Best Residence by Investment Lawyers in Thivais

About Residence by Investment Law in Thivais, Greece

Residence by investment in Thivais, Greece refers to the Greek Golden Visa program. It allows non-EU nationals to obtain a renewable 5-year residence permit by making a qualifying investment in Greece. Most applicants invest in real estate, but there are also capital investment options in securities and bank deposits. Permits cover the main investor and eligible family members, give visa-free travel within the Schengen Area, and can be renewed as long as the investment is maintained. The program does not automatically grant Greek citizenship and does not, by itself, allow salaried employment. It is governed primarily by the Greek Immigration Code Law 4251-2014 and subsequent amendments.

Why You May Need a Lawyer

Residence by investment is paperwork heavy and highly technical. A local lawyer can help you:

- Verify property title, building legality, zoning, and encumbrances before you buy. Greek real estate law is formal and title issues are common if not checked carefully.

- Structure the investment to meet Golden Visa criteria that can change by area and by type of asset. Thresholds and conditions have been revised in recent years.

- Navigate tax numbers, bank onboarding, anti-money laundering checks, and source of funds documentation.

- Draft or review purchase agreements, powers of attorney, and notarial deeds. Notarial acts are mandatory for property transfers.

- File your residence application, secure timely biometrics, and respond to requests from the migration authority.

- Add family members, handle renewals, and advise on travel and residence compliance.

- Manage risks unique to Thivais and Central Greece such as local planning constraints, forest maps, coastal protection, and heritage protections.

Local Laws Overview

- Legal basis. The Golden Visa regime is found in Law 4251-2014 with amendments, plus ministerial decisions setting procedures. Real estate transfers follow the Greek Civil Code and notarial practice. Investors apply through the Decentralized Administration competent for the property location. For Thivais, this is typically the Decentralized Administration of Thessaly and Central Greece.

- Qualifying investments. The most common route is real estate. Minimum investment thresholds vary by municipality and policy period. In recent years Greece applied a two-tier or multi-tier system. Selected high-demand areas require a higher minimum, while other regions maintain a lower threshold. Thivais is outside the core Athens and Thessaloniki zones and has often fallen under the lower threshold. Rules evolve, so confirm the current threshold for Boeotia before committing.

- Alternative investments. Instead of property, investors may place capital in Greek government bonds, term deposits with Greek banks, shares or bonds of Greek companies, or units in Greek-focused funds. These options typically require higher thresholds than real estate and have holding and compliance conditions.

- Permit duration and work rights. The permit is valid for 5 years and renewable if the investment is maintained. The investor and adult family members may not take salaried employment in Greece. Operating a company or being a director is generally permitted.

- Family members. Spouse or registered partner, children up to a defined age threshold, and dependent parents of the investor or spouse can usually be included. Ages and dependency rules are set by law and should be confirmed at application time.

- Presence requirement. There is no minimum stay to obtain or renew the permit. You must appear for biometrics and maintain the qualifying investment. Citizenship and long-term residence have much stricter physical presence and integration requirements.

- Property law specifics. Property purchases require a Greek tax number, notarial deed, payment of transfer taxes, registration with the Land Registry or Hellenic Cadastre, and compliance with building and planning legislation. Horizontal property rules, common charges, and energy performance certification apply. Illegal building works must be regularized before transfer.

- Taxes and costs. Buyers pay property transfer tax on resale properties and may face VAT on certain new properties unless a temporary suspension applies. Annual property tax ENFIA, municipal levies, and income tax on rental income apply. Notary, lawyer, agent, surveyor, and registry fees are standard transaction costs.

- Short-term rental rules. Some reduced-threshold categories and special investment cases restrict short-term leasing. Local zoning and national tax rules apply to platforms such as short-term rentals. Confirm permitted use before purchase.

- Compliance and AML. Banks and notaries enforce strict anti-money laundering checks. Funds must be transferred from the investor or spouse and supported by documented source of funds. Payments are traceable through Greek banking channels.

