Best Permanent Residency Lawyers in Vouliagmeni

About Permanent Residency Law in Vouliagmeni, Greece

Permanent residency in Greece allows non-Greek nationals to live long-term in the country with renewable rights and access to key services. Vouliagmeni is part of the Municipality of Vari-Voula-Vouliagmeni in the Southern Athens suburbs, a high-demand coastal area that is popular with investors and families. Greek law offers several routes to long-term or permanent residence, including the investor residence permit commonly called the Golden Visa, the EU long-term resident permit after five years of legal stay, family reunification permits, and permanent residence certificates for EU or EEA citizens after five years of residence. Each route has different eligibility rules, documentation, and rights, so choosing the correct path depends on your personal and financial situation.

The investor residence permit grants a five-year card that is renewable as long as the qualifying investment is maintained. The EU long-term resident permit is a separate status aligned with EU rules and requires five years of continuous lawful residence in Greece, stable income, health insurance, and integration criteria. EU and EEA citizens follow a lighter procedure involving registration and, after five years in Greece, a permanent residence certificate. In all cases, applications in the Athens area are handled by the competent migration authorities in Attica, and most steps can be managed locally while you search for property or settle in Vouliagmeni.

Why You May Need a Lawyer

Greek immigration and property rules are detailed and change over time, and high-value transactions in areas like Vouliagmeni require careful planning. A lawyer can identify the correct permit route for your goals, confirm the current investment thresholds that apply to the Southern Athens suburbs, and coordinate timing so your purchase and residency filing stay aligned.

When buying property, legal counsel conducts due diligence at the Hellenic Cadastre and the Land Registry, checks title history, confirms there are no liens or seizures, reviews building permits and legalization of any past alterations, verifies shoreline and forest-map restrictions that commonly affect coastal plots, and ensures compliance with zoning and protected-area rules. Your lawyer will also draft or review the purchase agreement, coordinate notary execution, oversee lawful payment flows under anti-money-laundering rules, and collect the documents needed for your residence application.

For immigration, a lawyer can secure tax numbers and translate or apostille foreign civil-status documents, prepare your application file, book and attend biometrics, respond to authority queries, advise on family members and dependents, and guide renewals. If you intend to rent the property or operate a business, counsel can explain local tax registration, short-term rental rules, co-ownership bylaws, and any municipal requirements in the Vari-Voula-Vouliagmeni area.

Local Laws Overview

Greek residency and immigration are governed primarily by the Immigration and Social Integration Code and subsequent amendments. The investor residence permit sets a minimum investment threshold that is higher in high-demand areas. Vouliagmeni is within the Southern Athens suburbs, which fall under a higher-threshold category. Lawmakers have revised the thresholds in recent years, including higher amounts and one-property requirements in specific zones. The exact minimum that applies at the time you buy in Vouliagmeni should be verified before signing, because transitional periods and cut-off dates can affect eligibility.

Key property law issues in Vouliagmeni include verification of title at the Land Registry and Hellenic Cadastre, review of objective property values for tax purposes, and compliance with shoreline and forest-map designations. Many coastal properties are subject to building-coefficient limits, setbacks, and archaeological or environmental protections. A notary executes the sale deed, and transfer taxes, notary fees, and registry costs are due on completion. Buyers typically budget total transaction costs in the mid-single-digit to low-double-digit percent of the price depending on VAT applicability, transfer tax, and professional fees.

For residence filings in Attica, applications are lodged with the competent migration services, and applicants must appear for biometrics. Health insurance that covers risks in Greece is required. Payments for qualifying investments generally must be made through traceable banking channels from the applicant’s own account. Family members may apply as dependents under the main applicant’s permit, subject to relationship proof and age limits.

Frequently Asked Questions

What permanent residency options exist for someone planning to live in Vouliagmeni

The main routes are the investor residence permit based on real estate or other qualifying investments, the EU long-term resident permit after five years of legal residence, family reunification if you have a qualifying sponsor in Greece, and for EU or EEA citizens the permanent residence certificate after five years. Which option fits best depends on whether you plan to invest, the time you intend to spend in Greece, and whether you already hold another Greek permit.

What is the current minimum property investment for an investor permit in Vouliagmeni

Vouliagmeni is in the Southern Athens suburbs and falls under a higher-threshold category set by law. The exact euro amount and any one-property rule have changed over time and may be subject to phase-in schedules. Before committing to a purchase, confirm the threshold and timing that apply on your signing date with the competent authority or a lawyer, so your investment qualifies for the residence permit.

