Best Golden Visa Lawyers in Arta

About Golden Visa Law in Arta, Greece

The Greek Golden Visa is a 5-year renewable residence permit for non-EU-EEA-Swiss nationals who make a qualifying investment in Greece. The most common route is real estate acquisition. Holders can live in Greece, include eligible family members, and travel visa-free within the Schengen Area for up to 90 days within any 180-day period. There is no minimum-stay requirement to keep or renew the permit.

Arta is part of the Epirus region and is generally treated as a non-high-demand area under recent reforms. As of 2024, Greece increased minimum real estate thresholds and introduced new conditions. In most areas like Arta, the baseline rule is a higher minimum purchase price and a requirement that the investment is concentrated in a single residential property with a minimum surface area. There are limited lower-threshold exceptions for listed buildings and certain rehabilitations. Because rules are subject to change and there are transitional provisions for buyers who paid deposits before specific cut-off dates, you should confirm the exact threshold and conditions that apply to Arta at the time you invest.

Why You May Need a Lawyer

Golden Visa rules combine immigration law, real estate law, tax law, and banking compliance. A local lawyer can protect your interests and help you avoid costly mistakes in situations such as:

- Performing title due diligence on rural and urban properties in Arta, including checking the Hellenic Cadastre, building permits, encumbrances, forest maps, and zoning restrictions.- Navigating the 2024 threshold increases, minimum square-meter rules, one-property rules, and any local or transitional exceptions that may benefit you.- Structuring the purchase to meet Golden Visa requirements, including proof of payment via bank transfer and source-of-funds compliance under anti-money-laundering rules.- Drafting and reviewing the preliminary agreement and the final notarial deed, ensuring accurate descriptions, boundaries, and legalizations of any prior unauthorised works.- Coordinating translations, apostilles, and certified copies for civil status documents for family members.- Filing the residence permit application on the national portal, arranging biometrics at the competent authority for Epirus, and responding to any requests for additional evidence.- Advising on tax impacts such as transfer taxes or VAT, annual ENFIA property tax, and rental income taxes, including restrictions on short-term rentals for Golden Visa properties introduced in 2024.- Managing power-of-attorney so you can complete the purchase and application remotely if needed.

Local Laws Overview

- Legal framework: The program is based on the Greek Immigration Code and subsequent reforms, including 2024 amendments that raised investment thresholds and added conditions on property size and use. The real estate route is most common, but other investment options also exist under Greek law.- Thresholds in Arta: Arta is not in the high-demand zones such as Attica or Thessaloniki. As of 2024, the standard minimum for much of Greece is higher than the former 250,000 euros and typically requires purchasing one residential property of at least a specified minimum size. Some special cases allow lower thresholds for listed buildings or certain rehabilitations. Because the government set transitional timelines and locality-based rules, verify the current minimum in Arta before committing funds.- One-property rule and size: The 2024 reforms generally require the investment to be concentrated in a single residential property and set a minimum floor area. Combining multiple cheaper units to meet the threshold is usually not permitted under the new rules.- Use restrictions: New 2024 rules restrict or prohibit short-term rentals for Golden Visa properties. Long-term leases remain possible, subject to tax and municipal rules.- Ownership and duration: Ownership of the qualifying property must be maintained for permit renewal. The residence permit is valid for 5 years and is renewable as long as the investment is intact and other conditions are met.- Family members: Typically includes spouse or partner under a cohabitation agreement, children under a defined age threshold, and in many cases the parents of the main applicant or spouse. Age and dependency rules can change, so confirm current limits.- Work rights: Golden Visa holders cannot take up paid employment in Greece. They may hold shares or be directors in companies without being employees.- Naturalization: The Golden Visa itself does not lead to citizenship unless you actually reside in Greece and meet the multi-year lawful residence, tax, and language-civics examination requirements. Occasional visits do not accumulate residence days for naturalization.- Procedure in Epirus-Arta: Purchases are notarized in Greek by a notary, then registered with the Hellenic Cadastre-Land Registry. Immigration applications are filed online with the Ministry of Migration and Asylum. Biometrics and file handling for Arta are typically managed by the competent directorate in Epirus, often in Ioannina. A local attorney coordinates these steps and appointment scheduling.- Payments and AML: The purchase price must be paid via bank transfer from the applicant or spouse and documented. Banks will ask for detailed source-of-funds evidence. Cash payments are not acceptable for Golden Visa qualification.- Taxes and fees: Expect property transfer tax at 3 percent of the taxable value for most resales, or VAT on certain new-build sales unless a legislated VAT suspension applies. Add notary and registry fees, legal fees, translation costs, and immigration fees. Annual ENFIA property tax applies after purchase.

