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The Greek Golden Visa is a national residence-by-investment program that grants non-EU nationals a renewable 5-year residence permit when they make an eligible investment in Greece. Vouliagmeni is a seaside suburb within the Municipality of Vari-Voula-Vouliagmeni in South Athens, an area that has been designated as high-demand for real estate investment. As a result, the minimum property purchase threshold applicable to this area has in recent years been higher than the standard threshold used elsewhere in Greece. Program rules are set by national law and ministerial decisions, and thresholds and conditions are subject to change. The permit allows visa-free travel within the Schengen Area, covers eligible family members, and does not impose a minimum-stay requirement. It does not in itself grant citizenship or tax residency.
This guide provides practical, plain-language information and is for general information only. It is not legal advice. Always verify current legal requirements with a qualified lawyer in Greece before you act.
A lawyer can protect your interests at every stage of a Golden Visa investment and application in Vouliagmeni. Common situations where legal help is essential include verifying that a property is eligible for the Golden Visa threshold that applies in South Athens, conducting title and encumbrance checks at the Hellenic Cadastre or Land Registry, reviewing building and planning legality with an engineer, drafting and negotiating the notarial purchase agreement, handling anti-money-laundering checks and source-of-funds documentation, obtaining a Greek tax number and opening a bank account, coordinating payment methods that meet program rules, structuring co-ownership or family participation, preparing and filing the residence application and attending the biometrics appointment, responding to requests from authorities or appeals if something is refused, and managing taxes and compliance after purchase. Many investors also grant a limited power of attorney so their lawyer can complete steps while they are abroad, which can save time and prevent procedural errors.
Investment thresholds and eligible assets. Greece offers several Golden Visa routes, the most common being real estate purchase. In designated high-demand areas such as the Municipality of Vari-Voula-Vouliagmeni that includes Vouliagmeni, the minimum purchase price for real estate has been higher than the standard nationwide minimum and has typically required purchase of a single property meeting the threshold. Elsewhere in Greece, lower thresholds may apply or multiple properties can be combined. The exact amount and conditions can change by law or decision, so you should confirm the current threshold and any special conditions before you commit to a contract. Alternative routes also exist, such as specific financial investments or term deposits, each with their own minimums and documentation.
Property purchase taxes and costs. Buyers typically pay either real estate transfer tax on the contract value or VAT on new builds depending on the property and permit date, with a long-standing VAT suspension on many new residential sales that has been extended in recent years. In addition to tax, budget for notary fees, lawyer fees, registry or cadastre fees, and an engineer and surveyor if due diligence requires it. Owners pay annual ENFIA property tax and municipal levies. If you rent out the property, rental income is taxable and must be declared to the Greek tax authority.
Conveyancing and due diligence. Real estate transfers in Greece are executed before a notary in Greek. You will need a Greek tax number and usually a Greek bank account. A lawyer should check ownership history, encumbrances, pending litigation, liens, and cadastral status. An engineer should verify building legality and obtain the required engineer certificate under Greek law, review building permits, identify any unauthorized constructions and whether they have been legalized, produce or review the topographic diagram, and confirm that the property matches the title and cadastral records. An Energy Performance Certificate is required. Payments must comply with anti-money-laundering rules and be traceable from the buyer. Retain all bank remittance slips and payment proofs because they are part of the residence application.
Planning and coastal considerations in Vouliagmeni. Vouliagmeni is a coastal and high-value area with specific planning rules. Properties close to the seashore can be affected by seashore and beach delineations, maritime zone setbacks, or protected areas. There can be archaeological zones, forest maps, and building coefficient limits. These affect whether expansions or renovations are legal and can affect valuation. Your lawyer and engineer should clear these issues before you sign or pay a deposit.
Residence permit features. The Golden Visa residence permit is issued for 5 years and is renewable as long as you maintain the qualifying investment and meet program conditions. It does not impose a minimum-stay requirement. It permits study and business activity such as owning shares or being a director but generally does not grant the right to be employed in Greece as a salaried worker. Family members usually include a spouse or registered partner, children under a defined age threshold, and the parents of the spouses. Family definitions and age limits are set by law and can be updated, so confirm current rules before filing.
Tax residency and lifestyle. Golden Visa status does not automatically make you a Greek tax resident. You may become tax resident if you spend at least 183 days in Greece or if your center of vital interests moves to Greece, subject to treaty rules. If you intend to reside in Vouliagmeni, consider tax planning, health insurance, and local registration requirements in advance.
