EU through the Greece Golden Visa Program | Advising across real estate and regulated financial assets

Our team provides consultancy services and access to a network of independent professionals who can assist you in exploring real estate and regulated financial investment opportunities in Greece that may qualify under the requirements of the Golden Visa Program.

The Greece Golden Visa is:

A residency-by-investment program that grants a 5-year renewable residence permit to eligible non-EU nationals.
A program that may include a spouse or partner, eligible unmarried children and the parents of the applicant and their spouse, subject to the applicable family eligibility requirements.
A program with no minimum physical residence requirement in Greece for maintaining the qualifying residence permit.

Why Tsaks Consulting?

Over 10 years of experience in the Greek market helping clients navigate the Greek Golden Visa process.
An experienced consultancy team with access to an independent network of international tax advisers, lawyers, accountants and regulated investment professionals.
A presence in Greece and international connections to assist with the relocation and administrative coordination process.

Why a Real Estate Investment May Not Always Be the Best Option?

Here at Tsaks Consulting, many of our clients approach us with the intention of purchasing real estate in Greece in order to obtain a Golden Visa. There is, of course, a financial incentive for businesses such as ourselves and other agencies to promote real estate as the best option. In our experience, some limitations and challenges with purchasing real estate include:

Engineer and legal costs.
Opportunity cost in time spent looking for property.
Inflated property prices targeting Golden Visa buyers.
Significant transaction costs such as agency and public notary fees.
High taxes on rental income.
Property and other associated taxes and accounting costs.
Property management costs.
Lower real returns than expected.
Rental risks.

As a result of the above risks, we usually suggest that clients also explore alternative investment options with appropriately qualified independent financial and legal advisers. Depending on the current Golden Visa requirements, these may include:

Investment funds (from €350,000, subject to current eligibility requirements).
Bank deposits (from €500,000, subject to current eligibility requirements).
Start-up investment routes (from €250,000, subject to current eligibility requirements and potentially higher investment risks).

What Are the Advantages of the Financial Assets Route to a Greek Golden Visa?

Our consultancy team can help you explore the available investment pathways and introduce you to independent, appropriately authorised investment professionals who can assess your circumstances and advise on the most appropriate investment structure. We work with a network of banks, investment firms and other professional service providers to help clients understand the available regulated investment options, associated fees and compliance requirements.

Potential asset types include:

Regulated AIFs/Mutual Funds.
Greek Government Bonds.
ATHEX Shares.
Bank Deposits.

The potential advantages of this route include:

More hands-off management compared with directly owning rental property.
Potentially higher levels of liquidity, depending on the qualifying investment and applicable restrictions.
No late-night phone calls from tenants or your real estate agent.
No direct property maintenance fees or ENFIA property taxes where no Greek real estate is owned.

Another key advantage may be speed. This extends to everything from making the investment, which may be relatively straightforward when investing through an eligible regulated fund or bank, to the ease of managing it. However, processing times, investment restrictions and liquidity depend on the financial product and applicable Golden Visa requirements. Our consultancy team here at Tsaks Consulting EE provides administrative coordination, introductions and access to our network of independent professionals throughout the entire journey.

Two Key Options for the Golden Visa Qualifying Investment Route

Alternative Investment Funds (AIFs) & Mutual Funds: At Tsaks Consulting, we can introduce clients to independent investment firms and fund managers offering alternative investment funds and mutual funds regulated by the Hellenic Capital Market Commission or other relevant authorities. Certain qualifying investments may provide access to the Golden Visa program, subject to the applicable minimum investment threshold, fund eligibility requirements and immigration regulations. Where a €350,000 investment threshold applies to a particular qualifying route, our independent legal and investment partners can verify the current requirements and advise on eligibility. These investments may provide an alternative to purchasing property, although they remain subject to investment risks, fees and administrative requirements.

Greek Government Bonds and Bank Deposits: These may provide alternative qualifying investment pathways under the Greek Golden Visa program, subject to the applicable minimum investment amount and other eligibility requirements. Certain routes may require an investment of €500,000 or another amount prescribed by current legislation. Our team can coordinate introductions to relevant banks and independent regulated investment professionals who can explain the available products, associated risks and applicable Golden Visa requirements.

How We Can Help You Gain the Greek Golden Visa Through the Alternative Investment Route

Our consultancy team and wider network of independent professionals can assist you in navigating the Greek Golden Visa program by:

Introducing you directly to banks, regulated investment firms and mutual fund managers.
Coordinating access to independent tax advisers who can advise on appropriate tax structures and potential tax incentives, such as Article 5A, where applicable.
Assisting with the administrative process of establishing remote banking arrangements and obtaining an AFM (Greek Tax Identification Number), including coordinating with appropriately authorised independent professionals where a power of attorney is required.
Introducing you to specialist independent legal, immigration and accounting professionals as required.

