Athens Golden Visa Master Selection

No — not directly. What the investment route grants is a residence permit. Greek citizenship is a separate and far longer application; the law requires long-term, physical legal residence together with language and integration requirements.

The programme's greatest advantage — “no obligation to live in Greece” — is also its greatest limitation on the citizenship path: unless you actually reside in the country, the residence clock for naturalisation does not run.

If citizenship is your objective, plan the route from the outset with a Greek lawyer. We handle the property side; for the legal process we refer you to the independent law firms we work with.

Because there is no single number. The law defines three tiers:

Which tier a property falls into is determined by its location and legal status and must be confirmed property by property. The portfolio below contains projects on both the standard route and the change-of-use route; the threshold shown on each card reflects the route that project follows.

Non-residents may buy residential property in Greece. In practice three things are required:

• AFM (Greek tax number) — obtainable by power of attorney.
• A Greek bank account — payment must be documented through banking channels.
• Proof of source of funds.

The purchase is executed before a notary and registered at the land registry. You do not need to be in Greece for the process; it can be run under power of attorney. Certain designated border areas require additional clearance — the Athens projects in this portfolio are not among them.

1. Property selection and reservation — preliminary agreement and deposit.
2. AFM + bank account — opened through your lawyer's power of attorney.
3. Legal due diligence — title history, mortgages and encumbrances, permits and occupancy status.
4. Notarial deed and land-registry entry — ownership transfers at this stage.
5. Residence permit application — biometrics appointment and file submission.
6. Blue receipt — the application slip; it grants the right to remain in Greece until the card is issued.
7. Residence card — issued, then renewed every five years.

In practice the deed stage on a completed property can be finished within a few weeks; issuance of the card depends on appointment availability. Treat any guaranteed timeline with suspicion — the appointment calendar is in the authorities' hands, not the agent's. We report the actual timeline to you in writing at each stage.

Budget for the following in addition to the price of the property:

• Transfer tax or VAT — depending on whether the property is a new build or a resale
• Notary fee and land-registry duty
• Legal fees (due diligence and power of attorney)
• Agency commission
• Residence permit application fee and biometrics fee (per person)
• Annual property tax (ENFIA) and any building service charge

Rates vary with the type and value of the property, so we do not quote a single percentage here. At the offer stage we provide these line by line, in writing, for the specific property — no surprise costs.

A single investment can cover:

• Spouse
• Children under 21
• The parents of both the investor and the spouse

When children turn 21 a separate application is required to move them onto their own permit; this can be extended depending on their studies. Tell us your family structure at the outset and we will build the budget around the right number of people.

Several European countries have offered residency against property; some have closed their programmes, others removed the real-estate route. The four reasons our clients give for choosing Greece:

• The property remains a real asset — not a donation or a sum locked into a fund. You can sell it or let it.
• Broad family coverage — one of the few programmes that includes parents.
• No residence requirement — you hold the permit without relocating your life.
• Proximity — Athens is well connected across the region; seeing the property several times a year is realistic.

To be straightforward in return: Greece is not the right route for someone seeking fast citizenship. If a passport is your objective, do not trust anyone presenting this programme as the answer on its own.

Yes — long-term letting is permitted and does not affect the permit. The exception: a property acquired on the €250,000 change-of-use route may not be let short-term (daily/weekly) for five years.

Some projects in the portfolio carry a developer-guaranteed net rent; where they do, the card says so. With guaranteed-yield offers what matters is not the headline rate but who stands behind the guarantee and for how many years — we verify this for you on every project.