The Greek Golden Visa for Israeli Investors
A Mediterranean home a short flight from Tel Aviv, a foothold in the European Union, and a euro-denominated asset in a stable neighbour. We verify the property and confirm the genuine Golden Visa threshold on the Greek side — with the straight facts a considered investor expects.
Independent Greek counsel, in English. We act for you, not the seller — and we tell you plainly when a €250,000 listing does not meet the law.
The close Mediterranean neighbour — and a door to Europe.
Of all the markets that look to Greece, Israel is among the closest — a direct flight of a couple of hours, daily connections, a shared sea. That proximity changes what a Greek property is: not a distant holding, but a genuinely usable second home, reachable for a weekend, while also serving as a foothold in the European Union and a euro-denominated asset in a stable nearby economy.
The legal process is well-established, and it rewards a careful approach — which suits the considered, due-diligence-minded way Israeli investors tend to proceed. We verify the property and the transaction before you are committed: clean title, lawful construction, no hidden encumbrances, and the correct Golden Visa threshold where residency is the aim.
We act for you alone, never the seller, take no commission on the sale, and report in writing, in English. We advise on Greek law only — your Israeli tax, currency and reporting questions are for your own Israeli adviser, with whom we are glad to coordinate.
What we review before you commit
A focused, independent legal review of the specific property, reported in writing. The fee is fixed and quoted upfront.
Golden Visa threshold
Which threshold genuinely applies to this property — €800,000, €400,000, or €250,000 only in qualifying conversion or listed-building cases — verified, not assumed from marketing.
Title & encumbrances
The ownership chain, co-ownership shares, and any mortgage, lien, seizure or third-party claim registered against the property.
Cadastre & planning
Cadastral (Κτηματολόγιο) registration, building permits, and whether the structure matches what was lawfully authorised.
Source of funds & transfer
The price paid bank-to-bank as the law requires, with source-of-funds documentation prepared for the file; cash payment can invalidate the application.
Family inclusion
Which family members may be included — spouse, dependent children, and certain dependent parents — subject to the statutory conditions at the time of application.
Power of Attorney
The scope of Power of Attorney needed to manage the purchase and application from Israel, and how it is signed and apostilled.
The investment thresholds, precisely
The figure that genuinely applies depends on the property and its location — and is frequently misrepresented in marketing. We confirm it before you commit.
The specified areas
Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini and islands with a population of more than 3,100 residents.
Other regions
All other regions of Greece.
Qualifying cases only
Only change-of-use conversions and listed-building restorations, under strict statutory conditions, usable once per property — not a general low-cost route. (A separate €250,000 start-up investment route under article 100A is not a property purchase.)
In both the €800,000 and the €400,000 categories the investment must be made in a single property of at least 120 m², held in full ownership. Surface is a condition in its own right, independent of price: a smaller property does not qualify at either threshold whatever it costs, so an 85 m² flat in Athens bought for €900,000 will not support an application. The figure that counts is the one in the title deed and the building permit, not the one in the listing. The €250,000 categories carry their own separate conditions, and we confirm in writing which apply to your property before you commit. Check a specific property against both conditions — it runs in your browser and nothing is sent to us.
To date, we have filed Golden Visa and residence applications for hundreds of families, with no rejections. We protect that record the only way it can be protected — by carefully preparing the matters we accept, declining those we cannot stand behind, and telling clients the truth about a property before they commit. That is a record, not a promise: every application is decided by the Greek authorities on its own facts, and no lawyer can guarantee an outcome.
Handled from Israel, through a Power of Attorney
Many steps may be managed through a notarised Power of Attorney, subject to acceptance by the competent notary, authority, bank or registry. The biometric appointment for the residence permit requires physical presence in Greece — straightforward, given the short flight. Where the file is lodged complete, each applicant receives the official filing certificate (βεβαίωση κατάθεσης), which evidences lawful residence in Greece for as long as the application is under examination; it is not the residence card, and it does not by itself confer a right to travel in the other Schengen states. There is no statutory deadline for deciding a Golden Visa application. Law 5275/2026 introduced a 90-day decision period when it transposed EU Directive 2024/1233, and it is widely quoted as a Golden Visa improvement — but article 81 par. 2(ιγ) of the Migration Code, as replaced by that same law, expressly excludes holders of residence permits for investment purposes under articles 96 to 100 from the procedure that deadline belongs to. Plan around the certificate rather than a calendar. We will tell you at the outset what we are seeing on files comparable to yours — our experience to date, not a forecast of your file.