Frequently Asked Questions

What is the current minimum investment for a Golden Visa in Thivais

Thresholds depend on national policy and municipal classification. Areas outside the highest demand zones often have a lower minimum for real estate, while premium areas have a higher minimum. Thivais has typically not been in the top tier. Always verify the latest threshold for Boeotia before you sign any contract.

Can I invest in more than one property to meet the threshold

Depending on the applicable rules for your chosen area and period, combining multiple properties may or may not be permitted. Some zones or categories require the full amount in a single property or impose size conditions. Your lawyer will match your plan to the current rule set.

Can my family be included under my permit

Yes. Spouse or registered partner, dependent children up to the statutory age limit, and dependent parents of the investor or spouse can be included. Provide relationship and dependency documentation with official translations and apostilles if required.

Do I need to live in Greece to keep the permit

No minimum stay is required for the Golden Visa. You must maintain the investment, hold valid health insurance in Greece, and complete biometrics and renewals on time.

Can I work in Greece with a Golden Visa

You may not take salaried employment under this permit. You can set up and manage a business, serve as a director, and receive dividends. Family members follow the same rule unless they switch to a different permit type.

How long does the process take

Typical timelines range from 2 to 6 months from purchase to permit issuance, depending on due diligence, bank onboarding, notarization, and migration office workload. Biometrics appointments can affect timing. Plan for variability.

What are the key risks when buying property in Thivais

Common risks include unregularized building alterations, unpaid common charges, mortgages or liens on title, zoning non-compliance, forest or coastal protection issues, and cadastral discrepancies. A local lawyer and engineer should perform full legal and technical due diligence.

Can I rent out the property

Long-term leasing is generally permitted. Short-term leasing may be restricted in certain investment categories, especially where reduced thresholds or special incentives apply. Check both Golden Visa and local rental rules before listing the property.

What documents do I need for the application

Standard items include passport, health insurance, proof of investment and funds transfer, clean criminal record from your country of residence if requested, marital and birth certificates for family members, and Greek tax number. All foreign documents must meet translation and legalization requirements.

Does the Golden Visa lead to citizenship

The Golden Visa is a residence route. Naturalization requires long-term lawful residence with substantial physical presence, language proficiency, and integration criteria. Time spent outside Greece on a Golden Visa does not usually count toward citizenship residence requirements.

Additional Resources

- Ministry of Migration and Asylum immigration services for residence permits.

- Decentralized Administration of Thessaly and Central Greece Aliens and Immigration Directorate, the competent authority for applications tied to Thivais.

- Hellenic Cadastre and local Land Registry offices for title searches and registrations.

- Independent Authority for Public Revenue AADE for tax numbers, property tax, and filings.

- Local Notaries and the Notarial Chamber for notarial procedures and the e-transfer platform used by notaries.

- Bar Association of Thebes Thiva for referrals to licensed local attorneys.

- Technical Chamber of Greece and local engineers for building legality and technical due diligence.

- Citizen Service Centers KEP for administrative certifications and appointments.

- Enterprise Greece for investment climate information and program updates.

Next Steps

- Initial consultation. Speak with a Greek immigration and real estate lawyer familiar with Thivais to confirm eligibility, current thresholds, and timeline.

- Pre-screen funds. Gather source of funds documents and plan your remittance path to a Greek bank. Start tax number and bank onboarding early.

- Property and legal due diligence. Retain a lawyer and an engineer to review title, planning, and building legality. Do not pay large deposits before these checks.

- Execute purchase. Use a notary for the deed, pay transfer taxes, and register the transaction with the Land Registry or Cadastre. Ensure the payment trail meets Golden Visa standards.

- File the application. Prepare translations and apostilles, submit the residence application through the competent authority, and attend biometrics when scheduled.

- Plan for renewals. Keep your investment intact, maintain insurance, and calendar renewal dates. Review rental and tax compliance annually.

This guide is informational only. Laws and thresholds change. For tailored advice on residence by investment in Thivais, consult a licensed Greek attorney before making any commitment.