Best Golden Visa Lawyers in Elliniko

About Golden Visa Law in Elliniko, Greece

The Greek Golden Visa is a residence-by-investment program that grants non-EU nationals a residence permit in return for qualifying investment in Greece. Elliniko - the large redevelopment area on the southern edge of Athens metropolitan area - is a popular location for property investment because of ongoing major projects, new residential developments and proximity to the city. A Golden Visa obtained through property investment in Elliniko provides a renewable residence permit for the investor and certain family members, and allows visa-free travel within the Schengen area for short stays.

Rules and procedures for the Golden Visa are set at national level, while local rules in Elliniko affect property registration, planning permission, zoning and property taxes. Investors in Elliniko should consider both immigration requirements and local real estate and administrative law before proceeding.

Why You May Need a Lawyer

Even though the Golden Visa program is widely used, many applicants encounter legal complexity. A qualified lawyer experienced in real estate and immigration law can help in the following common situations:

- Property due diligence and title searches - confirming that the seller is the lawful owner, that there are no liens or encumbrances, and that the property is correctly registered with the cadastre or land registry.

- Sales contracts and negotiation - drafting and reviewing reservation agreements, preliminary contracts and final purchase deeds to protect your rights and conditions of sale.

- Zoning, planning and building checks - verifying permitted uses, ongoing construction permits, developer guarantees and compliance with local planning rules in Elliniko.

- Immigration application preparation - assembling and authenticating the required documentation, drafting sworn translations, and submitting the Golden Visa application correctly to reduce delays or refusals.

- Tax planning and reporting - advising on acquisition taxes, property tax, capital gains tax implications and annual tax filing obligations in Greece.

- Mortgage, financing and corporate structures - structuring purchases via individuals or entities, negotiating mortgage terms and handling cross-border funding arrangements.

- Renewal, sale or transfer of qualifying investment - ensuring renewal of the permit and handling consequences of selling or transferring the qualifying property while residency is in force.

- Dispute resolution - representing clients in cases of contractual disputes with developers, title disputes or administrative challenges.

Local Laws Overview

Key legal aspects to keep in mind when pursuing a Golden Visa through property investment in Elliniko include the following:

- Investment threshold - the minimum qualifying investment for the Golden Visa typically involves a property purchase at or above the statutory threshold set by Greek authorities. Thresholds can change and some high-demand zones may be subject to different rules. Verify the current minimum before you commit.

- Property ownership and registration - Greece operates cadastral and title systems. Buyers must ensure properties are correctly registered and that all prior transactions are recorded. Incomplete or incorrect registration can block Golden Visa eligibility and create future legal exposure.

- Zoning and planning permission - Elliniko is subject to local zoning and urban development plans because of the large redevelopment effort. Check any developer or seller documentation about building permits, use limitations and completion timelines.

- Purchase formalities - real estate transfers are commonly formalized by public deed before a notary and registered with the relevant land registry or cadastre. Notarial processes usually require tax clearance and payment of transfer taxes.

- Immigration law and procedure - Golden Visa applications require specific immigration paperwork, police or administrative registrations, biometrics and compliance with residence permit issuance procedures. Renewals require evidence that the investment remains valid.

- Tax and reporting obligations - property purchase triggers transfer taxes, and ongoing ownership can create annual property tax obligations. Investors should understand double taxation treaties, reporting requirements and the potential tax consequences of renting or selling the property.

- Family inclusion rules - national residence-by-investment rules allow certain close family members to be included in the main applicant's permit, but exact definitions and age limits can vary and should be verified.

- Public procurement and developer warranties - buying off-plan from a major developer in Elliniko may involve corporate guarantees, escrow arrangements and contractual protections that differ from secondary market purchases.

Frequently Asked Questions

What is the minimum investment required to qualify for a Golden Visa in Greece?

The most common qualifying route is a real estate purchase that meets the minimum investment threshold set by Greek authorities. Historically this threshold has been frequently cited as a certain euro amount for real estate purchases, but thresholds and special zone rules may change. Check current official rules before making an investment.

Can I include my family in my Golden Visa application?