Frequently Asked Questions

What is the current minimum real estate investment for a Golden Visa in Arta

As of 2024, Greece increased minimums and added conditions. Arta generally falls under the standard tier outside high-demand zones. The minimum is typically higher than the old 250,000 euros and usually requires a single residential property with a minimum surface area. Some exceptions exist for listed buildings or certain rehabilitations at lower thresholds. Because rules and transitional windows change, have a local lawyer confirm the exact figure and conditions applicable on your purchase date.

Can I buy more than one property to reach the threshold

Under 2024 reforms, the program generally requires investing in a single qualifying residential property to reach the minimum. Aggregating multiple properties is typically not allowed. There are limited exceptions tied to specific categories like listed buildings.

Are short-term rentals allowed for Golden Visa properties in Arta

New 2024 rules restrict or prohibit short-term rentals by Golden Visa holders. Long-term leases are generally permitted. If rental income is part of your plan, ask your lawyer to confirm what is allowed and how it affects your compliance.

Can I finance the purchase with a mortgage

To qualify, the investment amount must be paid by the applicant or spouse via bank transfer and properly documented. Greek banks rarely lend to non-residents for this purpose, and any financing cannot reduce the personal funds below the required threshold. In practice, plan to use your own funds for the qualifying portion.

How long does the process take in Arta

Property due diligence and purchase can take 2 to 8 weeks depending on title complexity and documentation. After filing, you receive a certificate of submission that allows legal stay. Biometrics appointments in Epirus are usually scheduled within weeks, and the residence card often issues within 1 to 3 months afterward. Timelines vary with workload and completeness of your file.

Which family members can be included

Spouse or registered partner, minor children, and often parents of the main applicant or spouse can be included. Children over a certain age may be eligible as dependents under specific conditions. The exact age limit and dependency criteria can change, so verify current rules before applying.

Do I need to live in Greece to keep the Golden Visa

No minimum stay is required to maintain or renew the Golden Visa as long as you keep the qualifying investment and meet ongoing conditions. However, if your goal is Greek citizenship, you must actually reside in Greece and meet residence duration, tax, and language-civics exam requirements.

What documents will I need

Typical items include passport, proof of legal entry, Greek tax number, proof of health insurance valid in Greece, notarial deed of purchase, land registry-cadastre certificate, proof of payment by bank transfer, and family civil status documents with apostille-legalization and official translations into Greek. The authorities may request additional evidence for compliance or clarifications.

What taxes and fees should I expect on a property in Arta

On most resales, property transfer tax is 3 percent of the taxable value. New-builds may be subject to VAT unless a legislated VAT suspension applies at the time of sale. Add notary fees, land registry-cadastre fees, legal fees, translation costs, and immigration fees. After purchase, annual ENFIA tax applies, and any rental income is taxed at progressive rates. Your lawyer and accountant can estimate total costs in advance.

Can I complete the purchase and application remotely

Yes. Many buyers use a notarized power of attorney for their lawyer to obtain a Greek tax number, open a bank account, carry out due diligence, sign the purchase deed, and submit the Golden Visa application. You will still need to attend in person for biometrics after submission.

Additional Resources

- Ministry of Migration and Asylum - guidance on residence permits by investment and application procedures.- Decentralized Administration of Epirus and Western Macedonia - the competent regional authority for residence permits covering Arta.- Hellenic Cadastre - title records and cadastral mapping for properties in Arta.- Notarial bodies in Greece - notaries prepare and execute property deeds.- Independent Authority for Public Revenue AADE - tax numbers, property taxes, and income tax compliance.- Local Urban Planning Office and Technical Chamber of Greece - building permits, compliance, and engineer certifications.- Greek Consulates - entry visa support and document legalization for family members.

Next Steps

- Clarify your goals and budget - residence, rental income, or long-term settlement - and how they align with the latest Golden Visa rules.- Engage a local Arta real estate-immigration lawyer - check experience with 2024 reforms, cadastre checks, and permit filings in Epirus.- Obtain a Greek tax number and set up a bank account - your lawyer can arrange these with a power of attorney.- Conduct property due diligence before paying any deposit - verify title, boundaries, permits, and any unauthorized works.- Confirm the applicable threshold and conditions in Arta on your purchase date - including any transitional provisions you may rely on.- Execute the notarial deed and pay via bank transfer - keep bank slips and proofs of funds for your application.- Prepare your immigration file - translations, apostilles, insurance, and family documents - and submit through the national portal.- Attend biometrics in Epirus - track your application and respond promptly to any requests from the authorities.- Plan for compliance after approval - property taxes, permitted leasing, and timely renewals to keep your permit valid.

This guide is informational and not legal advice. Because Greek Golden Visa rules changed in 2024 and may be updated again, always seek personalized advice from a qualified lawyer in Arta before you invest.