Application process and timing. Most applicants enter Greece lawfully, complete the purchase, and file their residence application with the competent Greek migration authority. After filing, you receive a submission certificate that allows you to remain in Greece and travel domestically while you wait. You must attend a biometrics appointment in person in Greece before the card is issued. Processing times vary with workload in Attica but plan for several months from filing to card issuance.
Vouliagmeni is part of South Athens, a high-demand area where the minimum purchase price for the real estate route has been higher than the national standard. In recent years this has been 500,000 euros with conditions such as buying a single property. Thresholds and conditions can change, so ask your lawyer to confirm the exact amount and any special rules that apply on your signing date.
In high-demand municipalities, the law has required that the higher minimum be met through the purchase of a single property. In other parts of Greece combining multiple properties may be possible. Your lawyer should verify what applies at the time of purchase and structure the transaction accordingly.
Golden Visa rules require proof that the investment funds come from your own lawful resources and that the purchase price is fully paid and traceable. Financing that undermines these requirements may prevent eligibility. If you plan to use any loan, discuss it with your lawyer and notary in advance so payment flows comply with program rules. Many investors pay the qualifying amount from their own funds and consider financing only after the title transfer.
Yes. Spouses or registered partners, unmarried dependent children up to a defined age limit, and the parents of the spouses are typically eligible. Age limits and dependency definitions are set by law and can change. Your lawyer can confirm who qualifies and what documents are needed for each family member, such as marriage or birth certificates with apostille and official translations.
Timeframes vary. Property search and due diligence can take a few weeks to a few months. After closing and filing, processing in Attica commonly takes several months depending on demand and biometrics availability. You will receive a submission certificate while you wait. Planning for 3 to 6 months after filing is common, but timelines are not guaranteed.
No minimum stay is required to maintain the Golden Visa, provided you keep the qualifying investment and remain compliant. If you wish to pursue long-term residence or citizenship later, physical presence and integration requirements are stricter and separate from Golden Visa rules.
Long-term rentals are generally allowed and rental income is taxable in Greece. Short-term rentals may require registration and compliance with national and municipal rules that can change and may be tighter in high-demand tourist areas. Ask your lawyer and accountant to check current requirements for listing, taxation, and building or condominium rules.
You will need a valid passport, proof of lawful entry, health insurance covering Greece, payment of government fees, biometrics, and investment documents such as the notarial deed, proof of cadastre or land registry registration, and bank remittance slips. Family members need civil status documents duly legalized and translated. Authorities can request additional documents at their discretion.
Expect transfer tax or VAT depending on the property, plus notary, lawyer, and registry or cadastre fees. After purchase, you will pay annual ENFIA property tax and municipal charges. If you earn rent, file Greek tax returns and pay income tax according to the applicable brackets. Fee schedules and tax rates can change, so obtain a written cost estimate before signing.
If you dispose of the qualifying investment and do not replace it with another eligible investment that meets the current rules, your Golden Visa and those of your family members will no longer be renewable. A buyer who meets all requirements may apply for their own permit based on the purchase. Coordinate any sale with your lawyer to avoid gaps in status.
Hellenic Ministry of Migration and Asylum for residence permit rules and applications. One-Stop Service for Investor Residence Permits for processing guidance. Decentralized Administration of Attica or the competent migration directorate for appointments and biometrics in the Athens area. Hellenic Cadastre for title, cadastral maps, and encumbrance information. Independent Authority for Public Revenue for tax numbers, property and rental taxation, and short-term rental registration. Municipality of Vari-Voula-Vouliagmeni Urban Planning Directorate for planning and building matters in Vouliagmeni. Athens Bar Association and Notaries Association of Athens for locating licensed professionals. Bank of Greece for compliance and anti-money-laundering guidance that affects payment flows.
Clarify your goals and budget, including whether you aim only for residency or also for eventual long-term residence or citizenship. Engage a Greek lawyer experienced in Golden Visa and the South Athens market. Obtain a Greek tax number and assess banking options. Shortlist properties in Vouliagmeni and instruct your lawyer and engineer to run full legal and technical due diligence before you pay a deposit. Confirm the current Golden Visa threshold and conditions for Vouliagmeni and structure the contract to satisfy them. Arrange compliant payment flows with complete source-of-funds documentation and retain all remittance proofs. Sign the notarial deed, register your title at the Hellenic Cadastre, and collect all certificates required for your application. Prepare and file the Golden Visa application for you and your family, pay government fees, and attend biometrics. After approval, collect your residence cards and set up ongoing compliance such as ENFIA, insurance, and tax filings. Keep your lawyer involved for renewals, changes in family status, or if you plan to sell or upgrade the property.
This guide is general information and not legal advice. For case-specific guidance on Golden Visa in Vouliagmeni, consult a licensed Greek lawyer before you act.
