A Vietnamese artist and businessman secures Greek residency and property ownership through the Greece Golden Visa
Client Profile
The client is a freelance artist and a businessman. They frequently need to travel to European countries for artistic performances, business activities, and leisure. They chose the Greece Golden Visa program to be able to travel visa-free in Schengen countries. The Greece Golden Visa program stood out to the client because it requires neither residency nor language proficiency while the application process is fast and straightforward.
Most importantly, the client could acquire and own property in a European country, with a lower threshold than in other countries in the region, and the title deed was fully registered under their name. The client can also earn returns from their property in Greece via long-term leasing. Their "Permanent Resident" (PR) card is valid for 5 years and renewable, granting the client more ease and flexibility.
Obstacles & Complications
1. Property Due Diligence
The client's concern with the property they intended to purchase was its legality and whether it was mortgaged. When our local lawyer conducted their due diligence, they found that the property was a shop with a small-scale permit to change its use from a shop to a residence. But while engineering-wise the use has changed, the property could still be registered as a shop upon its ownership transfer due to an oversight by the seller regarding the act establishing horizontal property. At the same time, authorities have not clarified whether the revision of the act was necessary to apply for the PR card.
2. Source of Funds
The client had some of the necessary records but they were not clear about which specific documents should be submitted. While the client compiled some of the required financial documents, such as bank statements, transaction records, and other supporting evidence of their legal income from their company, they still required clear guidance on which items are considered sufficient and appropriate for compliance purposes. This uncertainty highlights the need for professional assistance to review documentation, identify the most relevant materials, and ensure that the submission fully satisfies regulatory and procedural standards.
3. Managing the Property Remotely
Even after receiving the title deed, the client was yet to visit Greece to personally inspect and manage the property. The property requires continuous attention, including the payment of utility bills, coordination of routine maintenance, and other management responsibilities to ensure compliance. Since the client was unable to be present in Greece, they required reliable assistance to handle these matters on their behalf, safeguarding both the property's condition and the client's investment interests.
Had They Tried Other Advisors?
Yes, the other advisor asked the client to provide complicated source of funds documents and they could not assist with the remote management of the property. Some advisors do not have a local team in Greece to accompany the client to their biometric appointment. The client was referred to HLG by a friend and former HLG client who successfully applied for a Grenada passport through the country's citizenship-by-investment program. Based on their friend's referral and HLG's reputation in the immigration field, the client was very confident to engage our services instead.
Our Approach
1. Property Due Diligence
HLG assisted the client with the careful selection of a property that aligned with both their personal preferences and the eligibility criteria for the Greece Golden Visa program. HLG facilitated several meetings with established property developers, allowing the client to make an informed decision from a wide range of suitable options.
Following the property selection, HLG's local lawyer conducted a comprehensive due diligence process. This included a careful review of all relevant legal and technical documentation, as well as an assessment of the property's compliance with applicable regulations. Our lawyer also verified the building permit and the property's current status. Then they reviewed the act establishing horizontal property ownership, and analyzed the building permit related to the change of use to confirm that the property was legal and free from any hidden risks.
Our lawyer also liaised directly with the Ministry of Land Management in Greece to obtain official confirmation regarding the property's legal standing to clarify whether any restrictions applied to small-scale permits or if there are any potential modifications. Finally, we received formal legal instruction from the Ministry confirming that there were no further restrictions on the small-scale property conversion. With this assurance, the client could proceed confidently, knowing that the property was fully compliant and suitable for their investment and residency objectives.
2. Source of Funds
HLG assisted the client with preparing a sample set of documents to use as a reference, which facilitated their ability to prepare and organize the required proof of funds. Our Vietnamese lawyer then conducted an initial review of all documents provided to ensure that the documents were accurate and compliant under Vietnamese law. This step was important for confirming the compliance of the client's source of funds within the local legal framework. Our Greek lawyer carried out a comprehensive final review and confirmation, ensuring that the documents also meet the standards and requirements of Greek law. Throughout this process, we can streamline the client's preparation, minimize errors, and make sure that their application is both legally sound and fully aligned with cross-jurisdictional compliance obligations.
3. Managing the Property Remotely
Before the client was able to secure assistance from a trusted local property management team, our local lawyer supported them by paying utility bills on their behalf and conducting initial observations of the property. HLG then assisted the client in finding a reliable long-term property management team by identifying and introducing several local property management teams. After several meetings and careful consideration, the client was able to select the most suitable team to oversee the remote management of their property with confidence.
What Made Our Approach Different
HLG's due diligence check is a comprehensive procedure conducted by our Greek lawyer focused on:
- Legality matters: verifying the legal ownership of the property, relationship of the seller and the property, and making sure there are no encumbrances;
- Technical matters: checking the structural integrity and compliance of the building permit; and
- Financial matters: confirming tax clearance and making sure there are no hidden debts related to the property.
Both our Greek and Vietnamese lawyers reviewed the source of funds documentation, ensuring the client could proceed confidently, knowing that the property was fully compliant and suitable for their investment and residency objectives. We also assisted the client with remote property management — usually not part of our immigration service, but requested by the client.
Results
| Start date | Submission on 8 January 2025 |
| Approval date | White Paper approval on 14 January 2025; Biometric appointment on 10 February 2025; PR Card issuance on 1 August 2025 |
| Processing time | 8 months |
| Investment | EUR 262,500 (minimum requirement EUR 250,000) — Real Estate |
| Family included | No |
| Residency obtained | Yes — PR card valid for 5 years, renewable |
| Passports received | No — the program is a residency by investment program, so the client obtained a PR card which he can use to apply for full citizenship 7 years after the PR approval. |
| Benefits gained | Visa-free travel access to Schengen countries; VAT exemption of 24% on the property purchase price; Greek bank account opened; expanded business and artistic opportunities across Europe |
| Issues resolved | The property was purchased in Greece with full legal compliance thanks to the comprehensive due diligence conducted by our Greek lawyer. The client's local bank account was successfully opened with the proper review and legal advice from HLG's legal team. The property can now be managed remotely. |
| Current status | The client is currently residing in Vietnam. They have traveled across Europe with their visa-free access to Schengen countries and visited Greece several times after the approval for business, artistic work, and leisure. |
| Still working with Harvey? | Yes — for the remote property management and future renewal of the PR card |
| Referred others? | Not yet, but they expressed their intention to do so. |
Client Testimonial
At first, I just need a visa to travel freely in Schengen, and I was quite worried about the processing time of the application, which could take over a year. However, my application was approved sooner than expected, so I am certainly satisfied.Confidential Client — Vietnamese Artist & Business Director
Thanks to the HLG team my application was processed smoothly and I received the visa faster than I expected. I will not hesitate to recommend HLG to my friend and family — just like my friend recommended the firm to me!Confidential Client — Vietnamese Artist & Business Director
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