Yes, the program generally permits family reunification so that a spouse and dependent children can be included on the principal applicant's residence permit. The exact definition of dependents and any age limits should be confirmed with an immigration specialist prior to applying.

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

No minimum physical residence requirement is usually imposed to acquire the Golden Visa, and many investors maintain residence elsewhere. However, you must ensure compliance with renewal requirements and any administrative obligations specified by immigration authorities.

Can I work in Greece with a Golden Visa?

Rules about employment eligibility can vary. In many cases, the Golden Visa grants the right to reside and travel, but separate work permission or registration may be necessary to be employed by a Greek employer or to conduct certain business activities. Consult an immigration lawyer to understand work rights linked to your specific permit.

What documents are typically required for a Golden Visa application?

Common documents include a valid passport, proof of investment such as a purchase contract or title deed, a police certificate or criminal record check, proof of health insurance, proof of payment of taxes and fees, and certified translations. Supporting documents must usually be certified and, in some cases, apostilled.

How long does approval usually take?

Processing times vary depending on the office handling the application and the completeness of the documentation. Some applications are resolved in a few months, while others can take longer. Proper preparation of documents and use of legal counsel can reduce avoidable delays.

What happens if I sell my property - do I lose the Golden Visa?

Selling the qualifying property can affect your Golden Visa eligibility because the residence permit is linked to maintaining the qualifying investment. If you plan to sell, consult a lawyer to discuss timing, potential substitution of investment and how to preserve residency rights during any transition.

Are there tax consequences for buying property in Elliniko?

Yes. Property acquisition triggers transfer taxes and notary fees. Ongoing ownership may create annual property tax liabilities and income tax obligations if you rent out the property. Tax residency, double taxation treaties and local obligations should be reviewed with a tax advisor experienced in Greek law.

Can I buy off-plan property to qualify for the Golden Visa?

Purchases of new developments or off-plan projects can qualify, but off-plan transactions involve additional risks such as construction delays, developer insolvency and compliance with permits. Legal review of developer guarantees, escrow arrangements and contractual protections is essential.

How do I choose a lawyer in Elliniko or Athens to assist with Golden Visa matters?

Choose a lawyer with proven experience in both immigration and real estate law in Greece. Look for references, a clear fee structure, fluency in your language or use of certified translators, and familiarity with Elliniko-specific developments. A good lawyer will provide due diligence, contract review and manage the immigration filing process.

Additional Resources

When seeking reliable information and official procedures, consider consulting the following types of bodies and organizations:

- National immigration authorities and the ministry responsible for residence permits for non-EU nationals.

- Greek consulates or embassies in your country for preliminary guidance on visa and document legalization procedures.

- The Hellenic Cadastre or local land registry for property registration status and title information.

- The local municipality office in Elliniko or the relevant municipal authority for planning and zoning questions.

- The national tax authority for information on transfer taxes, property taxes and taxpayer obligations.

- Local bar associations or professional legal directories to find qualified lawyers specializing in real estate and immigration.

- Certified translators and notaries who handle document certification and attestations required for applications.

Next Steps

If you are considering a Golden Visa in Elliniko, follow these practical steps to reduce risk and streamline the process:

- Get a preliminary consultation - contact a lawyer who handles both real estate and immigration law to get an initial assessment of your case and the current legal requirements.

- Conduct due diligence - instruct your lawyer to perform a title search, check for encumbrances, confirm developer permits and verify zoning and planning status.

- Assemble documentation - prepare passports, criminal record checks, proof of funds, tax documents and certified translations as advised by your counsel.

- Review and sign clear contracts - have your lawyer draft or review reservation and purchase agreements to include protective clauses and clear timelines.

- Register and apply - work with your lawyer and local authorities to complete notarial formalities, pay required taxes and submit the Golden Visa application with proper supporting evidence.

- Plan for renewal and exit scenarios - confirm how to maintain the qualifying investment for renewals and plan for the legal and tax consequences if you intend to sell.

Engaging experienced local counsel early in the process is the most reliable way to protect your investment and secure a successful Golden Visa outcome in Elliniko.