Property is the easy part. Everything else is what we do.
Greek tax number, bank account, due diligence, contracts, notary, cadastre, the residency permit and every annual filing after it. One point of contact, from the first call onward, keeping your investment eligible, compliant, and working for you year after year.
- Practicing Greek property & residency law
- 12+ yrs
- Families placed since 2013
- 1,200+
- Golden Visa approval rate
- 100%
- EN · EL · TR
- 3 languages
Legal, management, and residency — under one roof, in three languages.
The same team that finds you the apartment also drafts the contract, opens the bank account, files the residency permit, and handles your tax return five years later. No handoffs, no broken phones.
Greek property law is its own jurisdiction. We've practiced it for fifteen years.
Our in-house counsel handles every legal step from due diligence through annual tax filings. Bilingual contracts, court-recognised translations, direct relationships with the notary and cadastre.
Greek tax number (AFM)
Issued at the local DOY tax office. Required before any property purchase, bank account, or utility contract. Two working days, with power of attorney.
Greek bank account
Opened in your name at a tier-one Greek bank. We coordinate KYC and source-of-funds paperwork in English, Greek and Turkish.
Title & legal due diligence
We pull the property's full title history from the Land Registry, check for liens, urban planning violations, inheritance disputes, and confirm Golden Visa eligibility before you commit.
Preliminary & final sale contracts
Drafted and reviewed bilingually. The final sale contract is signed at the notary, who acts as a state-appointed neutral.
Property transfer tax filings
We file your 3.09% transfer tax with the Greek state ahead of the notarial signing — required for the deed to register.
Cadastre & Land Registry
Within one working day of the notary signing, we register the deed with the cadastre. Without registration, the sale is not legally valid.
Power of attorney
Issued in Greece so we can sign on your behalf if you cannot be physically present — banking, notary, biometrics, tax filings.
Annual tax & ENFIA
Annual income tax filing for rental income, plus the ENFIA property tax (paid in installments). We file on your behalf each year.
Every fee, every tax, every permit cost — modelled live before you commit.
Punch in the property price, family size, and a few options. The calculator outputs every fee defined in Greek law — transfer tax, agency, notary, lawyer, cadastre — plus the full permit-cost stack. Recalculates as you type.
The ten-step process
From service agreement to residency card, one phase at a time. Total elapsed time: typically six to twelve weeks from first contact to provisional permit; four to eight months to the physical residency card.
- 01
Service agreement signed
You sign a service agreement with Solomon (Solomon United Realtors.), including a power of attorney so we can act on your behalf in Greece.
- 02
Property selected · deposit paid
Final property is chosen. A preliminary sale contract is signed and a deposit paid — typically a negotiated percentage of the purchase price.
- 03
Documents collected & legalised
Your foreign documents are notarised and apostilled. Translated into Greek by a sworn translator.
- 04
Greek tax number (AFM) issued
Issued at the DOY tax office — required before any further filing or banking step.
- 05
State fees & insurance paid
Health insurance, stamp duty, and other Greek state fees are settled.
- 06
Final sale contract & registration
You (or we, under power of attorney) sign the final sale contract at the notary. The deed is registered with the cadastre within one working day.
- 07
Remaining balance paid
The remaining property price is transferred to the seller via Greek bank account.
- 08
Permit application filed
The full Golden Visa file is submitted to the Greek Migration Service, including all included family members.
- 09
Provisional permit issued
You receive the 'blue paper' (βεβαίωση κατάθεσης) — the provisional permit that confirms your application has been accepted and allows you to remain in Greece while it is processed.
- 10
Biometrics submitted
You attend the Greek Migration Service in person for fingerprints and photo. The five-year residency card is issued shortly after.
The whole family on one permit, no additional investment.
One Golden Visa application covers the principal applicant, the spouse, all qualifying children, both sets of parents, and parents-in-law — without any incremental investment.
Spouse
Or registered partner under Greek law.
Children
Yours and your spouse's, including adopted.
Parents
Of either the principal applicant or the spouse.
In-laws
Parents of your spouse, on the same terms as your own parents.
A child who turns 16 while the family permit is active can convert their dependent permit into a principal-applicant permit of their own. That child can then add their own spouse, future children, and in-laws — extending the family chain another generation without a second investment.
Five years, indefinitely renewable. What it does and doesn't let you do.
The Golden Visa is one of Europe's most permissive residency permits — but it has real limitations. Here's the exact scope of what the permit grants you, and what it doesn't.
Initial permit validity, then indefinitely renewable in five-year cycles.
Greece's Golden Visa has no minimum-day requirement, unlike Portugal or Spain (when active).
The permit does not grant the right to be employed. The same restriction extends to all family members.
You may operate as a shareholder, member of the board, or general manager of a Greek company — but not as a salaried employee.
After seven years of legal residency, you may apply for Greek (and therefore EU) citizenship — subject to physical residency, a B1 language exam, and a civics test.
For owners who live abroad most of the year.
We treat your apartment like our own. Long-term rentals, housekeeping, utility setup, maintenance, and a quarterly owner report.
- Rentals
- Long-term tenant placements through our Athens rental desk — sourced, vetted, and matched to your residence. Short-term rentals are prohibited for Golden Visa properties under Law 5100/2024.
- Operations
- Housekeeping, linen, key handovers, utility setup, mail forwarding, and a 24-hour emergency contact.
- Maintenance
- Plumbing, electrical, appliance repair, painting, and annual inspections — sourced from our own network of vetted contractors.
- Reporting
- Quarterly owner statements with income, expenses, rental nights, and a portfolio of every receipt.
Year 7 onward — the path to a Greek (and EU) passport.
After seven years of legal residency, you may apply for Greek citizenship. We coordinate physical residency proofs, the B1 language exam, and the civics test.
- Year 7+
- Citizenship eligibility begins on the seventh anniversary of your first residency card. We file the moment the calendar allows.
- Physical stay
- Six months per calendar year on Greek soil is the threshold the courts use to evaluate the residency claim.
- Greek (B1)
- We coordinate a six-month preparation track with our partner language school, plus the exam itself at the Greek Ministry of Education.
- Civics
- We prep you for the civics test — Greek history, geography, culture, and constitutional law — with a six-week intensive course.
Have a property in mind? Or just thinking about it?
Send us a few sentences on WhatsApp — budget, timeline, family, tax. We reply in English, Greek and Turkish. No paperwork, no sales pitch.