Best Residence by Investment Lawyers in Moschato

About Residence by Investment Law in Moschato, Greece

Residence by investment - commonly known as the Greek golden visa program - allows non-EU nationals to obtain a Greek residence permit in return for qualifying investment in Greece. The most commonly used route is real estate acquisition. Moschato is a residential and commercial suburb in the Athens-Piraeus area, located in the region of Attica. Because Moschato sits within the greater Athens metropolitan area, local rules, valuation and eligibility criteria that apply to Athens may affect investments there.

Historically the program offered residence permits for real estate purchases starting at a minimum investment threshold. In recent years the Greek government has revised eligibility criteria and introduced geographic distinctions for minimum investment levels in some urban areas. As a result, exact investment thresholds and administrative requirements that apply in Moschato can change over time. Anyone considering the program should obtain current legal advice before committing funds.

Why You May Need a Lawyer

Residence-by-investment transactions involve immigration law, real estate law, tax law and administrative procedures. A lawyer helps in multiple ways:

- Verify eligibility and advise on which investment route best matches your personal and family circumstances.

- Conduct full property due diligence - title search, encumbrances, mortgages, zoning, building permits and compliance with planning law.

- Structure the purchase to minimize immigration or tax risk - for example whether to buy in a personal name, company or trust.

- Prepare and review contracts - preliminary purchase agreements, notarial deeds and related documents in Greek and in translation if needed.

- Represent you before public authorities - applying for the residence permit, handling renewals and responding to administrative requests.

- Advise on tax registration, reporting obligations and VAT issues relating to property and rental income.

- Assist with family inclusion - clarification of which relatives can be included on the permit and what evidence is required.

Local Laws Overview

Key legal aspects to consider for a residence-by-investment in Moschato include:

- Real estate ownership rules - Foreigners are generally allowed to buy property in most urban areas of Greece, including Moschato. Certain border zones and limited islands may have additional restrictions, but Moschato is normally unrestricted.

- Investment thresholds - The minimum qualifying investment can differ by location and over time. Thresholds historically started at a low-mid five-figure sum for non-real-estate options and 250,000 euros for real estate, but authorities have amended thresholds for specific high-demand municipalities. Confirm current thresholds before purchase.

- Purchase process - A typical purchase starts with a preliminary agreement, a deposit, completion before a notary public, and registration at the Land Registry or cadastre. All documents must meet Greek formalities.

- Registration and title - Title must be clear and free of encumbrances. Registration with the Hellenic Cadastre or local Registry is essential for final protection of ownership rights.

- Taxes and recurring costs - Buyers must register for a Greek tax number - AFM - and expect transaction taxes or VAT where applicable, stamp duties, notary and registration fees, and annual property tax obligations such as ENFIA. Rental income and capital gains are subject to Greek tax rules.

- Immigration procedure - The residence permit application requires a set of documents proving investment, identity, criminal-record checks, health insurance and proof of financial means. Residence permits under the program are typically issued for multiple years and are renewable while the qualifying investment is maintained.

- Local planning and building regulations - Check whether the property has valid building permits, lawful extensions and compliance with heritage or coastal protection rules where applicable. Unauthorized constructions can create serious legal and immigration problems.

Frequently Asked Questions

What types of investment qualify for residence in Greece?

Real estate purchase is the most widely used route. Other investment categories have been available in the past - for example certain capital transfers, strategic investments or investment in Greek businesses. Availability and exact qualifying criteria change over time, so confirm current options with a lawyer.

What is the minimum investment amount required in Moschato?

Minimum amounts are set by national law but may be adjusted for specific municipalities and high-demand areas. Because Moschato is part of the Athens metropolitan area, updated thresholds may apply. You must check the current threshold before purchasing and seek legal confirmation that the property qualifies.

Can I include my family on the residence permit?

Yes - the program is designed to cover family members. Typically the main applicant can include the spouse and dependent children, as well as certain dependent parents in some cases. Exact definitions of dependency and age limits can change, so obtain legal advice and prepare the required supporting documentation for each family member.

