Best Residence by Investment Lawyers in Melissia

About Residence by Investment Law in Melissia, Greece

Residence by investment in Melissia is part of Greece's national residence-by-investment framework, most commonly known as the Golden Visa program. The program grants a residence permit to non-EU nationals who make a qualifying investment in Greece - most frequently a real estate purchase. Melissia is a residential suburb north of central Athens, and the same national rules apply there as in other Greek municipalities. Investment in property in Melissia can be an attractive route because of its proximity to Athens, local services, schools and transport links.

Typical features of the program include a residence permit for the investor and qualifying family members, renewability while the qualifying investment is maintained, and freedom to travel within the Schengen area for short stays. Eligibility criteria, minimum investment levels and administrative procedures are set by national law and administrative practice and can change over time, so it is important to confirm current rules before you commit.

Why You May Need a Lawyer

Using a lawyer experienced in residence-by-investment and Greek property law helps protect your interests and reduces the risk of costly mistakes. Common situations where legal advice is useful include:

- Performing title and legal due diligence on a property in Melissia to confirm ownership, encumbrances, easements, mortgages, liens and any zoning or planning restrictions.

- Checking whether the property is registered correctly with the Hellenic Cadastre and resolving any discrepancies in land registry records.

- Drafting and negotiating purchase agreements, ensuring payment milestones and deposit protection, and managing notary and transfer formalities.

- Preparing and assembling the immigration application for the residence permit - including translation and legalization of documents, proof of funds and supporting statements.

- Advising on tax consequences - annual property taxes, income tax on rentals, wealth implications and how residency status affects tax residence.

- Handling municipal, building permit and conservation issues that can affect property use or renovation potential in Melissia.

- Responding to additional administrative requests, appeals or compliance matters during application, renewal or after a sale of the investment property.

Local Laws Overview

Key legal and administrative areas to understand for a residence-by-investment case in Melissia include:

- National residence-by-investment framework - The Golden Visa or equivalent permits are issued under national immigration regulations. The most common qualifying investment is property purchase, but other eligible investments can exist. Requirements cover minimum investment levels, documentation and conditions for renewals.

- Property ownership and registration - Greece uses the Hellenic Cadastre and local land registry systems. Clear title and proper registration are essential. Any unregistered or partially registered plots require careful verification and possibly additional steps to secure title.

- Notary and contract formalities - Real estate transfers are completed before a Greek notary public. A reservation agreement, preliminary contract and final deed are standard stages. Notary involvement ensures formal validity but does not replace the need for prior legal due diligence.

- Zoning, building permits and local planning - Melissia falls within the municipal planning regime of the Municipality of Penteli. Building permits, permitted uses, protected areas and restrictions related to forest or archaeological zones can affect property development or renovation.

- Taxes and fees - Purchasers must register for a Greek tax identification number, pay transfer taxes, notary fees and register annual property taxes. Rental income and capital gains are subject to Greek tax rules. Residency status can affect personal tax obligations.

- Anti-money-laundering and source-of-funds rules - Banks, notaries and real estate professionals must verify the investor's identity and the lawful source of funds used to purchase property. Expect detailed documentation and financial disclosures.

- Family and immigration rules - The residence permit typically allows inclusion of spouse and dependent children under specified age limits. Rules for renewals, length of permitted stay outside Greece and transition to long-term or permanent residency vary and require compliance.

Frequently Asked Questions

What is the minimum investment required to qualify for a residence permit by property purchase?

The most common threshold historically has been a minimum real estate investment level set by national regulations. In practice many applicants use property purchases that meet or exceed that threshold. Because government policy can change, you should confirm the current minimum investment with a lawyer or the relevant authorities before committing.

Can I include my spouse and children in the application?

Yes. Residence-by-investment programs typically allow the principal investor to include a spouse and dependent children under specified age limits. Extended family members or adult dependents are treated differently. Your lawyer will explain eligibility criteria and documentary requirements for family members.

Does the permit allow me to work in Greece?

Residency permits issued under investment schemes vary in work rights. Many Golden Visa type permits grant the right to live in Greece and travel within the Schengen area but do not automatically grant full work authorization. You should check whether the permit allows employment, self-employment or requires a separate work permit.

