Applying for a Greek Golden Visa can feel overwhelming. Rules evolve, investment thresholds rise, and legal jargon often clouds what should be a straightforward process. Yet for many international investors, the appeal is clear: a secure path to EU residency, access to a vibrant property market, and the chance to build a base in one of Europe’s most desirable countries.
The challenge lies in navigating the details. From choosing the right property to understanding the eligibility rules, every step requires precision. And the single most important decision you’ll make? You need to select the law firm that will guide you through the process.
This guide is designed to give you clarity. We’ll explain the most recent updates to the Greece Golden Visa framework, break down the investment options and their restrictions, and show you how to evaluate potential legal partners. Finally, we’ll spotlight the top 10 Greek Golden Visa law firms, highlighting those that stand out for their expertise, transparency, and track record.
By the end, you'll know the program's requirements and who can help you meet them.
What Changed Recently in the Greek Golden Visa
The Greek Golden Visa program has undergone its biggest reform in a decade. The changes are not just technical tweaks; they reflect a broader government push to ease pressure on the housing market, prioritise homes for residents, and curb speculative short-term rentals.
Four headline shifts now define the rules:
- Higher investment thresholds. In sought-after areas like Attica (Athens), Thessaloniki, Mykonos, Santorini, and islands with populations over 3,100, the minimum investment has doubled to €800,000. Elsewhere in Greece, it is set at €400,000. A reduced €250,000 tier remains, but only in narrowly defined cases such as restoring listed buildings or converting commercial properties into residential units (and only when the conversion is fully completed).
- Single property requirement. Investors can no longer combine multiple smaller purchases. The full qualifying amount must be placed in one property. Auxiliary units (like parking or storage) may be included if they are in the same building and deed.
- The 120 m² rule. For the €800,000 and €400,000 investments, the property must have at least 120 square metres of main living space. This ensures the property is suitable for genuine residential use.
- Restrictions on rentals. Properties acquired under the new regime cannot be used for short-term rentals (defined as stays under 60 days) or subletting. Existing owners remain unaffected, but new investors must comply.
On top of this, transitional deadlines mean timing is critical. Investors who locked in with a 10% deposit or preliminary contract before 31 August 2024 can still complete under the old rules, but they must finalise by 28 February 2025. If the initial deal falls through, they have until 30 April 2025 to close on another qualifying property.
These reforms reshape the Golden Visa from a simple property purchase to a structured program that demands careful legal and financial planning. Missing a detail, or a deadline, can cost you your eligibility.
Quick Reference
Criteria to Consider When Selecting a Greek Golden Visa Law Firm
Not all firms that advertise Golden Visa legal services are equal. Some are genuine, bar-registered law practices, while others are consultants or agents with limited legal standing.
When you're dealing with a residency permit program governed by strict legislation, choosing the right legal partner is critical.
Here are the main criteria you should weigh up:
Pick a firm that follows the 2024/25 rules, is transparent on fees, and is clear about process and limits, and then your application is far less likely to stumble.
How a Greek Golden Visa Law Actually Helps
Applying for the Greek Golden Visa isn’t just about buying property; it’s a legal process that involves strict documentation, deadlines, and compliance checks. A specialised law firm significantly enhanced the process by:
In short: a good Golden Visa lawyer doesn’t just process paperwork; they protect your investment, your time, and your legal standing in Greece.
#1 Zoark
Zoark is a boutique immigration advisory that takes a selective, low-volume approach to Golden Visa work. Unlike mass-market Greek law firms or property-led agencies, Zoark focuses on regulatory precision and discreet client service.
Their backgrounds are in high-compliance markets, which makes them a natural fit for international investors who prioritise accuracy over speed.
What Makes Zoark Stand Out
Zoark caps new engagements to ensure senior lawyer attention. Clients are guided through every stage of the Greek Golden Visa, from property or investment checks to residency filing, with a focus on error-free compliance.
Their hallmark is regulatory rigour, citing the latest laws and circulars, building documentation correctly the first time, and filtering out risky or non-compliant properties.
While they are less involved in the real estate sales side, they stand out as an option for investors who value legal certainty and confidentiality above all else.
#2 Movingto
At Movingto, we don’t just list lawyers; we guide international families through the entire Golden Visa journey.
We ensure that you never have to navigate Greek bureaucracy alone, from conducting eligibility checks to connecting you with vetted, bar-registered lawyers in Athens, Thessaloniki, and Crete.