How long does it take to get the residence permit after buying property?

Timing varies depending on administrative workload, the completeness of documentation and whether any additional checks are required. In many cases processing can take a few weeks to a few months. Your lawyer will help assemble the application and track processing to reduce delays.

Do I have to live in Greece to keep the residence permit?

The golden visa is principally a residency permit and not an immediate path to citizenship. It generally does not require continuous physical presence in Greece to keep the permit, but renewal conditions require that the qualifying investment is maintained and that administrative requirements are met. Long-term residence or naturalization has additional residence and integration requirements.

Are mortgages or financed purchases accepted for the investment requirement?

Financing is commonly used in property transactions. Whether a mortgage counts toward the qualifying investment can depend on how the investment is structured and on current rules. Some authorities have required that the applicant show ownership control or that the full qualifying amount is effectively invested by the applicant. Speak with a lawyer and lender early in the process.

What taxes or ongoing costs should I expect after buying property?

Expect one-off costs - such as transfer tax or VAT, notary fees and registration fees - and ongoing costs - such as municipal charges, utilities, annual property tax (ENFIA) and income tax on rentals. Noncompliance can affect immigration status and create penalties, so consult a Greek tax advisor and your lawyer to understand obligations.

Can I rent out the property short-term, for example on vacation platforms?

Short-term rentals are legal but subject to specific taxation, licensing or registration rules. In some cases VAT and special tourist rental regulations apply. Ensure the property is permitted for short-term rental and that you comply with tax reporting and municipal rules to avoid fines and immigration complications.

What are common legal risks to watch for in Moschato property deals?

Common risks include unclear title or outstanding mortgages, illegal alterations or extensions without permits, zoning conflicts, outstanding tax liabilities, and sellers without proper authority to sell. A lawyer conducts due diligence to uncover these issues and recommends steps to mitigate them before completion.

How do I renew the residence permit and what triggers revocation?

Renewal generally requires proof that the qualifying investment is still held, updated documentation, valid health insurance and compliance with administrative formalities. Revocation can occur if the investment is sold and no longer meets program criteria, if required documentation is falsified, or if the holder repeatedly violates Greek law. Timely legal assistance helps ensure smooth renewals.

Additional Resources

Useful local bodies and resources to consult when considering residence by investment in Moschato include:

- Local Municipal Authority - Moschato-Tavros municipality for property-related permits and local registration.

- The Hellenic Cadastre - for title registration and property searches.

- Local Immigration and Aliens Department - for application submission and biometric appointments.

- Ministry or authority in charge of residence-by-investment programs - for official policy and up-to-date rules.

- Local Tax Office - DOY - and national tax authority for tax registration, VAT and ongoing tax obligations.

- Greek Bar Association or local law firms - for referral to qualified immigration and property lawyers.

- Notary public - for completion of deeds and execution of purchase contracts.

Next Steps

If you are considering residence by investment in Moschato - follow these practical next steps:

- Arrange an initial consultation with a qualified Greek immigration and property lawyer. Provide details about your nationality, family, budget and investment goals.

- Ask your lawyer to confirm current qualifying thresholds and whether Moschato is included in any geographic reclassification that affects the minimum investment.

- Obtain an AFM number - Greek tax identification - and open a local bank account. Your lawyer or a tax advisor can help with these formalities.

- Carry out a property search and instruct your lawyer to perform full due diligence on any shortlisted property before signing a preliminary contract.

- Agree contract terms that protect your deposit, provide clear completion conditions and require seller warranties about title and compliance.

- Complete the purchase through a Greek notary and register the title in the cadastre or land registry.

- Assemble the residence permit application package with your lawyer - including certified translations, criminal record certificates, proof of investment and health insurance - and submit to the competent immigration authority.

- Maintain ongoing compliance - preserve and register the investment, comply with tax filings and prepare for timely renewals.

Working with an experienced local lawyer and tax advisor will reduce risk and help you navigate changing rules. If you would like, request a checklist from a Greek-qualified lawyer to start the process in a step-by-step way.