All‑inclusive investment packages have become the dominant model for acquiring Greece’s Golden Visa, bundling property purchase, tax and notarial services, residence‑permit filing, and often post‑sale property management under a single developer‑controlled entity. While this convenience streamlines a complex process for foreign buyers, it also raises significant conflict‑of‑interest concerns, particularly regarding the role of the lawyer who is paid by the seller rather than the investor.
How the All‑Inclusive Model Works
- Developer‑led bundle: The developer sells the qualifying property and coordinates every step—tax filings, notarial deeds, visa application, and ongoing property management.
- Market demand: Greece approved 8,879 investor permits in 2025, double the 2024 total, with roughly 7,000 initial applications, most from non‑resident buyers unfamiliar with Greek law.
- Standard offer: The developer’s lawyer, agent, and paperwork are combined into a single signature, eliminating the need for the buyer to engage separate professionals.
Core Requirements for a Golden Visa Property
| Location | Minimum Investment |
|---|---|
| Attica, Thessaloniki, larger islands | €800,000 |
| Other regions (properties >120 m²) | €400,000 |
| Commercial conversions or listed buildings | €250,000 |
Regardless of the package, the property must have a clean title, be free of mortgages or encumbrances, and meet the program’s quantitative thresholds.
Regulatory Warning
Circular 1/2026, issued by the Ministry of Migration and Asylum, instructs officials to refer “sham property transactions and misleading advertisements” to tax and anti‑money‑laundering authorities. The circular follows a surge of sub‑threshold properties being marketed as visa‑eligible, highlighting the risk of inadequate independent verification.
Legal Representation: Support vs. Independent Counsel
| Aspect | Developer‑Provided Lawyer | Investor‑Appointed Lawyer |
|---|---|---|
| Client loyalty | Paid by the seller; accountability runs to the developer | Paid directly by the buyer; duty of loyalty and confidentiality to the investor |
| Scope of work | Explains documents, coordinates procedures, moves the file forward | Reviews contracts without bias, flags unfavorable terms, advises on renegotiation or withdrawal |
| Negotiation stance | Cannot negotiate against the party that engaged them | Can negotiate on the buyer’s behalf and challenge developer‑favored clauses |
| Conflict risk | High, as the lawyer’s commercial interest aligns with completing the sale | Low, provided the lawyer is truly independent |
The distinction is critical: a lawyer embedded in the all‑inclusive package provides “transaction support” but does not serve as an independent advocate. Investors committing several hundred thousand euros should verify whether they have retained a truly independent counsel.
Practical Advice for Prospective Investors
- Demand independent legal review: Insist on a lawyer who is engaged and paid directly by you, not by the developer.
- Verify title and encumbrances: Conduct a separate title search to confirm the property is free of liens or claims.
- Scrutinize post‑sale management contracts: Understand tenant‑vetting procedures, rent‑collection mechanisms, and exit terms before signing any management agreement.
- Watch for regulatory red flags: Be wary of properties advertised below the minimum investment thresholds or with vague eligibility claims, as these may trigger investigations under Circular 1/2026.
- Separate services where possible: Consider using different professionals for property acquisition, visa filing, and property management to avoid bundled conflicts of interest.
Source article: www.imidaily.com