Our platform integrates law, tax, and property advice into one place, helping investors avoid costly mistakes and outdated information.
What Makes Us Stand Out
We combine editorial clarity with professional connections. Every lawyer we feature is bar-verified, every government fee is transparently explained, and every law update (such as Law 5100/2024 and Circular 9/240076) is carefully integrated into our guides.
Families choose Movingto because we bring structure and trust to a process often clouded by conflicting claims.
#3 PotamitisVekris
PotamitisVekris is one of the largest and most established law firms in Greece, with offices in Athens and a broad international client base.
While best known for its corporate and financial law, the firm also maintains a strong real estate and immigration practice, making it a natural choice for high-net-worth investors seeking Golden Visa support alongside wider tax or investment structuring advice.
Its size and reputation ensure depth of expertise, but the experience can feel more corporate than boutique.
#4 Zepos & Yannopoulos
Zepos & Yannopoulos is a top-tier Athens firm with a long track record advising international investors on real estate, tax, and corporate matters.
For Golden Visa clients, the benefit is the coordinated approach: immigration applications are managed together with property checks and tax planning, so complicated situations (like multiple applicants, company setups, and assets in different countries) progress smoothly.
Expect a polished, process-driven experience and institutional reliability rather than boutique hand-holding.
#5 PotamitisVekris
PotamitisVekris is one of Greece’s largest independent law firms, combining depth in corporate and tax law with dedicated immigration expertise.
For investors whose Golden Visa case goes beyond a simple property purchase, the firm’s multidisciplinary team ensures every legal angle is covered, from structuring investments to anticipating tax consequences.
#6 KLC Law Firm
KLC is a full-service Athens-based law firm with international reach, consistently ranked among the top Greek firms in Chambers and Legal 500.
The team has a strong focus on corporate, banking, and real estate law, which directly supports their work with investors pursuing the Golden Visa.
They’re especially suited for clients who want one firm to handle not just the visa but also broader investment and business structuring needs.
#7 Bernitsas Law
Bernitsas Law is one of Greece’s most established firms, with roots going back decades. It has a strong corporate, banking, and tax practice and regularly represents international investors and funds.
Their Golden Visa services benefit from this breadth, especially for applicants who want a single firm to cover property acquisition, compliance, and tax planning under the same umbrella.
However, like other “big law” firms, the experience may feel less personal and more premium-priced compared to boutique immigration specialists.
#8 KG Law Firm
KG Law Firm (Kyriakides Georgopoulos) is another of Greece’s long-standing full-service firms, well known for its commercial and corporate law practice.
Its immigration and real estate teams advise both institutional and private investors, including those applying for the Golden Visa.
Compared to smaller boutiques, KG offers the depth of a large team, combined with the resources to handle complex, multi-party transactions and ongoing compliance.
#9 Dryllerakis & Associates
Dryllerakis & Associates is a respected Athens-based firm with a long history, often ranked among Greece’s top firms in tax, corporate, and dispute resolution.
For Golden Visa clients, they stand out for their tax law expertise and their ability to advise on structuring investments in compliance with Greece’s evolving residency framework.
They’re a strong fit for investors who want rigorous tax compliance and multi-jurisdictional planning handled alongside their residence permit.
#10 Sarantitis Law Firm
Sarantitis Law Firm is a mid-sized Athens firm that combines corporate, real estate, and immigration expertise.
It has an experienced team handling residence permits for investors while also advising on property transactions, tax structuring, and ongoing compliance.
With roots in international business law, the firm appeals to investors who want a balance of boutique attentiveness and corporate law depth.
Who Qualifies (and Who Doesn’t)
Eligible applicants & family members
The Golden Visa is open to non-EU/EEA nationals who make a qualifying investment.
You can normally include your spouse or long-term partner, children under 21 (with extensions possible as they grow older), and even your parents or in-laws, making it a flexible option for whole families.
Everyone gets their residence permit tied to the main applicant’s investment.
What doesn’t qualify
Not every property or investment idea works. Common pitfalls include:
- One common mistake is attempting to distribute the minimum investment among several small units; instead, the investment should concentrate in a single property.
- Buying homes with a plan to run them as short-term rentals, like Airbnb – these are excluded under the new rules.
- Choosing properties smaller than 120 m² in the higher investment brackets, size matters in this case.
- Using unfinished conversions or commercial spaces that haven’t yet been formally approved for residential use.
