Boutique Quality · All Developers Screened
Independent Greek
Golden Visa Consultants
and Property Advisors
On the ground on your behalf · Built for remote clients
Boutique Quality · All Developers Screened
Independent Greek Golden Visa Consultants and Property Advisors
On the ground on your behalf · Built for remote clients
No commission bias, no shortcuts.
Why work with Advisors Greece
How is Advisors Greece different
As an independent Greek Golden Visa advisory firm, we operate under a clear mandate aligned with your long-term safety and not commissions.
| Dimension | Advisors Greece | Developer-Tied Agencies | Direct-to-Developer Sales |
|---|---|---|---|
| Investment Bias | Zero. Our work is aligned with your interests, not with a developer's inventory. If a project is the right fit, we recommend it. If it isn't, we say so. We advise, we do not sell. | High. Recommendations follow commission levels. | Absolute. Only their own inventory is offered. |
| Inventory Scope | Two tracks. For the €250K developer-led route in Athens, we cover every active developer in this segment. For bespoke searches from €400K upward, including €1M+ properties and clients not pursuing Golden Visa, we scout the full Greek real estate market: luxury properties, resale, private-sale, and off-market. | Partial. A curated list of partner developers only. Off-inventory options not shown. | Single developer's project list. |
| Scope of Routes | Full. €250K conversion and restoration, €400K residential, €800K premium zones, bespoke properties at €1M and above. We also advise private buyers seeking a Greek home whether or not EU residency qualification is the goal. | Typically focused on one or two routes where commission is highest. | Own inventory only. |
| Developer Due Diligence | Structured. Each developer is assessed on legal status, permit cleanliness, financial stability, and the quality of previously delivered projects. We visit, and inspect completed work. Findings are shared with the client before shortlisting. | Typically marketing materials only. No independent verification published. | Not applicable. |
| Neighbourhood & Unit Selection | Granular. We educate clients on neighbourhoods, gentrification trends, and appreciation patterns. Within a chosen project, we advise on which specific unit fits best: floor, orientation, layout, exposure, and resale potential. | Usually project-level only. Clients receive the brochure. | Single project, limited choice within it. |
| Engagement Model | Fixed engagement fee. A substantial portion is credited against our success fee upon completion. Client-funded advisory. Revenue from developers doesn't influence our recommendations. | "Free" consultations. Recommendations driven by developer commissions. | No advisor fee, full margin to the developer. No comparison provided. |
| Data Accuracy | Verified. Direct developer contact, independent legal checks, permit status, project history. | Variable. Reliant on developer-supplied marketing materials. | Accurate for own project only. |
| Process Scope | End-to-end. Engagement, legal coordination, Greek tax number (AFM), banking, notary, residency application submission. Single workflow. | Fragmented. Typically stops at property selection. Client handles the rest. | Focus on sale closing. |
| Time to Submission | Predictable. 60 to 90 days typical from engagement to Greek Golden Visa submission, depending on the real estate route chosen. | Variable. Depends on which stakeholder is managing the process. | Not applicable. Pace driven by sale, not application. |
| Point of Contact | Single. Dedicated senior advisor and independent Greek legal counsel throughout. | Multiple handoffs across sales, legal, and admin teams. | Sales representative until deal closes. |
Ready to work with an independent Golden Visa agency?
Book an appointment with a consultant and take your first step today.
Who we work with
Not every Golden Visa investor or Greek real estate buyer is a fit for our way of working, and that is intentional. The clients who choose us, and whom we choose back, tend to share the same expectations.
Tired of the same shortlist
Distant and time-poor
Quality over price
Capital protection alongside residency
Honest, transparent partners
As partners, not transactions
What defines our service
How to choose the best property
Greek Golden Visa has to offer
Choosing a Greek property isn't about chasing the lowest price per square metre or the glossiest brochure. It's about aligning the investment with your timeline, legal safety, and long-term value. Despite that, many agencies recommend properties that pay the highest commission, surface the same five to ten projects across every directory, and rely on developer-supplied marketing materials. We go deeper. We analyse every active €250K-threshold developer across 36 data points in 6 categories, and extend the same framework to full-market bespoke searches beyond the €250K route.
General Market Approach
Surface-Level Data
5 to 10 projects that appear repeatedly across all directories, usually the ones paying the highest commissions.
