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The Greek Golden Visa program offers a residence-by-investment route that is widely used by non-EU nationals who want long-term access to Greece and the Schengen area. The most common pathway is the purchase of real estate meeting the minimum investment threshold. Successful applicants receive a renewable residence permit - typically issued for five years - that permits short-term travel within the Schengen area but does not automatically grant the right to work in Greece. Acharnes is a municipality in the Attica region near Athens. It is subject to the same national Golden Visa rules as the rest of Greece, while local factors such as property availability, price levels, building permits, and cadastral registrations can affect the process and the legal checks that should be done before purchase.
A lawyer who knows both Greek immigration and real estate law will protect your investment and your application. Typical reasons to hire counsel include property due diligence - checking title, encumbrances, liens, mortgages, and cadastral registration; reviewing and negotiating purchase agreements and preliminary contracts; ensuring building and planning permits are in order and identifying unpermitted construction risks; advising on tax consequences - transfer tax, VAT, annual property tax, capital gains and income tax implications; preparing and translating documents for the immigration application and ensuring they are properly legalized or apostilled; guiding family inclusion or family reunification applications; representing you before migration authorities or local registries; advising about what happens if you sell or refinance the property; and planning longer-term residence or naturalization strategies. A locally based Greek lawyer will also coordinate with notaries, banks, the Hellenic Cadastre, and municipal offices in Acharnes when needed.
Key legal points you should understand before pursuing Golden Visa in Acharnes are the following. Property and title - Greece maintains land registration systems including a national cadastre and older registry records. Clear title and registration are essential. Urban planning and building permits - many properties in Greece can have planning irregularities; an unpermitted extension or missing building permit can create legal and financial risk. Taxes and fees - purchases can attract a property transfer tax or VAT depending on whether the sale is new-build vs resale, plus notary fees, registration fees, legal fees and the annual property tax ENFIA. Immigration rules - the residence permit is conditional on maintaining the qualifying investment for the permit to be renewed; family members may be included subject to statutory definitions of dependents; the permit allows travel in the Schengen area for short stays but normally does not grant work rights. Source-of-funds and anti-money-laundering - authorities and banking partners will require clear evidence of lawful origin of the investment funds. Administrative procedures - procedures for issuing the permit, biometric cards and renewals involve central authorities and local offices; timelines and evidence requirements can change. Because national rules interact with local registration, municipal practices in Acharnes can affect timelines and documentation. Always verify current thresholds and procedural details with a qualified lawyer or authorized public body before you commit to an investment.
The Golden Visa is a residence-by-investment program that grants non-EU nationals a residence permit in Greece when they meet a qualifying investment threshold. Applicants must be third-country nationals who can make and document a qualifying investment - most commonly the purchase of real estate. Eligibility details, family inclusion and procedural requirements are set by national law and can change, so check current rules with a lawyer.
The most common option is real estate purchase that meets the statutory minimum investment amount. The threshold historically used is 250,000 euros for real estate, but rules and minimums can be adjusted by legislation. Other investment routes have existed in the past, such as strategic investments or capital contributions under specific conditions. Confirm the current minimum and eligible asset classes with a qualified advisor before proceeding.
Yes. Typically the main applicant may include a spouse, dependent children and, under specific conditions, dependent parents. Definitions of dependency and age limits for children are set by law and may be updated. A lawyer can confirm who qualifies as a dependent and will prepare the necessary documents for family members.
Generally, the Golden Visa grants residence rights but not an automatic right to work. Employment authorization or self-employment requires separate permits or registrations under Greek labor and immigration law. If working in Greece is a primary goal, consult a lawyer to explore the correct permit for work or business activity.
Processing times vary depending on document preparation, the authority involved and current workloads. After a complete application is submitted, issuance of the permit can take a few weeks to several months. Property purchase and registration timelines are separate and can also take time. Plan for multiple steps including due diligence, signing the notarial deed, registration, and immigration filing.
Common documents include a valid passport, proof of investment (sales contract, notarial deed), evidence of payment and source-of-funds, police certificate of good conduct, health insurance showing coverage in Greece, proof of family relationships for included family members, and certified translations and apostilles where required. Each document must meet the formal requirements of Greek authorities. A lawyer will provide a precise checklist for your case.
Expect transaction-related costs such as property transfer tax or VAT depending on the nature of the sale, notary fees, registration fees, municipal taxes, lawyer fees and real estate agent fees if applicable. Property owners also pay an annual property tax and may face income tax and capital gains tax if they rent or later sell the property. Budget for administrative costs for the immigration application and possible translation and legalization fees as well.
The residence permit is linked to maintaining the qualifying investment. Selling the property without replacing the qualifying investment may jeopardize renewal of the permit. Some investors arrange to acquire replacement qualifying property before or shortly after a sale. Because details and timelines matter, speak to a lawyer before selling to understand options and avoid unintended loss of residence rights.
You can start the process abroad through a Greek consulate in many cases, and you can complete certain parts after arrival. Some steps such as property purchase typically require local signatures and notary formalities. A lawyer can help coordinate consular filings, notarizations by proxy via power of attorney, and local filings so you do not need to be physically present for every step.
Golden Visa residence permits are not direct paths to citizenship. Long-term residence and naturalization have separate legal requirements, including a minimum period of lawful residence and other conditions such as language and integration criteria. If your long-term objective is citizenship, discuss a residency-to-citizenship strategy with a lawyer who can explain timelines and additional requirements.
Useful authorities and organizations you may contact or research when seeking legal advice include the Greek Ministry of Migration and Asylum - for immigration policy and procedures, the Hellenic Police Aliens Division - for residence permits and biometric cards, Greek consulates and embassies - for visa and consular support, the Hellenic Cadastre - for land registration and cadastral records, the Independent Authority for Public Revenue (AADE) - for tax guidance and registration, the Municipality of Acharnes - for local permits and municipal matters, the local and national Bar Associations - to verify and find licensed Greek lawyers, Greek notaries - for property deeds and transactions, and certified translators and legalization services for documents. A local real estate lawyer will typically coordinate with these bodies on your behalf.
1. Arrange an initial consultation with a Greek lawyer who specializes in both immigration and real estate law - ask for credentials, client references and a written fee agreement. 2. Prepare preliminary documents - passport copies, proof of funds, and any property listings you are considering. 3. Instruct your lawyer to perform full property due diligence in Acharnes - title search, cadastral verification, building permits and encumbrance checks. 4. Obtain a Greek tax identification number - AFM - and open a Greek bank account if required for the transaction. 5. If proceeding with a purchase, sign a preliminary agreement with clear conditions and timelines, deposit funds through formal channels, and complete the notarial deed and registration. 6. Assemble and legalize all documents for the immigration application - translations and apostilles as needed - and submit the residence permit application with your lawyer or at the appropriate consular or immigration office. 7. Maintain records proving you keep the qualifying investment and comply with tax and reporting obligations to preserve the right to renew. 8. If you plan future changes - selling, refinancing, or applying for long-term residency or citizenship - consult your lawyer early to manage risks. Legal advice early in the process helps prevent costly mistakes, so prioritize qualified local counsel before you commit significant funds.
