documents. Requirements vary by applicant and over time - your lawyer will prepare a current checklist tailored to your case.

What are common reasons a residency or naturalization application is denied?

Denials commonly result from insufficient or inconsistent documentation, failure to prove lawful source of funds, criminal convictions, noncompliance with residency conditions, or unresolved title or ownership disputes. Engaging a lawyer early reduces the risk of avoidable refusals.

Additional Resources

When seeking reliable information or making formal applications, consider these Greek governmental bodies and professional organizations as starting points for authoritative guidance:

- Ministry of Interior - Directorate responsible for citizenship and civil registration.

- Ministry of Migration and Asylum - handles immigration and residence permit policies and procedures.

- Greek consulates and embassies abroad - provide visa and consular information and often initial guidance on residency procedures.

- Local Decentralized Administration and Aliens and Immigration Departments - local offices that process residence permits and renewals.

- Athens Bar Association and local law firms specializing in immigration, real estate and tax law - for qualified legal representation.

- Hellenic Ministry of Finance - for tax and fiscal guidance administered in Greece.

- Local municipal offices in Elliniko and the relevant planning authorities for project-specific rules in redevelopment areas.

Next Steps

If you are considering investment in Elliniko as part of a residency or long-term immigration plan, follow these practical steps:

- Arrange an initial consultation with a licensed Greek lawyer experienced in Golden Visa, immigration and real estate transactions - discuss your objectives and receive a tailored road map.

- Assemble preliminary documents - passport, proof of funds, and any existing property or business papers - so your lawyer can run early checks.

- Perform property due diligence before signing any reservation or purchase agreements - confirm title, permits, developer status and encumbrances.

- Plan for source-of-funds documentation and AML requirements - collect bank statements, sale agreements, loan documents and notarized statements as needed.

- Coordinate tax and estate planning with a Greek tax advisor - understand acquisition taxes, ongoing obligations and reporting duties in both Greece and your home country.

- Prepare and file the residency application carefully - with certified translations and notarizations where required - and track renewal deadlines to maintain status.

- If your ultimate goal is citizenship, work with your lawyer to track residence timelines, language and integration requirements and to prepare a naturalization application when eligible.

Remember that immigration and property laws change. This guide provides general information only and does not substitute for personalized legal advice. Engage a qualified Greek lawyer to assess your specific situation, confirm the current rules and to represent you through each step of the process.