Power of Attorney
Signed before the Greek embassy or consulate in Israel, or a local notary with Apostille, authorising the firm to act on defined matters.
AFM & bank account
Greek tax number and bank account arranged, so the price transfers bank-to-bank with documented source of funds.
Due diligence & deed
Title, planning, cadastre and threshold checks completed and reported; the notarial deed signed and registered.
Permit & family
The Golden Visa application filed, family included where eligible, with one short trip to Greece for biometrics.
Related guidance
For the mechanics of acting at a distance, see Power of Attorney in Greece. For a larger or more complex acquisition — development land, a portfolio, or a company holding the asset — see Greek property due diligence. And before any commitment, the independent Legal Risk Check is the right starting point.
Who will read what you send
Not an account manager, and not a call centre. Every enquiry is read by one of three partners, and the one who answers you is the one who will run the matter. All are members of the Athens Bar Association and work from the same office at 12 Athanasiou Diakou Street, a few minutes from the Acropolis.
Konstantinos Touris
Managing Partner
Greek property, citizenship, immigration, inheritance and accredited mediation.
Georgia Louka
Senior Partner
Greek and international tax, the non-dom regime and family-office structuring.
Apostolos Parthenis
Partner
Property, civil litigation, corporate and commercial disputes.
You are welcome to ask for any of them by name, and to see the file they open for you. Full profiles.
Send a property for legal review
Tell us about the property you are considering. A supervising partner will review the details and respond personally, usually within one business day, to confirm the genuine threshold, the scope, and the fixed fee for a written legal note.
There is no obligation, and nothing here creates a lawyer–client relationship until terms are agreed in writing. We advise on the Greek side and coordinate with your Israeli adviser on tax and reporting.
Please do not upload documents here. A short description is enough. After initial contact, we provide access to the Secure Client Portal for confidential document exchange. Documents are not exchanged by WhatsApp.
Or contact us directly
Phone: +30 210 363 6035
WhatsApp: +30 697 827 6455 (first contact and scheduling only)
Email: [email protected]
Request received.
Thank you. A supervising partner will review what you have shared and respond personally, usually within one business day. For anything urgent you may also email [email protected].
Questions Israeli investors ask
Can Israeli citizens buy property in Greece and obtain the Golden Visa?
Yes. Israeli nationals may buy and own property in Greece and, where the qualifying investment is met, obtain the Golden Visa residence permit. The process mirrors that for other non-EU investors: due diligence, notarial deed, registration and, for residency, the Golden Visa application. The price must be paid by bank transfer to a Greek account in the buyer's name, with the source of funds documented.
What are the investment thresholds?
€800,000 for Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini and islands with a population of more than 3,100 residents; €400,000 for other regions; and €250,000 only in specific qualifying cases such as change-of-use conversions and listed-building restorations, subject to statutory conditions and usable only once per property. The applicable threshold must be verified for each specific property.
How close is Greece, and does that help?
Greece is a short, direct flight from Tel Aviv, which makes a Greek property unusually practical for Israeli owners — reachable for weekends and summers, not only as a distant investment. The residence permit does not require you to live in Greece, but the proximity makes both using the home and attending the single biometric appointment straightforward.
Can the purchase be handled from Israel through a Power of Attorney?
Yes. Many steps may be managed through a notarised Power of Attorney, subject to acceptance by the competent notary, authority, bank or registry — including the tax number, bank account, due diligence, deed and registration. It can be signed before the Greek embassy or consulate in Israel, or a local notary with an Apostille. The biometric appointment for the residence permit requires physical presence in Greece.
Does it lead to citizenship, and what about Israeli tax?
The Golden Visa is a residence permit and does not by itself grant citizenship; Greek citizenship is a separate process and Greece does not offer citizenship by investment. The permit generally allows inclusion of family members, subject to the statutory conditions. Israeli tax, currency and reporting questions are matters of Israeli law for your own Israeli adviser; we advise on the Greek side only.
Counsel written for other jurisdictions
Greek law is the same for everyone. What differs is the route the money and the documents take to get here — and how long each one takes. If you hold a different passport, or a family member does, these pages are written for them.