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Greece offers a residence by investment route commonly called the Golden Visa. It grants a renewable 5-year residence permit to non-EU nationals and eligible family members who make qualifying investments in Greece. The most widely used route is real estate acquisition, though capital market instruments and business investments can also qualify under specific rules.
Vouliagmeni is part of the Municipality of Vari-Voula-Vouliagmeni in the South Athens sector of Attica. This coastal area is considered high demand, with higher minimum investment thresholds for real estate compared with many other parts of Greece. In practice, investors targeting Vouliagmeni should plan for a higher-tier minimum and confirm the exact threshold and any one-property or size conditions in force at the time of purchase, since the rules have been updated several times since 2023.
The Greek Golden Visa permits residence and visa-free movement within the Schengen Area for short stays, does not by itself grant the right to take up paid employment in Greece, and can be renewed as long as the qualifying investment is maintained. It can include close family members under family reunification provisions.
Property due diligence is essential. A lawyer will verify clean title, check the Hellenic Cadastre and land registry, review building permits, confirm no hidden liens, and ensure the property meets Golden Visa criteria such as minimum price, size where applicable, and single-property rules in higher-tier zones.
Structuring the investment matters. Counsel can advise on whether to purchase in personal name or through a legal entity, how co-ownership works for spouses and family members, and how rules differ in higher-threshold areas like Vouliagmeni.
Compliance and documentation are strict. An attorney coordinates tax number issuance, bank onboarding and source-of-funds documentation, apostilles and sworn translations, notary deed formalities, and the residence permit application with the competent immigration authority.
Deadlines and sequencing can be tight. A lawyer helps manage reservation agreements, deposits, escrow, signing timelines, and filing biometrics after submission so you do not lose eligibility due to timing mistakes.
Local zoning and coastal restrictions are nuanced in Vouliagmeni. Legal and technical teams should check planning coefficients, coastal protection zones, forest or archaeological designations, and building regulation compliance specific to the Athens Riviera.
Tax and ongoing obligations affect returns. Legal and tax advisers will brief you on transfer taxes, annual ENFIA property tax, VAT status of new builds, rental rules, and how residency interacts with Greek tax residency and international tax planning.
Core framework. The Greek Golden Visa framework sits within the Immigration and Social Integration Code and subsequent amendments. Since 2023 Greece has raised thresholds in certain high-demand areas and refined qualifying property rules. Vouliagmeni falls within the South Athens sector, so a higher minimum real estate investment applies. Investors should confirm the current euro threshold, whether only one property can be counted, and any minimum size rules before signing a contract.
Qualifying investments. Real estate purchase remains the most used path. Other options include capital contributions or securities under detailed criteria. Some recent rules encourage restoration of listed buildings or conversions of non-residential properties to housing under special terms. Each category has detailed documentation and monitoring requirements.
Eligible family members. The main investor may include a spouse or registered partner, dependent children up to a defined age threshold, and in many cases parents of the investor and of the spouse or partner, subject to proof of relationship and support where required. Ages and dependency definitions are strictly applied, so verify current definitions before filing.
Rights and limitations. Golden Visa holders have the right to reside in Greece and travel within Schengen for short stays, to own businesses and receive dividends, and to access education. The status does not confer the right to work as an employee. Health insurance that covers Greece is mandatory for all applicants.
Purchase process in Attica. Typical steps include obtaining an AFM tax number, opening a Greek bank account for regulated payments, conducting legal and technical due diligence, signing a notarial deed of sale, paying real estate transfer tax, registering the deed at the Hellenic Cadastre, and submitting the residence application with proof the purchase meets Golden Visa criteria. Payments usually must be made through traceable non-cash methods and supported by source-of-funds documentation.
Fees and timelines. Government application fees apply per applicant, with a higher fee for adults and a lower fee for minors, plus a biometric card fee. Processing times in Attica vary but often range from several weeks to a few months. A filing receipt can allow legal stay and travel while the card is produced, subject to current rules.
Property and planning in Vouliagmeni. The Athens Riviera has special coastal and urban planning constraints. Expect reviews for building legality, energy certificates, potential coastal setback rules, and, where applicable, archaeological service clearances. Many homes are within multi-unit buildings governed by horizontal property regulations, so review the building bylaws for use and renovation limits.
Taxes and costs. Buyers typically pay real estate transfer tax on resales, notary and registry fees, legal fees, and agency commissions. New builds can carry VAT, although at times Greece has implemented temporary VAT suspensions for new dwellings. Annual ENFIA property tax applies. Rental income is taxable in Greece and registration of leases is required. Always confirm the current rates and any available exemptions.
Vouliagmeni is in the South Athens sector, which is a higher-tier area for the Golden Visa real estate route. The minimum is higher than the national baseline used in many regions. Because Greece updated thresholds and conditions in 2023 and 2024, confirm the exact euro amount, any minimum size conditions, and any one-property rule in effect on the date you sign the notarial deed. Plan your budget accordingly, as Vouliagmeni properties typically sit well above lower national thresholds.
