Best Citizenship by Investment Lawyers in Vouliagmeni

About Citizenship by Investment Law in Vouliagmeni, Greece

Greece does not operate a direct citizenship by investment program. There is no legal route to acquire Greek citizenship solely by making a qualifying investment. Instead, Greece offers residence by investment, commonly known as the Greek Golden Visa. This residence permit can be renewed while the qualifying investment is maintained, and long-term lawful and actual residence may later support an application for naturalization under the Greek Nationality Code.

Vouliagmeni is a high-value coastal district in the Municipality of Vari-Voula-Vouliagmeni on the Athens Riviera. Real estate here is in high demand and often falls within the higher investment thresholds set for the Golden Visa in select areas. While a qualifying property purchase in Vouliagmeni can lead to a 5-year renewable residence permit for you and certain family members, progressing to citizenship requires meeting separate residence, integration, language, and good character criteria over time. There is no automatic or fast-track citizenship based on the initial investment alone.

This guide explains why legal advice is important, outlines the key legal framework, and answers common questions for people considering residence by investment in Vouliagmeni as a longer-term pathway that may eventually lead to Greek citizenship through naturalization.

Why You May Need a Lawyer

Property purchases in Vouliagmeni involve significant due diligence. A lawyer can verify clean title, check the cadastral registration, identify liens or encumbrances, and confirm zoning, coastal protection, and urban planning compliance. Proximity to the shoreline, forest maps, archaeological zones, and building code issues can affect the legality and value of a property in this area.

Investment-immigration rules change and have different thresholds by location and asset type. A lawyer can advise the correct minimums for Vouliagmeni and the Attica region, confirm eligibility of the asset, and draft investment and purchase agreements that comply with immigration and anti-money-laundering requirements.

For residence permit filings, counsel helps assemble and translate documents, prove lawful source of funds, obtain a Greek tax number, coordinate notarial deeds, and manage the application with the Decentralized Administration of Attica. If there are delays or refusals, a lawyer can pursue remedies and appeals.

Longer term, if you intend to naturalize, a lawyer can advise on residence days, tax filings, language and civics testing, and evidence of integration so that your years in Greece count toward eligibility. Counsel can also structure ownership, rental, and inheritance planning, and advise on restrictions such as short-term rentals for Golden Visa properties.

Local Laws Overview

Residence by investment framework. The Greek Immigration and Social Integration Code and subsequent amendments establish the Golden Visa regime. The most common route is a qualifying real estate purchase. Alternative categories may include capital investments in Greek securities or bank deposits, subject to statutory minimums and conditions. Thresholds and permitted asset types have been revised several times. As of 2025, properties in high-demand areas such as parts of Attica generally require a higher minimum than the nationwide floor. Vouliagmeni is typically treated as a high-demand area, so plan for the higher bracket and confirm the exact figure in force at the time of purchase with counsel.

Golden Visa basics. The permit is generally valid for 5 years and can be renewed while you maintain the qualifying investment. Family members usually include a spouse or registered partner, dependent children up to a statutory age limit, and the dependent parents of either spouse. There is no minimum stay to renew the permit itself. However, days of actual residence, tax compliance, and integration evidence are critical later if you aim for citizenship.

Work rights. The investor residence permit does not grant the right to be employed in Greece as a salaried worker. Holders may be shareholders or set up and manage businesses, subject to company law and sector licensing rules. Family members do not have access to the Greek labor market through the investor permit alone.

Naturalization. Citizenship is governed by the Greek Nationality Code. Standard naturalization for third-country nationals generally requires at least 7 years of lawful residence, proof of integration, tax compliance, good character, and passing the naturalization examinations, including Greek language at an assessed level and knowledge of history and institutions. Time holding an investor permit counts only to the extent you can demonstrate actual residence and integration. There is no automatic conversion from investor residence to citizenship.

Real estate rules in Vouliagmeni. Purchases are executed by notarial deed, recorded at the Land Registry or Hellenic Cadastre. Buyers typically pay property transfer tax, notary and registry fees, and legal fees. New-build VAT rules and any temporary VAT suspensions are subject to periodic policy changes. In coastal zones such as Vouliagmeni, additional checks include shoreline delineation, building coefficients, forest maps, and archaeological service approvals. Short-term rental restrictions may apply to properties used to qualify for the Golden Visa, and leases must follow local and tax regulations.

Anti-money-laundering compliance. Banks, notaries, and authorities must verify the lawful source of funds. Expect to provide bank statements, contracts, corporate records if applicable, tax clearances, and apostilled and officially translated documents. Opening a local bank account, while not always legally mandatory, is often practical for payments and ongoing expenses. You will need a Greek tax number to transact on property.

Always confirm the current thresholds, eligible asset types, documentation, and processing practices with a qualified lawyer, because legislation and administrative circulars can change on short notice and may differentiate between specific municipalities of Attica.

Frequently Asked Questions

Does Greece offer citizenship by investment?

No. Greece does not grant citizenship directly in exchange for an investment. Greece offers residence by investment. Citizenship is possible only later through naturalization if you meet residence duration, integration, language, and good character requirements.

How can an investment in Vouliagmeni help me eventually apply for Greek citizenship?

