Best Golden Visa Lawyers in Thivais

About Golden Visa Law in Thivais, Greece

The Greek Golden Visa is a residence-by-investment program that grants a 5-year renewable residence permit to non-EU nationals who make qualifying investments in Greece, most commonly through real estate. Holders may live in Greece, enroll children in schools, and move in and out of the country without the need for additional visas. There is no minimum physical stay requirement to maintain the permit, but naturalization later requires genuine residence and integration. Thivais is a city in Central Greece and properties there are eligible under the national program, subject to the same statutory thresholds and rules that apply nationwide.

Recent legislative changes in 2024 adjusted minimum real estate investment thresholds depending on location and property type. Many areas moved from the historic 250,000 euro minimum to higher tiers. Thivais, being outside the core high-demand areas, will generally follow the tier that applies to most of Central Greece, though final classification and any exceptions should be confirmed at the time of purchase because implementation rules and local classifications can change. A Greek lawyer can verify the applicable threshold for a specific property before you commit.

Why You May Need a Lawyer

Golden Visa applications involve property law, immigration law, tax law, and regulatory compliance. A local lawyer can run title checks, navigate municipal planning rules, and make sure the property meets Golden Visa conditions before you pay a deposit. If you are purchasing off-plan or converting a commercial unit to residential, legal scrutiny is essential to ensure the end use and paperwork will qualify for the residence permit.

Applicants often need help with Greek tax numbers, notarized power of attorney, translations, and apostilles. Lawyers coordinate with notaries, real estate agents, and the Decentralized Administration that processes residence permits. They also manage timelines, arrange biometrics, and help avoid pitfalls such as properties with unregularized constructions, unpaid municipal charges, or ambiguous boundaries in the cadastre.

If you plan to include family members, structure ownership between spouses, finance a portion of the purchase, or rent the property, legal advice will help you comply with immigration rules, tax obligations, and any restrictions on short-term leases that may affect eligibility under the current framework.

Local Laws Overview

Property purchase in Thivais follows Greek civil law and land registration rules. Your lawyer will obtain a Greek tax number, verify the seller’s title and encumbrances through the Hellenic Cadastre or land registry, review building permits, and confirm there are no outstanding taxes or municipal debts. Purchase costs typically include transfer tax or VAT depending on the property’s status, notary and registry fees, and professional fees, all of which should be budgeted alongside the investment threshold.

Under the national Golden Visa framework, the residence permit is issued by the Ministry of Migration and Asylum, with biometrics processed through the competent Decentralized Administration based on the property’s location in Central Greece. The permit is valid for 5 years and is renewable as long as the qualifying investment is maintained and you continue to have health insurance in Greece. Family reunification is available for spouses or registered partners, minor children, and dependent parents, subject to documentary proof.

Legislation adopted in 2024 increased minimum investment amounts in many areas and introduced tighter conditions for certain property uses. Short-term rental activity and special categories of property, such as conversions from commercial to residential, are subject to specific rules. Because these rules can be updated by ministerial decisions, a local lawyer should confirm the current threshold, permitted uses, and any size or property-type conditions that apply to your intended purchase in Thivais.

Frequently Asked Questions

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

Greece applies tiered minimums by area following 2024 reforms. High-demand areas carry higher thresholds, while many other regions follow a lower tier. Thivais is outside Athens and Thessaloniki and is typically treated under the broader Central Greece tier. Because the government periodically refines the map and exceptions, you should have a lawyer confirm the current amount for the exact address and whether any special categories apply.

Can I combine more than one property to reach the threshold

Yes, combining properties can be possible if the law at the time allows aggregation and the total meets or exceeds the applicable threshold. Rules can differ between tiers and categories, so you should confirm whether multiple deeds in Thivais can be combined for the permit under current regulations.

Can I finance the purchase with a mortgage

Golden Visa law generally requires that the qualifying investment be paid from the applicant’s own funds traceable into Greece. Local financing secured on the property can complicate eligibility. If any borrowing is involved, structure it carefully and obtain legal clearance before signing.

Who in my family can be included

Spouses or registered partners, unmarried children under 21, and dependent parents of either spouse may qualify as family members. When a child turns 21, a 3-year residence permit may be available up to age 24 if conditions are met. Documentary proof of relationship and dependency is required.