Combination rules depend on the zone and the current law. In higher-tier areas like Vouliagmeni there are periods where the law has required a single qualifying property. In other areas, combining properties may be permitted. Verify the rule that applies to your purchase location and date before you commit to multiple units.
Yes. A spouse or registered partner can be included. Dependent children are eligible up to a defined age, with transition options when they reach that age. Parents of the investor and of the spouse or partner can often be included. Each family member files their own application linked to the main investor and must hold qualifying insurance. Relationship proof and, where required, dependency proof are necessary.
No minimum stay is required to maintain the Golden Visa. You must keep the qualifying investment and maintain valid insurance. If you wish to become a long-term resident or pursue naturalization, physical presence and language integration requirements are different and significantly more stringent.
The Golden Visa does not grant the right to work as an employee. You may own shares, be a company director, or operate a business, and you may receive dividends and rental income. If you want to take up employment, you would need a work-authorized permit under a different category.
Expect real estate transfer tax on resales, notary and registry fees, legal fees, and agent commission. For new developments, VAT rules can apply depending on current suspensions or exemptions. As a rough guide, many buyers budget several percent of the purchase price for transaction costs, but exact amounts depend on whether VAT applies, the objective value, and agreed commissions.
After purchase and submission, processing in Attica commonly takes several weeks to a few months. You will attend a biometrics appointment. A filing receipt can provide lawful stay while the application is pending. Timelines vary with workload and completeness of documents.
The qualifying investment must meet the minimum using funds that satisfy anti-money-laundering requirements and are traceable. Local mortgages to non-residents are limited. If financing is used, the net amount contributed by you and reflected in the deed and payment proofs must meet the threshold without counting disallowed lending. Get legal confirmation before relying on financing.
Long-term leasing is generally permitted and leases must be registered for tax. Short-term rentals are subject to specific rules such as registration and building bylaws, and some policies can restrict short-term use in certain contexts. If your business plan relies on short-term rentals, have your lawyer verify current local and program-specific restrictions before buying.
The Golden Visa is a residence permit. It does not by itself lead to citizenship. Naturalization in Greece requires tax residence, continuous lawful stay for a number of years, integration and language requirements, and successful testing. Many Golden Visa holders do not meet the physical presence needed for naturalization unless they change their residency pattern.
Ministry of Migration and Asylum Golden Visa unit for residence by investment applications and policy updates.
Decentralized Administration of Attica Directorates of Foreign Citizens and Immigration for processing within Attica, including South Athens.
Municipality of Vari-Voula-Vouliagmeni Urban Planning Department for local planning, building, and use permits in Vouliagmeni.
Hellenic Cadastre and local Land Registry offices for title searches, registrations, and cadastral maps.
Independent Authority for Public Revenue AADE for tax numbers, property tax, and rental registration.
Hellenic Bank institutions and compliance departments for account opening and source-of-funds procedures.
Notaries Public and the Hellenic Notaries Association for conveyance formalities and notarial deeds.
Technical Chamber of Greece and licensed engineers for building legality checks, surveys, and energy certificates.
Define your goal and budget. Decide if you want a pure residency outcome, a rental yield, or a lifestyle home in Vouliagmeni. In this location assume a higher minimum and focus your search accordingly.
Engage a lawyer early. Choose counsel experienced in Golden Visa cases in the South Athens sector. Ask for a written roadmap covering thresholds in Vouliagmeni, one-property rules, size requirements, and a timeline from reservation to card issuance.
Set up formalities. Obtain a Greek AFM tax number, prepare bank compliance documents for account opening, and arrange certified translations and apostilles for family civil status documents and proof of relationship.
Select and vet the property. Your lawyer and a civil engineer should complete title checks, building legality review, cadastre checks, and confirm the property qualifies for the Golden Visa. Align payment terms with bank and legal requirements so each transfer is traceable.
Close correctly. Sign the notarial deed, pay transfer taxes and fees, and register the deed at the Hellenic Cadastre. Keep certified copies, payment receipts, and registry certificates. Ensure the final price and documentation clearly meet the qualifying threshold and any size or one-property rule.
File the application. Your lawyer will assemble the application with proof of investment, health insurance, passport copies, family documents, and fees. Book biometrics promptly and track issuance of the residence cards.
Plan post-closing compliance. Register leases if renting, calendar property tax deadlines, maintain insurance, and keep the investment in qualifying status for renewals. Review Greek tax residency rules before spending extended time in Greece.
If you need tailored advice, prepare a brief of your family structure, target budget, preferred property type, and timing. A local lawyer can then map an optimal route for Vouliagmeni that meets the current law and your objectives.