General Market Approach
Surface-Level Data
- Property address
- Property price
- Total square metres
- Number of bedrooms
- Delivery date
- Floor
- Rendered images
- Standard amenities
- Neighbourhood name
- Developer name
5 to 10 projects that appear repeatedly across all directories, usually the ones paying the highest commissions.
Advisors Greece Approach
Independent Analysis across 36 Data Points
- Title cleanliness
- Building permits
- Encumbrances
- Developer's track record
- Previous projects' quality of finishes
- Unit orientation and view
- Resale potential
- Appreciation trends
- Development pipeline in area
- Neighbourhood price per sqm²
- Rental yield potential
- Client lifestyle fit
Every active €250K-threshold developer plus full-market bespoke search for properties from €400K up to €1M and above, whether or not Golden Visa qualification is the goal.
Ready for a strategic, zero-conflict plan?
Work with an independent specialist to mitigate the risks.
What is the 36-point Property & Developer Scorecard
Each property and developer is evaluated across 6 categories with data verified directly with developers, legal counsel, and on-the-ground inspection. Each category covers multiple sub-criteria. The table below shows how our coverage compares to industry standards.
| Scorecard Categories | Industry Standard | Advisors Greece |
|---|---|---|
| Developer track record (7) | ||
| Legal safety (6) | ||
| Unit-level analysis (5) | ||
| Neighbourhood (7) | ||
| Financial fit (6) | ||
| Client fit (5) |
How we choose the right property, not just the right project
We map the entire market geographically
Every eligible project is plotted against neighbourhood context: appreciation trends, development pipeline, infrastructure projects, and transport access. You don't just see a property. You see it in the fabric of the city that will shape its value.
Down to the individual unit, not just the project
We don't stop at the project. We build a structured dataset across every unit in every shortlisted project, scoring each one against the same grid of attributes.
This means two things. Within a project, you see which unit is the best value. Across projects, you compare like with like on real attributes, not marketing language.
What if you want a Greek home but not the Golden Visa
A meaningful share of our clients are not pursuing Golden Visa qualification. They want a Greek home for retirement, family use, or as a primary residence. The Golden Visa is optional, not the point.
Our bespoke search applies the same 36-point framework and the same on-the-ground process whether or not residency is the goal. If you qualify and want it, the application is added to the workflow. If you don’t, the workflow runs without it. The work is the same. The outcome is yours to define.
How to simplify the
overwhelming process
The Greek Golden Visa process, involving unknown risks, is often perceived as overwhelming.
We unify this fragmented process, serving as your single point of expertise.
Developer & Market Vetting
30+ developers screened on delivery track record, quality of finishes, legal cleanliness, and financial stability. Full-market scouting for bespoke searches beyond the €250K route. We are on the ground in Greece on your behalf, so you don't have to be.
Investment Independence
Our work is aligned with your interests, not with a developer's inventory. If a project is the right fit, we recommend it. If it isn't, we say so. We advise, we do not sell.
Neighbourhood & Unit Selection
We guide clients on neighbourhoods, gentrification trends, and development pipelines. Within a chosen project, we advise on the specific unit best suited to fit and resale potential.
Vetted Third-Party Network & Coordination
Independent Greek legal counsel, notaries, tax representatives, banks, and international wire providers. Introductions coordinated, not outsourced.
Foundational Legal Setup
Independent Greek law firm handles AFM issuance, bank account opening, tax representation, and documentation assembly, compliantly and without conflict of interest.
Boutique Efficiency & Accountability
Founder-led. Single senior advisor and a dedicated lawyer per client. No handoffs, no call centres.
What can you achieve in first 60 days
Every client is assigned a single dedicated senior advisor and an independent Greek legal representative. Coordination runs through one workflow from first call to application submission. No handoffs, no missed details. The timeline below reflects the €250K Athens developer route. Bespoke searches for lifestyle properties extend the property identification phase while the legal and administrative steps remain the same.
What are eligible investment options for Greek Golden Visa
Conversion or Restoration Property
Invest €250,000 in a commercial-to-residential conversion or restoration of a listed building. Qualifies regardless of location, including prime zones. Multiple units permitted.
Explore the €250K Route →Standard Residential Property
Invest €400,000 in a single property of at least 120 m², in regions outside the high-demand zones. Most popular route for lifestyle buyers seeking a home in a less-trafficked part of Greece.
Explore Bespoke Search →Premium Zone Property
Invest €800,000 in a single property of at least 120 m², in Attica, Thessaloniki, Mykonos, Santorini, and islands with populations above 3,100. Our bespoke search extends into €1M+ properties, with or without Golden Visa as the goal.
