Residency Through Real Estate in AthensHistoric capital residency withEU access and culture

Residence and Citizenship in Athens

Why people seek residence and citizenship in Athens

Athens, the cradle of Western civilization and modern Greek capital, attracts a growing number of global citizens seeking a residence permit in Athens for its unique mix of historical legacy, vibrant economy, and EU membership benefits. From the iconic Acropolis to the lively pedestrian streets of Plaka and Monastiraki, the city offers unparalleled cultural immersion. Athens hosts Greece’s key governmental institutions, foreign embassies, and the Bank of Greece, providing diplomats, entrepreneurs, and professionals direct access to policymaking, financial markets, and high-level networking. The city’s dynamic startup ecosystem—anchored by innovation hubs like the Athens Center for Entrepreneurship and Innovation and its growing fintech and green-tech sectors—draws talent and capital from across Europe and beyond. Moreover, as part of the European Union, holders of a residence permit in Athens enjoy visa-free travel within the Schengen Area, legal protections under EU law, and eligibility for social benefits and healthcare via the national EOPYY system. With year-round Mediterranean climate, renowned national universities—including the National and Kapodistrian University of Athens—and rich culinary traditions, Athens offers a high quality of life that fits the needs of families, retirees, students, and remote professionals alike.

Types of residence permits and citizenship programs

Greece’s immigration framework provides varied pathways to legal residence in Athens. The Golden Visa program grants a five-year residence permit to non-EU investors who purchase real estate worth at least €250,000 anywhere in Greece, with minimal stay obligations of one day per year and renewals every five years. An equity investment option also allows residence through a €400,000 purchase of shares or government bonds. The D7 passive income visa suits retirees and remote workers demonstrating stable passive income—pensions, dividends, or freelancing—above defined thresholds, plus valid health insurance. The D4 student visa serves non-EU students enrolled in Greek universities or recognized institutions, renewable annually for the duration of study.

Family reunification permits enable spouses, minor children, and dependent parents of primary permit holders to reside under simplified conditions, accessing education and healthcare. After five years of continuous legal residence—under any combination of valid permits—applicants may apply for permanent residence in Athens, which confers indefinite stay rights, unrestricted employment, and broader EU integration benefits. Citizenship by naturalization generally requires seven years of legal residence, A2-level Greek language proficiency under the CEFR, clean criminal record, and proof of integration—such as tax filings or community involvement—culminating in a formal citizenship interview and oath ceremony before municipal authorities. Successful candidates receive Greek nationality and passports, unlocking full EU rights, including voting in national and European elections and consular protection abroad.

Requirements and application process

Applying for a residence permit in Athens involves careful preparation of documentation specific to the chosen visa category. Core requirements for most permits include a valid passport with at least six months’ remaining validity, recent passport-size photographs, proof of health insurance valid in Greece and Schengen countries, evidence of financial means (bank statements, pension slips, or investment certificates), and proof of accommodation (rental contract or property deed) in Athens. Additional requirements by category include:

• Golden Visa: Real estate purchase contracts and title deeds, or investment fund statements; bank deposit or equity transaction receipts; NIF (Greek tax number) registration.
• D7 Passive Income: Bank statements or pension statements demonstrating regular monthly income above the threshold; declaration of intended residence in Athens.
• D4 Student: Enrollment letters from accredited Greek universities or institutions; proof of tuition payment or scholarship.

Applicants submit their initial applications at the regional Aliens and Immigration Department (Αλλοδαπών και Μετανάστευσης) of the Athens Police Directorate, or via the Hellenic Ministry of Migration and Asylum’s online portal where available. Golden Visa candidates typically work with certified legal and real estate professionals to ensure compliance with investment and AML regulations. Standard processing times range from one to three months, varying by permit type and document completeness. Upon provisional approval, applicants obtain national D-type visas from Greek consulates abroad to enter Greece and finalize their residence cards (blue booklets) at local immigration offices. Renewal of residence permits must occur at least one month before expiration, with updated proof of maintained investment or ongoing passive income, and standard health insurance coverage. Permanent residence applications follow five years of uninterrupted legal residence, requiring additional proof of integration—such as annual tax returns—and are processed within six months. Naturalization applications are submitted after seven years of residency, with interviews at municipal or regional citizenship offices and final approvals issued within 12–18 months.