A qualifying investment can secure a 5-year renewable residence permit for you and eligible family members. If you then actually reside in Greece over the years, file Greek tax returns, integrate, and pass the required exams, you may apply for naturalization after meeting the legal residence period, which is generally at least 7 years. There is no guarantee, and approval is discretionary based on the law.

What is the current minimum investment for a Golden Visa property in Vouliagmeni?

Vouliagmeni is part of the Athens Riviera in Attica, which is typically designated a high-demand area with a higher minimum property investment than the national floor. Minimums have been revised in recent years. Before committing, have your lawyer confirm the exact threshold and any conditions such as single-property requirements, minimum square meters, and use restrictions that apply at the time you buy.

Can I rent my Golden Visa property on a short-term basis such as Airbnb?

Greek law has placed restrictions on using Golden Visa properties for short-term rentals in many cases, and local planning or building approvals may impose additional limits. If short-term letting is important to your plans, ask your lawyer to confirm whether it is allowed for your specific property and whether it would jeopardize your permit eligibility.

Do I have to live in Greece to keep the investor residence permit?

There is no minimum physical presence required to renew the permit as long as you maintain the qualifying investment and remain in good standing. However, if you aim for citizenship later, you should plan to actually reside in Greece, keep continuous documentation of presence, file taxes, and demonstrate integration. Without residence, you will not meet naturalization criteria.

Can I work in Greece with a Golden Visa?

The investor permit does not grant the right to take up salaried employment in Greece. You may incorporate a company, be a shareholder or director, and engage in business activities consistent with company and sector rules. Family members included on the permit also do not have access to the labor market through this route.

Who can be included as family members on my application?

Typically a spouse or registered partner, children up to a statutory age limit if dependent, and dependent parents of either spouse may be included. Age thresholds and dependency definitions are set by law and can change. Your lawyer will confirm who qualifies and what documents are required to prove the relationship and dependency.

What taxes and fees apply when buying property in Vouliagmeni?

Expect property transfer tax on the objective value if VAT is not applicable, or VAT on new builds when in force, plus notary fees, land registry or cadastre fees, legal fees, and later annual property tax known as ENFIA. If you rent out the property, rental income is taxable in Greece. Tax rates and VAT policies can change, so get a current written cost breakdown before signing any agreement.

What documents will I need for the residence application?

Common items include a valid passport, recent photographs, a clean criminal record certificate from your country of nationality and residence, proof of health insurance, proof of the qualifying investment, evidence of lawful source of funds, a Greek tax number, and official translations. Corporate or trust structures require additional documents. Apostilles or consular legalizations are usually required for foreign documents.

What happens if I sell the qualifying property?

If you sell the property without replacing it with another qualifying asset that meets the current rules, you will generally lose eligibility to renew your investor permit. If you transfer the property to another investor who seeks a permit, coordinate timing carefully so you do not create a gap in your own status. Always consult a lawyer before any sale or restructuring.

Additional Resources

Hellenic Ministry of Migration and Asylum, Directorate for Migration Policy.

Decentralized Administration of Attica, Aliens and Immigration Department, which processes investor residence permits for the Athens region.

Ministry of Interior, Nationality Directorate, responsible for naturalization procedures and examinations.

Hellenic Cadastre and local Land Registry offices for title checks and registrations.

Independent Authority for Public Revenue AADE for tax numbers, property taxes, and income tax matters.

Municipality of Vari-Voula-Vouliagmeni for local planning, zoning, and compliance matters.

Technical Chamber of Greece and licensed civil engineers for building and planning due diligence.

Notarial Association of Athens, Piraeus, Aegean, and Dodecanese for notarial matters and deed execution.

Next Steps

Clarify objectives. Decide whether your goal is residence only or a longer-term path to naturalization. Your strategy for physical presence, tax residency, language learning, and community ties should match your goal.

Confirm current rules. Ask a Greek immigration lawyer to provide a written summary of the current thresholds for Vouliagmeni, eligible asset types, family inclusion, and any short-term rental restrictions. Rules can change quickly.

Assemble your team. Retain an independent lawyer experienced in both real estate and immigration, a notary, and a licensed engineer for technical due diligence. If needed, engage a tax advisor to plan for Greek and home-country tax implications.

Obtain prerequisites. Secure a Greek tax number, prepare source-of-funds evidence, gather apostilled civil status documents, and arrange certified translations. If you will attend by proxy, your lawyer can prepare a power of attorney.

Select and vet the asset. For property in Vouliagmeni, order full title searches, planning and coastal checks, and a technical survey. Confirm the property meets the program rules that apply in Attica at the time of purchase.

Complete the purchase and file. Execute the notarial deed, register it, pay taxes and fees, and submit the investor permit application with the Decentralized Administration of Attica. Attend biometrics or use available appointment alternatives as advised by your lawyer.

Maintain compliance. Keep the investment in good standing, renew on time, maintain valid health insurance, and update authorities on any changes. If you intend to naturalize later, build an evidence file of residence days, tax filings, language study, and community integration.

This guide is general information, not legal advice. For personalized guidance on residence by investment in Vouliagmeni and future naturalization options, consult a qualified Greek lawyer before you commit funds or sign any documents.