Explore Premium Search →Elevate Greece Startup Investment
Invest €250,000 in a Greek startup registered with Elevate Greece. Must create and maintain two jobs. Investor holds up to 33% equity.
Long-Term Hotel Lease
Enter a 10-year lease of hotel accommodation or furnished tourist residences, valued at €400,000 or €800,000 depending on zone. Hands-off structure with no direct ownership.
Financial Investment Routes
€500,000 bank deposit, €500,000 Greek government bonds, €800,000 shares or corporate bonds on Greek regulated markets, or €350,000 in a Greek mutual fund or AIF investing exclusively in Greece.
How successful is the
Greek program
Since 2013 until end of 2025
Why commit to the Greek Golden Visa program
Foreign investors choose the Greek program for its accessible thresholds, strong compliance framework, and the country's combination of lifestyle, climate, and EU access.
Why is Greece Europe's
"Best kept secret"
#1
#2
#1
5
#1
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5
Still have questions about the Greek Golden Visa?
Talk to one of our independent advisors directly.
Frequently Asked Questions
The minimum investment is €250,000 for commercial-to-residential conversion projects or the restoration of legally listed buildings, available anywhere in Greece. Standard residential properties require €400,000 in regions outside high-demand zones, or €800,000 in Attica, Thessaloniki, Mykonos, Santorini, and islands with populations above 3,100. Alternative routes include €350,000 in eligible Greek mutual funds, €500,000 in government bonds or qualifying companies, and €800,000 in shares or corporate bonds traded on Greek markets.
The full process typically takes 6 to 9 months from application submission to government approval in 2026. Property selection and legal setup take 1 to 3 weeks, purchase completion and application preparation 3 to 6 weeks, biometric appointment 2 to 4 months after submission, and final approval up to 12 months in some cases. The Greek Migration Ministry has been actively reducing the backlog through 2025.
Yes. Since December 2020, applications can be filed entirely from your home country through a Greek lawyer acting under Power of Attorney. The only mandatory in-person step is the biometric appointment, which requires a single short visit to Greece, typically 2 to 4 months after submission.
Yes, but only on long-term contracts of six months or more. Greek Golden Visa properties cannot be listed on Airbnb, Booking.com, or other short-term rental platforms. Rental income is taxable in Greece at progressive rates: 15% up to €12,000, 35% from €12,001 to €35,000, and 45% above €35,000.
Yes. The Greek Golden Visa includes your spouse or registered civil partner, dependent children up to 21 (extendable to 24 if the renewal process starts at least 2 months before they turn 21), and dependent parents of either spouse with no age limit. Civil partners enjoy the same rights as married couples.
No. The Greek Golden Visa has no minimum stay requirement. You and your family can keep the residency without spending any time in Greece, as long as the qualifying investment is maintained. However, if you wish to apply for Greek citizenship after seven years, you must spend at least 183 days per year in Greece and meet additional criteria.
The Greek Golden Visa is not a direct citizenship-by-investment program. After seven years of legal residence in Greece, with at least 183 days per year of physical presence, you may apply for citizenship through naturalisation under Law 3284/2004. Additional requirements include B1-level Greek language proficiency, knowledge of Greek history and culture, tax residency in Greece during the qualifying period, and a demonstrable connection to the country.
Yes. Since 1 January 2021, UK citizens are treated as third-country nationals under the Greek Golden Visa program and can apply on the same terms as other non-EU applicants. The UK was the fourth-largest source of Golden Visa applications in 2025.
Yes. US citizens can apply on the same terms as other non-EU nationals. Americans should be aware of US tax obligations on worldwide income, FBAR reporting on foreign bank accounts above $10,000, and FATCA reporting on foreign assets above $50,000. Greek property income is reportable to the IRS even when also taxed in Greece, with the US-Greece tax treaty available to mitigate double taxation in many cases.
Holding the Greek Golden Visa does not automatically make you a Greek tax resident. You become tax resident only if you spend more than 183 days per year in Greece, in which case worldwide income may become subject to Greek taxation. If you spend fewer than 183 days, you are taxed only on Greek-sourced income (such as rental income from your property). Greek non-dom and pensioner flat-tax regimes are available to qualifying applicants.
Need Support Getting
the Greek Golden Visa?
Book an appointment with our consultants and take your first step today.
Last reviewed: July 2026