Tsaks Consulting provides consultancy, introductions and administrative coordination services. Investment recommendations, financial advice, legal representation, tax advice and other regulated professional services are provided by appropriately qualified independent professionals.

Country-Specific Investment Pathways for Global Investors

Our services span globally, and we leverage our international connections and professional network to help clients explore the Greek Golden Visa program. We service clients from a range of countries, including:

United States citizens: Our team helps United States citizens navigate the administrative requirements associated with securing residency through the Golden Visa program. We work with independent tax, legal and financial professionals who can advise on the Greek–United States Double Tax Treaty, FATCA-compliant banking and investment arrangements, tax treaty considerations and non-dom tax structuring where applicable.
Israeli citizens and investors: We are experienced in assisting investors from Israel with navigating the Greek Golden Visa process and exploring investment opportunities in the Greek market. Where specialist investment, legal or taxation advice is required, we coordinate introductions to independent qualified professionals.
Canadian, UK & GCC Investors: We leverage our knowledge of international business and taxation considerations, together with our network of independent tax advisers, to help Canadian, UK and GCC investors explore appropriate investment structures in Greece while pursuing residency where required.
Chinese & East Asian families: Our team works with families, spanning three generations where applicable under the Greek residency program, to coordinate the administrative requirements associated with mutual fund and other qualifying financial investments, including real estate acquisitions. Independent immigration and legal professionals can advise on family eligibility and the applicable residency requirements.

Questions Frequently Asked by Our Clients Across the Globe

1. Can I Change From a Real Estate Investment to a Financial Fund Investment Later or After I Have Received a Golden Visa?

It may be possible to change from a real estate investment to another qualifying investment route, subject to the Golden Visa rules in force and the relevant approval requirements. You need to ensure that the new qualifying financial asset or property meets the applicable capital threshold and other eligibility requirements at the time of the proposed change or renewal.

We have assisted clients with coordinating property sales and exploring reinvestment into financial assets, particularly where they originally purchased real estate through the Golden Visa scheme several years ago. Some of these properties have appreciated in value, creating an opportunity for clients to consider alternative investments that may reduce the administrative responsibilities associated with property ownership. Our independent legal and immigration partners can assess whether a proposed change of investment route is permitted and explain the steps required to maintain residency eligibility.

2. Do I Need to Physically Reside and Live in Greece to Maintain My Residence Permit?

No. The Greek Golden Visa program generally does not impose a minimum physical stay requirement for maintaining the qualifying residence permit. Your residence permit is generally renewable every five years, provided you continue to meet the applicable investment and immigration requirements. Maintaining ownership of the qualifying asset is an important consideration, although other conditions may also apply. Our independent immigration and legal partners can advise on the requirements applicable to your circumstances.

3. Can You Help Me Get a Greek Golden Visa Without Buying Property?

Certainly. We can help you explore the alternative investment routes available under the Greek Golden Visa program and introduce you to independent investment, legal and accounting professionals who can advise on qualifying options. For clients who want a hands-off approach and prefer not to deal with property ownership, real estate agents and property management, a qualifying financial investment may be worth considering.

Where a power of attorney is required, we can coordinate the appointment of an appropriately authorised independent professional to act on your behalf. Our team can also assist with documentation, administrative coordination and communication between the relevant parties.

Ready to Explore Your Investment Options for a Greek Golden Visa?

Speak to our team to discuss your plans today. Complete the contact form or contact our team directly.

About Our Professional Network and Important Information

Tsaks Consulting Greece is a business consultancy specialising in helping international clients, investors, expats and businesses navigate administrative, regulatory and commercial matters in Greece. We provide business consulting, administrative coordination, market research, professional introductions and regulatory support services directly, while working with a network of independent lawyers, accountants, tax advisers, immigration specialists, banks, regulated investment firms and other qualified professionals.

Tsaks Consulting is not a law firm, accounting practice, licensed investment adviser, investment management firm or provider of regulated financial services. We do not provide personalised investment recommendations, manage client investment funds or guarantee investment returns, Golden Visa eligibility or residency approvals. Specialist legal, taxation, accounting, immigration, financial and investment services are provided by appropriately qualified and authorised independent professionals.

Information on this website is for general purposes only and does not constitute legal, accounting, taxation, financial, investment or immigration advice. Greek Golden Visa legislation, qualifying investment categories, minimum investment thresholds, family eligibility requirements and administrative procedures may change. Financial investments also involve risks, including potential loss of capital, liquidity restrictions and fees. We recommend obtaining independent professional advice and verifying the current requirements before making an investment or submitting an application.