Can I include my family members in my application

Yes. The investor route allows the spouse or registered partner, unmarried children up to a statutory age limit, and in some cases dependent parents of the main applicant or spouse to obtain residence cards as family members. Each dependent must provide civil status documents, legalized and translated into Greek, and carry health insurance.

Do I need to live in Greece to keep the investor residence permit active

The investor permit is renewable every five years as long as you maintain the qualifying investment. There is no minimum-stay requirement to renew this specific permit. However, if your goal is Greek citizenship later, you will need years of actual residence and integration, which is a separate path with different conditions.

How long does the process take from purchase to residence card

Timeframes vary by workload and completeness of your file. Many applicants complete due diligence and purchase within several weeks, file the application shortly after, and receive a temporary certificate that allows residence while the file is processed. Biometrics appointments and issuance can take a few months in Attica. Complex files or peak periods can extend timelines.

What documents will I need

Typical items include a valid passport, recent photographs, proof of health insurance, Greek tax number, proof of payment through banking channels, the notarial deed and land registry certificate, a clean criminal record from your country if required, and legalized civil status documents for family members. Foreign documents usually need apostille or consular legalization and certified translation into Greek.

Can I work in Greece with an investor residence permit

The investor permit does not grant the right to salaried employment in Greece. Holders may engage in business activity such as owning shares or serving as a director of a company. If you need work authorization as an employee, ask a lawyer about other permit categories that permit employment.

Can I buy in the name of a company and still qualify

In some cases, yes, if the company is wholly owned by the applicant and meets legal conditions set by the immigration rules. The structure and shareholding must be documented, and additional corporate records may be required. Your lawyer can advise on whether a corporate purchase will qualify and how to document it.

What happens if I sell the property

If you sell the qualifying property without replacing it with another eligible investment that meets the current rules, you generally lose eligibility for renewal. Plan any sale together with a replacement purchase to keep your status continuous if you intend to remain a resident.

Are short-term rentals allowed in Vouliagmeni

Short-term rentals are regulated at the national tax level and can be limited by building bylaws or special local restrictions. You must register rental activity with the tax authority, comply with safety and record-keeping rules, and respect any co-ownership regulations in your building. A local lawyer or accountant can check the specific rules that apply to your property.

Additional Resources

Ministry of Migration and Asylum - responsible for residence permits and investor residence policy.

Decentralized Administration of Attica - Migration Directorate - competent service for residence applications and biometrics in the Athens region.

Hellenic Cadastre and local Land Registry - for title searches, cadastral maps, and registrations.

Independent Authority for Public Revenue - for tax numbers, property taxes, and rental registrations.

Municipality of Vari-Voula-Vouliagmeni - for local planning information, certificates, and municipal fees.

Citizens Service Centers - KEP - for guidance on administrative filings and document certifications.

Athens Bar Association - to locate licensed attorneys experienced in immigration and real estate matters.

Authorized Notaries in Attica - for property conveyances and certification of documents.

Next Steps

Clarify your goal and timeline. Decide whether you want an investor permit, plan to live in Greece to pursue EU long-term residence, or will rely on family or EU status. Your choice affects documentation, budget, and timing.

Engage a local lawyer in the Athens market. Ask for a scope that includes immigration strategy, property due diligence in Vouliagmeni, contract review, and application filing. Confirm the current investment threshold and any one-property rule applicable to the Southern Athens suburbs before you sign a contract.

Organize your documents early. Obtain passports, birth and marriage certificates, criminal record certificates if required, and proof of funds. Arrange apostilles or legalizations and certified Greek translations. Secure Greek tax numbers for all adult applicants and open banking channels for compliant payments.

Select your property with legal checks first. Have your lawyer review title, zoning, shoreline and forest-map status, building permits, and condominium bylaws before you pay a deposit. Budget for purchase taxes, notary and registry fees, and professional costs.

Complete purchase and file your application. Ensure payments are made from the applicant’s own account through traceable banking methods. Submit the file to the competent migration authority in Attica, attend biometrics, and keep the temporary certificate safe while your card is produced.

Plan for taxes and ongoing compliance. Register for property taxes, arrange insurance, and if renting the property, follow registration and reporting rules. Track renewal deadlines and maintain the qualifying investment to keep your status current.

This guide provides general information and is not legal advice. Laws and thresholds change and local practice in Vouliagmeni can affect outcomes. For a tailored plan, consult a qualified Greek lawyer before you commit to a property or submit an application.