The Step-by-Step Process (From POA to Residence Card)
Securing a Greek Golden Visa isn’t just about buying property; it’s a legal process with precise stages. Here’s how the journey unfolds, from the first document to the final residence card.
Going through these steps may sound like a lot, but with the right legal team, it becomes a structured journey, from the first signature at the consulate to holding your residence card in hand.
Transition Deadlines You Must Not Miss (2024–2025)
The major reform in Greece’s Golden Visa program wasn’t rolled out overnight. It came with a series of cut-off points that determined who could still apply under the old rules and who had to switch to the new thresholds.
Even though all these deadlines have now passed, understanding them is crucial: they explain why some investors still hold €250k or €500k permits while new applicants must meet the €400k–€800k regime.
- 31 August 2024 — Deposit / Prelim. Agreement Cut-Off
Applicants who placed at least 10% down or signed a preliminary agreement by this date secured the right to complete under the old investment thresholds. - 28 February 2025 — Final Completion (Same Property)
Law 5167/2024 extended the deadline, making 28 February 2025 the absolute last date to finalise purchases under the legacy rules for those who remained with the same property. - 30 April 2025 — Fallback Deadline (Different Property)
A contingency for those who couldn’t close on the original property. It gave investors until the end of April 2025 to substitute a different asset, still under the old regime.
Where Things Stand Now
From May 2025 onwards, no exceptions will be allowed. Every new application falls strictly under the €400k or €800k minimums, plus the single-property and 120 m² requirements. If you see anyone advertising a “€250k Golden Visa,”, it’s outdated information.
Legal Tips to Avoid Golden Visa Delays
Even the strongest application can stall if paperwork or process steps are mishandled. Here are the legal essentials every investor should keep in mind:
Avoiding Investment & Compliance Risks
Small mistakes can derail Golden Visa approvals. Here are six practical steps to safeguard your application and your investment:
1. Verify Property Titles Before Purchase
Before signing anything, your lawyer should run a full check at the Land Registry to confirm ownership, liens, or pending disputes. A civil engineer’s report is equally important to flag illegal extensions, zoning breaches, or unregistered structures. If these issues appear after purchase, the property may be disqualified from Golden Visa eligibility.
2. Respect the Single-Property Rule
Since 2024, you can no longer combine multiple smaller properties to meet the threshold. The full €800k or €400k investment must go into a single deed (auxiliary spaces like parking or storage can only be included if attached to the same property). Attempting to “bundle” apartments under one application is now grounds for rejection.
3. Follow Payment Compliance Strictly
Authorities scrutinise payment flows carefully. Only bank transfers or cashier’s cheques in the investor’s name are accepted. The entire purchase price must be settled before filing the application; partial payments, promissory notes, or “under the table” cash adjustments are red flags. Mortgage financing does not count toward the minimum threshold.
4. Document Source of Funds Thoroughly
Anti-money laundering checks are rigorous. Prepare bank statements, tax returns, and contracts that clearly show how you acquired the investment funds.
Any gaps or inconsistencies can stall or derail your file. Lawyers often recommend preparing the documentation months in advance to avoid last-minute scrambling.
5. Avoid Short-Let or Non-Residential Use
Properties acquired under the Golden Visa cannot be used for Airbnb-style rentals (stays under 60 days) or subletting. Likewise, €250k properties obtained through conversions cannot be used as business premises. Ignoring these restrictions may lead to non-renewal of your residence permit or even retroactive cancellation.
6. Monitor Renewal & Reporting Duties
The Golden Visa card must be renewed every five years, and renewal depends on maintaining your qualifying investment. Selling the property, leasing it out in violation of rules, or missing renewal deadlines can strip your residency rights. Keep a calendar for biometrics, renewals, and tax filings to avoid unpleasant surprises.
Frequently Asked Questions
Work With a Verified Lawyer
Securing a Greek Golden Visa is not just about collecting necessary documents or signing at the competent land registry. It’s about peace of mind, compliance with Greek law, and making sure your investment serves your long-term plans.
At Movingto, our role is straightforward: we connect you with bar-verified Greek law firms who provide clear guidance, tailored to your situation. We focus on clarity, updated information, and matching clients with the right legal services, without confusing promises or shortcuts.
Whether you are at the stage of simply comparing your options or preparing to appoint a lawyer, we can help you take the next step with confidence.
Work With a Verified Golden Visa Expert
At Movingto, we’ll match you with a trusted professional to guide you through fees, timelines, and compliance — always aligned with the latest regulations.
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