A renewable Schengen residence permit, close to home, with family included — resting on a property that genuinely qualifies. We confirm the real threshold before you commit, and tell you plainly when a marketed €250,000 property does not meet the law.
Independent legal counsel, in English. We act for you — not the seller — and take no commission on the sale.
Proximity to Turkey, an established Turkish community, a mature property market, and a Schengen residence permit that does not require minimum physical presence for renewal. For investors seeking lawful asset diversification and Schengen travel rights, the Greek investor residence permit is among the most accessible routes in Europe.
But the legal framework has changed significantly since 2023, and properties widely marketed at the €250,000 threshold often do not qualify under current law. Independent legal review before any commitment is not optional — it is the correct starting point.
To date, we have filed Golden Visa and residence applications for hundreds of families, with no rejections. We protect that record the only way it can be protected — by carefully preparing the matters we accept, declining those we cannot stand behind, and telling clients the truth about a property before they commit.
There are three thresholds. The first two are straightforward. The third — €250,000 — is the one most often misrepresented in marketing, so we set it out precisely.
Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini and islands with a population of more than 3,100 residents.
All other regions of Greece. A single property, with a minimum surface of 120 m² in the standard residential categories.
Only change-of-use conversions and listed-building restorations, under strict statutory conditions, usable once per property. Not a general "cheap Athens" route.
A change-of-use conversion must have been a genuinely non-residential property (commercial, office, industrial) converted to residential, with the conversion completed or permitted after 5 April 2024, certified by an accredited engineer — and the benefit can be used only once per property. A listed-building case must involve a formally protected building requiring full restoration.
If a previous buyer already used the €250,000 route on a property, it reverts to the standard threshold for the next buyer. Marketing materials describing a property as "250K eligible" are not a legal opinion. We verify it against the title, the permits, the engineer certification and the prior-use history before you commit a euro.
These recur in the files that reach us. Each is discoverable in advance — which is the entire point of an independent review.
A property presented as €250,000-eligible that, in law, requires €400,000 or €800,000 — leaving the application short and the permit refused.
Relying on a lawyer recommended by, and paid through, the seller or agent. Independent representation, with no sale commission, is the safeguard.
Mortgages, liens or seizures registered against the property that would pass to or obstruct the buyer.
Funds transferred from Turkey should be documented as to lawful origin, and the price paid bank-to-bank; cash payment can invalidate the application. We address the Greek-side requirements only.
Many steps may be managed through a notarised Power of Attorney, subject to acceptance by the competent notary, authority, bank or registry. The biometric appointment for the residence permit requires physical presence in Greece. The statutory processing period for the permit is 90 days.
We verify the genuine threshold for the specific property and confirm it qualifies, before any commitment.
PoA executed in Turkey with Apostille; Greek tax number and bank account arranged so funds transfer bank-to-bank.
Due diligence completed, notarial deed signed, and the acquisition registered.
The Golden Visa application is filed, family members included where eligible, with one visit to Greece for biometrics.
Tell us about the property you are considering for the Golden Visa. A supervising partner will review the details and respond personally, usually within one business day, to confirm the genuine threshold, scope, and the fixed fee for a written legal note.
There is no obligation, and nothing here creates a lawyer–client relationship until terms are agreed in writing. Legal services are provided in English; initial enquiries may be sent in any language.
Sensitive documents: please do not send identity documents or contracts through this form. After initial contact, we provide access to the Secure Client Portal for confidential document exchange. Documents are not exchanged by WhatsApp.
Or contact us directly
Phone: +30 210 363 6035
WhatsApp: +30 697 827 6455 (first contact and scheduling only)
Email: [email protected]
Request received.
Thank you. A supervising partner will review your details and respond personally, usually within one business day, to confirm scope and the fixed fee. For anything urgent you may also email [email protected].
A renewable residence permit for non-EU nationals who make a qualifying investment, most commonly in real estate. Turkish investors value its proximity, the Schengen travel rights it confers, and that renewal does not require minimum physical presence. It is a residence permit, not citizenship, and must rest on a property that genuinely meets the applicable threshold.
€800,000 for Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini and islands with a population of more than 3,100 residents; €400,000 for other regions; and €250,000 only in specific qualifying cases — change-of-use conversions and listed-building restorations — subject to statutory conditions and usable only once per property. The applicable threshold must be verified for each specific property.
The €250,000 threshold is narrow: genuine change-of-use conversions (a non-residential building lawfully converted to residential after 5 April 2024, engineer-certified) and listed-building restorations, each under strict conditions, usable once per property. Many listings advertised as 250K-eligible do not meet these conditions in law. Marketing is not a legal opinion; eligibility must be confirmed by an independent lawyer.
The Golden Visa generally allows the inclusion of family members, such as a spouse and dependent children, and certain dependent parents, subject to the statutory conditions in force at the time of application. The exact composition should be confirmed for each family before applying.
No. The Golden Visa is a residence permit and does not by itself grant citizenship. Greek citizenship is a separate legal process; naturalisation requires separate statutory conditions, including actual residence over a number of years. Greece does not offer citizenship by investment.