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

No, there is no minimum stay to maintain the residence permit. For future citizenship, however, you must meet residence and integration requirements, which generally include actual presence and proof of ties to Greece.

How long does the process take

Timeframes vary with market conditions and local office workload. After purchase readiness, filing can often be prepared within a few weeks. From submission to issuance can take several months. You receive a filing certificate that allows you to remain in Greece while the application is processed, but it does not grant visa-free travel across Schengen.

Are there restrictions on renting out the property

Rental is regulated by tax and municipal rules. The 2024 Golden Visa amendments introduced stricter conditions for certain property categories and uses, particularly short-term rentals. Before assuming you can list a Thivais property on a short-stay platform, obtain written legal advice on the current rules to avoid jeopardizing the permit.

What taxes and costs should I expect when buying in Thivais

Expect transfer tax or VAT depending on the property’s status, notary and registry fees, legal and agent fees, and annual property tax. Some new-build VAT obligations have been subject to temporary suspensions under government policy. You also need Greek health insurance for the permit and should consider income tax on any rental income.

Can I sell the property after I get the permit

You can sell at any time. If you do not maintain a qualifying investment after the sale, your Golden Visa and any dependent permits tied to it will not be renewable. A sale to another Golden Visa applicant is possible if all legal conditions are met.

What documents are typically required

You will generally need a valid passport, Greek tax number, proof of funds and lawful transfer of money, the notarized purchase deed, land registry or cadastre certificates, proof of health insurance in Greece, passport photos, and government forms. Foreign documents often require official translations and apostilles or consular legalization.

Additional Resources

Hellenic Ministry of Migration and Asylum Golden Visa Unit - Primary authority for residence permits by investment and the body that issues policy circulars and processes applications.

Decentralized Administration of Central Greece - Directorate of Aliens and Migration - Regional office responsible for receiving biometrics and handling residence permit files for properties located in Central Greece, including Thivais.

Hellenic Cadastre and local Land Registry - Official property records used to verify ownership, boundaries, encumbrances, and property history in Boeotia.

Independent Authority for Public Revenue AADE - Tax authority responsible for issuing Greek tax numbers, processing property transfer taxes, and receiving annual property taxes.

Notaries Association of Greece - Notaries draft and execute the purchase deed and register it, an essential step for Golden Visa eligibility.

Local Bar Associations in Central Greece - Sources for verifying licensed lawyers and locating counsel experienced in Golden Visa and real estate in Boeotia.

Greek Consulates in your country of residence - Assist with notarizations, certifications, and information on document legalization for use in Greece.

Next Steps

Clarify your goal and timeline. Decide whether you will live in Greece or hold the property as a residence permit investment. This affects location choice, property type, and tax planning.

Engage a Greek lawyer experienced in Golden Visa and Thivais real estate. Sign a limited power of attorney so your lawyer can obtain your Greek tax number, conduct title checks, and represent you at the notary and migration office.

Confirm the applicable investment threshold and property-use rules in Thivais under the current year’s legislation. Ask your lawyer to put this in writing before you place a deposit.

Open a Greek bank account if required and prepare proof of funds. Banks will request source-of-funds documents to satisfy anti-money-laundering rules. Plan for transfer taxes, fees, and insurance in addition to the purchase price.

Perform full due diligence on the property. Your lawyer should verify permits, cadastre entries, encumbrances, and compliance with planning rules. Agree on contractual protections such as return of deposit if the property is found ineligible for Golden Visa.

Complete the purchase at a notary and register the deed. Collect the registry certificates, tax payment proofs, and insurance needed for the immigration file.

File the Golden Visa application and book biometrics with the competent Decentralized Administration in Central Greece. Keep your filing receipt safe until the residence cards are issued.

Plan for renewal and compliance. Maintain the qualifying investment, keep insurance in force, pay property taxes, and obtain legal advice before changing the use of the property or transferring ownership.

This guide is informational and not legal advice. Golden Visa rules can change and local implementation in Thivais may have nuances. Consult a qualified Greek lawyer before making any commitment.