Legal framework and government policies

Greece’s residence permit and citizenship regimes are governed by Law 4251/2014—which implements EU Directive 2011/98/EC on single permit procedures and long-term residents—and Presidential Decree 106/2007, regulating third-country nationals’ entry and stay. The Golden Visa program operates under Law 4605/2019 and Ministerial Decision 44514/2019, detailing eligible investments and administrative procedures. The Ministry of Migration and Asylum, in coordination with the Hellenic Police’s Aliens and Immigration Departments, oversees program enforcement. Anti-money laundering (AML) and counter-terrorism financing (CTF) regulations—aligned with EU standards—require rigorous source-of-fund verification for investor visas, enforced by the Hellenic Financial Intelligence Unit (HFIU). Recent legislative updates have expanded eligible Golden Visa investments to include energy efficiency upgrades, strategic bond purchases, and ship acquisitions, while refining thresholds for passive income visas. The digitalization of immigration services, via the “e-Kepis” platform and the National Registry Portal (ARIS), enables electronic submission of criminal records, application tracking, and appointment scheduling, improving transparency and reducing processing delays. Tax incentives under the Non-Habitual Resident (NHR) regime—such as a flat 7% tax rate on foreign pensions and exemptions on royalty income—are administered by the Independent Authority for Public Revenue (AADE), boosting Greece’s appeal to international retirees and skilled professionals.

Lifestyle, mobility, and long-term benefits

Residency in Athens unlocks a dynamic Mediterranean lifestyle enriched by cultural, recreational, and economic amenities. Residents enjoy proximity to ancient sites—Acropolis, Agora, and the Temple of Olympian Zeus—as well as world-class museums including the Acropolis Museum and the National Archaeological Museum. The city buzzes with modern vibrancy: open-air cinemas, rooftop bars overlooking Lycabettus Hill, and culinary experiences ranging from traditional taverna meze to Michelin-starred restaurants. The Athens metro, tram, and extensive bus networks—complemented by coastal ferries to nearby islands—provide efficient mobility, while Athens International Airport (Eleftherios Venizelos) connects the city to major global hubs. Outdoor enthusiasts explore nearby Mount Hymettus trails, Athenian Riviera beaches, and rowing on the Kifisos River. International schools—like the American Community School and the Campion School—offer IB and British curricula, supporting expatriate families. Healthcare is delivered through a public-private hybrid: the National Health System (EOPYY) covers essential services, while private hospitals such as Hygeia and Metropolitan provide expedited care under international standards.

Mobility advantages are significant: Greek residence permit holders travel freely within the Schengen Area for up to 90 days in any 180-day period, facilitating business travel and leisure across Europe. Permanent residents and Greek citizens gain full freedom of movement, the right to work and study across all EU member states, and eligibility to vote in local, national, and European elections. Real estate investments in Athens—particularly in emerging districts such as Pagrati, Kerameikos, and Gazi—have yielded strong capital appreciation due to urban revitalization and growing rental demand. Over the long term, residents benefit from Greece’s contributory social security system—including pensions, unemployment benefits, and healthcare—upon satisfying contribution requirements, and participate in community integration programs that include language courses, cultural orientation workshops, and local volunteer initiatives. These comprehensive advantages make Athens an ideal base for families, retirees, entrepreneurs, digital nomads, and investors pursuing residence and citizenship in Greece.

How VelesClub Int. helps

VelesClub International provides full-spectrum, tailored services for clients seeking residence and citizenship in Athens. Our end-to-end support begins with a thorough eligibility assessment—aligning each client’s investment capacity, income sources, family structure, and professional aspirations with the optimal visa category, whether Golden Visa, D7, D4, or employment permit. We manage meticulous document preparation: certified translations, apostilles, bank statements, notarized criminal record certificates, health insurance policies, and accommodation contracts, ensuring compliance with Greek and EU regulations.

For Golden Visa applicants, our real estate specialists identify prime investment opportunities across Athens’ historic and emerging neighborhoods, coordinate due diligence with developers and legal counsel, and oversee capital transfers to Greek financial institutions under AML protocols. We submit comprehensive applications via the National Registry Portal (ARIS), schedule biometric appointments at regional immigration offices, and track progress through to residence card issuance. D7 and D4 clients benefit from bespoke financial packaging, academic enrollment coordination, and drafting of residency declarations. As clients approach renewal or permanent residence milestones, we compile updated portfolios—proof of maintained investment or income, tax filings under the NHR regime, and continued health insurance coverage—and facilitate SEF interviews and submissions.

For citizenship by naturalization, VelesClub Int. coordinates language proficiency training, civic orientation workshops, dossier compilation for the Conservatória dos Registos Centrais, and logistical arrangements for oath ceremonies. Post-citizenship, we assist with Greek passport applications, social security registrations, and strategic tax planning under Greece’s favorable regimes. Leveraging deep local expertise, extensive governmental contacts, and a proven track record of successful approvals, VelesClub International ensures a seamless, efficient, and fully personalized journey to secure residence and citizenship in Athens—empowering clients to embrace the city’s timeless heritage, dynamic economy, and unparalleled European opportunities.