How long does the application process take?

Processing times vary depending on the completeness of documents, administrative workload and whether additional checks are needed. A typical timeline from property purchase to issuance of the initial permit can range from a few weeks to several months. A lawyer can help prepare documents to minimize delays.

What documents will I need to buy property and apply for residence?

Common documents include a valid passport, proof of clean criminal record, proof of sufficient funds and source of funds, property reservation and purchase contracts, tax identification number, bank statements, marriage and birth certificates for family members, and official translations and legalizations as required. Exact document lists vary by case.

What happens if I sell the property after getting the permit?

Selling the qualifying investment can affect your eligibility to renew the residence permit. Many programs require maintaining the qualifying investment for the permit to remain valid. If you plan to sell, consult a lawyer about alternatives and timing to avoid jeopardizing your residency rights.

Will I become a Greek tax resident if I obtain a residence permit?

Residency for immigration purposes is different from tax residency. Greece determines tax residency based on factors such as days spent in the country and permanent residence center. A residence permit alone does not automatically make you a tax resident, but extended stays and local ties can. Seek tax advice early to understand obligations and potential planning options.

Can a foreign buyer get a mortgage in Greece for property in Melissia?

Yes, some Greek and international banks provide mortgages to non-resident buyers. Terms depend on the bank, borrower profile and property. Mortgage approval typically requires proof of income, credit checks, valuation of the property and sometimes a larger down payment for non-residents. Legal advice is useful to structure financing and draft loan agreements.

Do I need to register the property with the Hellenic Cadastre?

Yes. Proper registration is important to secure title. Many properties are already registered with the Hellenic Cadastre, but some may still be in older land registry systems. Unregistered or partially registered properties require careful handling to confirm boundaries, rights of way and any outstanding claims.

Can residence-by-investment lead to permanent residency or citizenship?

Holding a residence-by-investment permit can be a pathway to longer-term residency in Greece, but rules for permanent residency or naturalization involve separate and often stricter requirements such as duration of residence, language knowledge and integration criteria. Citizenship typically has additional conditions and is not automatic simply because you hold an investment-based permit. Ask a lawyer about your long-term objectives and the legal routes available.

Additional Resources

When seeking legal advice or official information, the following types of resources and bodies are useful to consult:

- The Greek ministry or authority responsible for immigration and residence permits for the most current policy and application procedures.

- The Hellenic Cadastre for property registration and records.

- Local municipality offices - in Melissia this means the Municipality of Penteli - for planning, zoning and building-permit matters.

- The local tax authority and the national tax administration for tax registration and obligations.

- The Hellenic Police - Aliens and Immigration departments for practical steps on issuance and renewal of residence permits.

- The Athens Bar Association or local bar association to identify qualified lawyers experienced in real estate and immigration law.

- Notary associations, certified property valuers and licensed real estate professionals who work locally in Melissia and Athens.

Next Steps

If you are considering residence by investment in Melissia, follow these practical steps:

- Clarify your goals - Are you seeking temporary residency, family relocation, tax planning or eventual permanent residency or citizenship? Your objectives shape the legal strategy.

- Engage a specialized lawyer early - Choose a lawyer or law firm with demonstrable experience in Greek residence-by-investment cases and local property transactions in the Athens area.

- Conduct pre-purchase due diligence - Have your lawyer order title searches, verify Cadastre records, check for encumbrances and confirm zoning and permit status before signing any contract.

- Prepare documentation and proof of funds - Work with your lawyer to assemble properly certified and translated documents to meet immigration and anti-money-laundering requirements.

- Plan tax and financial matters - Consult a tax adviser about tax residency, property taxes, VAT if relevant, and any structuring options that suit your financial circumstances.

- Complete the property transaction correctly - Use a notary and ensure all transfers, registrations and payments are handled transparently and recorded.

- Submit the immigration application promptly and follow up - A lawyer can submit the application, respond to queries from authorities and manage renewals.

Working with local professionals - a lawyer, a notary, a tax adviser and trusted local real estate experts - greatly reduces risk and helps ensure a smooth process when pursuing residence by investment in Melissia.