Which Firm Should I Use for the Greek Golden Visa?
Written by: Marcus M. Araz, MBA, PhD · Updated:
You need three separate roles rather than one firm: a Greek lawyer independent of the seller, a property whose Golden Visa eligibility is documented, and an adviser who manages the process on your side. Whichever firm you choose, two rules do not change: your lawyer must be independent of the seller and the agency, and your money must go directly to the seller from a Greek bank account in your name. If those two conditions are met, most of the risk in choosing a firm disappears.
Who does what
| Role | What they do | Must be independent of |
|---|---|---|
| Solicitor (registered with a Greek bar association) | Title and planning checks, tax number, bank account, power of attorney, review of the sale contract, Golden Visa application | The seller, the developer and the agency |
| Civil engineer | The building’s technical condition and, in conversion projects, documentary proof of the change of use | The seller |
| Notary | Executes the sale contract and sends it for registration | Neutral between the parties |
| Property adviser | Project selection, price and payment plan, dealing with the developer, following the process, management after completion | Should work on your side |
| Bank | Opens an account in your name; payments are made from it by bank transfer | A bank operating in Greece |
Eight questions to ask when choosing a firm
- Who chooses the lawyer, and who pays them? You should choose the lawyer and pay their fee. The seller’s or the firm’s “own lawyer” does not protect your interests.
- Is the property’s Golden Visa eligibility documented? The €250,000 tier applies only to commercial-to-residential conversions or listed building restoration. Have your lawyer check the evidence (building permit and change of use documents) before the contract.
- Where does the money go? For the Golden Visa, payment must be made by bank transfer from a Greek bank account in your name. Do not send money to an intermediary’s account and do not accept cash payment.
- Who pays the commission, and are total costs in writing? Transfer tax, notary, lawyer, registration and any advisory fee should be set out in writing before the contract.
- Is the firm the developer’s authorised sales agent? An authorised agent has direct access to the price list and current availability. A chain of unauthorised intermediaries pushes the price up and delays information.
- Does the developer have completed projects? When buying off plan, completion risk is measured by the developer’s track record. Ask to see projects they have delivered.
- Who gives the rental guarantee, and where is it written? Is the guarantee from the developer or an operator, and is it clearly written into the sale contract or a separate agreement? A verbal guarantee is not a guarantee.
- Who looks after things once the card is issued? The Golden Visa is renewed every five years; in that time you must keep the property and file the annual property tax (ENFIA) and Greek tax return on time. Ask whether the firm handles this side too.
Warning signs
- The promise of “guaranteed citizenship with the Golden Visa”. The Golden Visa does not give citizenship directly; citizenship requires actually living in Greece and meeting separate conditions such as a language and culture exam.
- An offer of a “normal” flat in Athens for €250,000. In Athens and Thessaloniki the threshold for a normal home is €800,000 and at least 120 m². A €250,000 flat without conversion documents does not qualify for the visa.
- A suggestion to understate the price in the contract. The amount that counts for the visa is the amount in the contract; a suggestion to cover the difference with a “separate payment” puts the application at risk.
- Asking for money to be paid to the firm’s account. In no legitimate process does the purchase price pass through an intermediary’s account.
- Time pressure. Pressure such as “the price goes up if you do not sign today” is used to skip the lawyer’s checks. The reservation fee and its refund terms should be in writing.
How capital.works® works
In Greece we are the authorised sales agent for OIKOS Property Developments and Royal Investments Group projects, with direct access to current price lists and availability. The legal process, tax number and Golden Visa application are handled by an independent Greek lawyer of your choice; we manage project selection, the cost calculation, dealings with the developer and the process after completion.
Our company is registered in England: YATIRIM UK LIMITED, company no 15028441. We are registered with the FCA (FRN 1049015) and are members of the NACFB (39298) and Property Redress (PRS045737).
Frequently asked questions
Which is the best firm for the Golden Visa? There is no single “best” firm. The right firm answers all eight questions above clearly and in writing, lets you choose your own lawyer and never routes your money through its own account.
Do you need a lawyer for the Golden Visa? In practice, yes. The tax number, bank account, title checks and application all run on Greek documents, and to manage the process from abroad you need to give power of attorney to a Greek lawyer.
How much does Golden Visa advice cost? Legal fees are usually 1% to 1.5% of the price. With transfer tax, notary and registration, total purchase costs are about 7% of the price. Details are on our page Cost of buying a home in Greece page.
How can I tell whether a Golden Visa firm is trustworthy? Ask for its Greek commercial register entry, its authorisation from the developer and references from past clients. When you choose your lawyer independently of the firm, the most important safeguard is already in your hands.
Which countries can you visit visa-free with the Golden Visa? The Golden Visa gives you a Greek residence permit, which lets you travel visa-free in the Schengen area for up to 90 days in any 180.
Related pages
Buying a home in Greece: Golden Visa, prices and the buying process, Is buying in Athens a good idea, Is buying in Thessaloniki a good idea and Can you get a Greek Golden Visa with a loan.
Sources
For Golden Visa conditions see the Greek Ministry of Migration and Asylum. Cost rates are taken from the developer’s official fee schedule. You can check our company registration at Companies Houseand our FCA registration on the FCA register .
Legal notice
capital.works® (YATIRIM UK LIMITED) is a property consultancy; it does not provide legal, tax or immigration advice. In Greece, the title transfer, tax number and Golden Visa application are handled by a lawyer registered in Greece. Golden Visa conditions can change with new legislation; confirm the current rules with your lawyer before deciding to buy.
The next step
Tell us your budget and family situation; together we will map out eligible Golden Visa projects, the total cost and the process with an independent lawyer: Contact us.