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Residence by investment in Greece is most commonly pursued through the national Golden Visa program - a residence-permit scheme that grants non-EU nationals the right to live in Greece in return for qualifying investments. Acharnes is a municipality in the Attica region near Athens, so processes and authorities that handle applications are the same as for the broader Athens area. The most widely used route is qualifying real-estate investment - typically a property purchase at or above the statutory minimum investment threshold. Residence permits issued under the program are renewable and allow the investor and certain family members to live in Greece, travel freely within the Schengen area for short stays, and access local services subject to applicable rules.
Investing and seeking residence in a foreign country involves legal, fiscal and administrative complexity. You may need a lawyer in Acharnes for one or more of the following common situations:
- Due diligence before purchase - to verify title, encumbrances, zoning and past permits.
- Drafting and negotiating sales contracts and reservation agreements tailored to your protections and conditions.
- Navigating the Golden Visa application - preparing immigration paperwork, translating and certifying documents, and meeting procedural requirements.
- Proving source of funds and compliance with anti-money-laundering rules.
- Handling tax registration and advice - AFM tax number, property tax registration, VAT issues for new builds, and ongoing tax obligations.
- Dealing with municipal matters in Acharnes - building permits for renovations, local taxes and utilities connections.
- Resolving disputes - title conflicts, latent construction issues, or problems with developers.
- Estate planning - incorporating the property into a will or company structure to plan inheritance or protect assets.
- Acting by power of attorney when you cannot be in Greece in person.
Key legal and administrative aspects relevant to residence by investment in Acharnes include:
- Golden Visa eligibility - the program generally accepts qualifying investments such as real-estate purchases meeting the minimum threshold. Rules on family members, renewals and conversion to long-term residence or citizenship are subject to national law and periodic updates.
- Property law and title registration - a property purchase must be checked against the Greek Land Registry and the Hellenic Cadastre where applicable. Confirm there are no mortgages, liens or unresolved disputes. Notaries play an essential role in authenticating transactions.
- Building and planning regulations - local municipal rules in Acharnes regulate permitted uses, building permits and legal status of constructions. Illegal or unpermitted works can jeopardize residence applications and future resale.
- Taxation - buying property creates immediate tax obligations such as transfer taxes or VAT for new builds, and ongoing property taxes. Non-EU investors must obtain a Greek tax number (AFM) and register with the tax authorities.
- Anti-money-laundering and source-of-funds - investors must present verified proof of lawful funds used for the purchase and for satisfying immigration requirements.
- Immigration administration - residence permits are issued under national immigration procedures. Application and renewal involve document authentication, translations and interaction with regional immigration services serving the Attica region.
- Family reunification - the law allows specified family members to be included in the investor�s application, subject to age and dependency rules. The exact scope can change - check current criteria.
Because legal details and rates change, always verify current thresholds, tax rates and procedural rules with a qualified local lawyer or the competent authorities before committing to an investment.
The most common route is through real-estate acquisition, with a nationally set minimum value for the property purchase. Thresholds and qualifying criteria can change over time, so you should confirm the current minimum and acceptable types of investments with a local lawyer before proceeding.
Yes, most programs allow inclusion of immediate family members such as a spouse and dependent children. Rules on age limits, dependent parents and other relatives vary by law and can be updated. A lawyer can explain who qualifies under the current rules and help prepare the required documentation.
Golden Visa-style permits are notable for having limited or no minimum stay requirements for renewal in many cases. However, rules differ depending on the type of permit and later paths to permanent residency or citizenship usually require actual residence. Verify current obligations if long-term residency or citizenship is your objective.
Key checks include title and land-registry searches, mortgage and lien searches, clear zoning and planning status, building permits for existing structures, accuracy of cadastral data, and verification that the seller has the right to sell. A local lawyer and notary typically perform or coordinate these checks.
Processing times vary by the completeness of the file and workload of the competent authorities. With complete and properly authenticated documents, a straightforward application is often processed within a few months, but delays happen. Your lawyer can provide an estimated timeline based on current local practice.
Expect one-off transaction taxes or VAT where applicable, notary and registration fees, and annual property taxes. There are also municipal fees, utility connection costs, and potential community or condominium charges. Taxation depends on whether the property is new or resale and on your tax residency status.
Residence via investment is normally a route to temporary or long-term residence, not immediate citizenship. Citizenship requires meeting longer-term residence and integration criteria, including language and other statutory requirements. Laws and pathways to naturalization change, so consult a lawyer about the current path from investment-based residence to citizenship.
While foreign counsel can advise on general strategy, a local Greek lawyer fluent in property, administrative and immigration law is essential for transactional work, official filings, representations before local authorities and interfacing with notaries and tax offices. You may engage foreign counsel for coordination, but a Greek-licensed lawyer is recommended for local procedures.
Typical documents include proof of identity and nationality, property purchase documents or other proof of qualifying investment, proof of lawful funds, police certificate or criminal-record check, medical insurance, translations and certified copies, and proof of payment of required fees. Requirements vary, so a checklist prepared by your lawyer will ensure you provide the correct, authenticated items.
Risks include title defects, undisclosed encumbrances, illegal constructions, planning restrictions, changes in legal thresholds or tax policy, and administrative delays. Currency and financial risks and compliance with anti-money-laundering rules are also relevant. Comprehensive legal due diligence and professional advice reduce these risks significantly.
When seeking reliable information or help, consider these types of institutions and professional bodies in Greece:
- The competent national immigration ministry or authority that administers residence permits and visas.
- The Hellenic Cadastre - for land registry and property title information where applicable.
- Local municipality offices in Acharnes - for zoning, building permits and municipal taxes.
- The national tax authority - for AFM registration, tax registration and guidance on transfer tax or VAT matters.
- The Hellenic Bar Association and local bar associations - to find licensed Greek lawyers experienced in real-estate and immigration law.
- Local notaries - for authenticating contracts and completing property transfers.
- Professional real-estate agents and the local chamber of commerce - for market information and commercial support.
Always use accredited professionals and confirm credentials before engaging services. A qualified lawyer will also point you to the specific offices and forms you need in the Acharnes and Attica region.
If you are considering residence by investment in Acharnes, use the following practical roadmap to move forward:
- Gather basic documents - passport copies, proof of funds, and preliminary information about the investment you plan to make.
- Schedule an initial consultation with a Greek-licensed lawyer who specializes in both real-estate transactions and immigration. Ask for a written engagement letter outlining fees and services.
- Order preliminary due diligence - title searches, cadastral checks and a review of any planning or building permits for the property.
- Prepare immigration documents in parallel - translations, notarizations and any police or health certificates that must be authenticated.
- Consider tax and structuring advice - whether to buy in your name, through a company or with other planning to meet your long-term goals.
- If you are not able to be in Greece for signing, authorize a local lawyer or trusted representative with a specific power of attorney to act on your behalf.
- After purchase, submit the residence-permit application with all certified documents, and keep copies of everything in a secure place.
- Maintain contact with your lawyer through renewal periods and if you change address, status or intend to sell the property.
Engaging experienced local legal counsel early reduces risks, clarifies timelines and helps ensure both your investment and your immigration objectives are handled correctly. If you would like, prepare a list of your immediate questions and documentation, and consult a qualified Acharnes or Athens-based lawyer to begin the process.
