{"id":9278,"date":"2026-07-10T05:40:33","date_gmt":"2026-07-10T03:40:33","guid":{"rendered":"https:\/\/pachounotary.gr\/golden-visa-real-estate-greece\/"},"modified":"2026-07-12T22:33:19","modified_gmt":"2026-07-12T20:33:19","slug":"golden-visa-real-estate-greece","status":"publish","type":"post","link":"https:\/\/pachounotary.gr\/en\/golden-visa-real-estate-greece\/","title":{"rendered":"Golden Visa Program for an Investor Residence Permit Through Real Estate Investment"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"9278\" class=\"elementor elementor-9278 elementor-9275\">\n\t\t\t\t<div class=\"elementor-element elementor-element-fc3d1d0 e-flex e-con-boxed e-con e-parent\" data-id=\"fc3d1d0\" data-element_type=\"container\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-643a466 elementor-widget elementor-widget-html\" data-id=\"643a466\" data-element_type=\"widget\" data-widget_type=\"html.default\">\n\t\t\t\t\t<div class=\"cst_article\"\n     lang=\"en\"\n     dir=\"ltr\"\n     data-article-id=\"pillar-golden-visa-en-002\"\n     data-lang=\"en\"\n     data-master-id=\"pillar-athens-global\"\n     data-version=\"8.1.0\">\n\n    <meta property=\"article:published_time\" content=\"2026-06-26T10:00:00+00:00\" \/>\n    <meta property=\"article:modified_time\" content=\"2026-06-26T10:00:00+00:00\" \/>\n\n    <link rel=\"preconnect\" href=\"https:\/\/pachounotary.gr\">\n    <link rel=\"dns-prefetch\" href=\"https:\/\/pachounotary.gr\">\n\n    <script type=\"application\/ld+json\">{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@graph\": [\n    {\n      \"@type\": \"Article\",\n      \"@id\": \"https:\/\/pachounotary.gr\/golden-visa-greece\/#article\",\n      \"headline\": \"Greece Golden Visa 2026: Tiers, Costs and Permit Rules\",\n      \"description\": \"A guide to Greece's \u20ac800k, \u20ac400k and \u20ac250k Golden Visa tiers under Laws 5100\/2024 and 5275\/2026: the single-property rule, the short-term rental ban, true closing costs, the pre-execution dossier, remote execution by power of attorney, tax and resale, and the residency-to-citizenship distinction.\",\n      \"inLanguage\": \"en\",\n      \"datePublished\": \"2026-06-26T10:00:00+03:00\",\n      \"dateModified\": \"2026-06-26T10:00:00+03:00\",\n      \"author\": {\n        \"@type\": \"Person\",\n        \"@id\": \"https:\/\/pachounotary.gr\/#\/schema\/person\/christina-pachou\",\n        \"name\": \"Christina G. 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justify-content: flex-end; gap: 7px; }\n        .cst_article .gv-bar-flag { font-size: 18px; line-height: 1; }\n        .cst_article .gv-bar-track { position: relative; height: 30px; background: #f0ece6; border-radius: 6px; overflow: hidden; }\n        .cst_article .gv-bar-fill { position: absolute; top: 0; inset-inline-start: 0; height: 100%; border-radius: 6px; transform: scaleX(0); transform-origin: left center; }\n        .cst_article .gv-bar-fill.is-lead { background: linear-gradient(90deg, #7B3F3F, #9a5050); }\n        .cst_article .gv-bar-fill.is-surge { background: linear-gradient(90deg, #C9A962, #b08d45); }\n        .cst_article .gv-bar-fill.is-other { background: linear-gradient(90deg, #b9b2a8, #cfc8bd); }\n        .cst_article .gv-bar-value { font-size: 14px; font-weight: 800; color: var(--text-dark); white-space: nowrap; opacity: 0; text-align: start; }\n        .cst_article .gv-bar-delta { display: inline-block; font-size: 10.5px; font-weight: 700; padding: 1px 5px; border-radius: 20px; margin-inline-start: 4px; vertical-align: middle; background: #f6fff9; color: #2e7d32; border: 1px solid #4caf50; }\n        .cst_article .gv-figure.gv-armed .gv-bar-fill { transform: scaleX(0); }\n        .cst_article .gv-figure.gv-armed .gv-bar-value { opacity: 0; }\n        .cst_article .gv-figure.gv-armed.is-visible .gv-bar-fill { animation: gvBarGrow 1.15s cubic-bezier(.22,1,.36,1) forwards; }\n        .cst_article .gv-figure.gv-armed.is-visible .gv-bar-value { animation: gvFade .5s ease forwards; animation-delay: .55s; }\n        .cst_article .gv-figure.gv-armed.is-visible .gv-bar-row.r2 .gv-bar-fill { animation-delay: .12s; }\n        .cst_article .gv-figure.gv-armed.is-visible .gv-bar-row.r3 .gv-bar-fill { animation-delay: .24s; }\n        .cst_article .gv-figure.gv-armed.is-visible .gv-bar-row.r4 .gv-bar-fill { animation-delay: .36s; }\n        .cst_article .gv-figure.gv-armed.is-visible .gv-bar-row.r2 .gv-bar-value { animation-delay: .67s; }\n        .cst_article .gv-figure.gv-armed.is-visible .gv-bar-row.r3 .gv-bar-value { animation-delay: .79s; }\n        .cst_article .gv-figure.gv-armed.is-visible .gv-bar-row.r4 .gv-bar-value { animation-delay: .91s; }\n        @keyframes gvBarGrow { to { transform: scaleX(1); } }\n        .cst_article .gv-natchart-foot { font-size: 12px; color: var(--text-muted); margin-top: 16px; display: flex; flex-wrap: wrap; gap: 16px; justify-content: center; }\n        .cst_article .gv-legend-chip { display: inline-flex; align-items: center; gap: 6px; }\n        .cst_article .gv-legend-dot { width: 11px; height: 11px; border-radius: 3px; display: inline-block; }\n        @media (max-width: 640px) {\n            .cst_article .gv-natchart-grid { grid-template-columns: 94px 1fr 70px; gap: 9px 9px; }\n            .cst_article .gv-bar-label { font-size: 12.5px; gap: 5px; }\n            .cst_article .gv-bar-flag { font-size: 15px; }\n            .cst_article .gv-bar-value { font-size: 12.5px; }\n        }\n        @media (prefers-reduced-motion: reduce) {\n            .cst_article .gv-figure.gv-armed .gv-bar-fill { transform: scaleX(1) !important; animation: none !important; }\n            .cst_article .gv-figure.gv-armed .gv-bar-value { opacity: 1 !important; animation: none !important; }\n        }\n\n        .cst_article .keypoint { background: #fff; border: 1px solid var(--border-color); border-inline-start: 4px solid var(--accent-color); border-radius: 6px; padding: 16px 18px; box-shadow: var(--soft-shadow); }\n        .cst_article .keypoint strong { color: var(--primary-color); display: block; font-size: 15px; margin-bottom: 4px; }\n        .cst_article .keypoint span { font-size: 15px; color: var(--text-medium); }\n\n        \/* Tier cards *\/\n        .cst_article .tier-grid { display: grid; grid-template-columns: 1fr; gap: 20px; margin: 30px 0; max-width: 900px; }\n        @media (min-width: 641px) { .cst_article .tier-grid { display: none; } }\n        @media (max-width: 640px) {\n            .cst_article .tier-grid { display: flex; flex-wrap: nowrap; grid-template-columns: none; overflow-x: auto; scroll-snap-type: x mandatory; gap: 12px; -webkit-overflow-scrolling: touch; scrollbar-width: none; padding-bottom: 10px; margin: 24px 0 6px; }\n            .cst_article .tier-grid::-webkit-scrollbar { display: none; width: 0; height: 0; }\n            .cst_article .tier-card { flex: 0 0 80%; scroll-snap-align: start; padding: 20px; }\n        }\n        .cst_article .tier-card { background: #fff; border: 1px solid var(--border-color); border-radius: 10px; padding: 24px; box-shadow: var(--soft-shadow); text-align: center; }\n        .cst_article .tier-card.prime { border-top: 4px solid var(--primary-color); }\n        .cst_article .tier-card.mid { border-top: 4px solid var(--accent-color); }\n        .cst_article .tier-card.entry { border-top: 4px solid #0277bd; }\n        .cst_article .tier-amount { font-size: 28px; font-weight: 800; color: var(--text-dark); margin: 0 0 6px; }\n        .cst_article .tier-label { font-size: 13px; font-weight: 700; text-transform: uppercase; letter-spacing: .5px; color: var(--text-muted); margin-bottom: 12px; }\n        .cst_article .tier-card p { font-size: 15px; margin: 0; text-align: start; }\n\n        \/* Comparison Grid *\/\n        .cst_article .comparison-grid { display: grid; grid-template-columns: 1fr; gap: 20px; margin: 35px 0; max-width: 900px; }\n        @media (min-width: 768px) { .cst_article .comparison-grid { grid-template-columns: 1fr 1fr; } }\n        @media (max-width: 767px) {\n            .cst_article .comparison-grid { display: flex; flex-wrap: nowrap; grid-template-columns: none; overflow-x: auto; scroll-snap-type: x mandatory; gap: 12px; -webkit-overflow-scrolling: touch; scrollbar-width: none; padding-bottom: 10px; margin: 28px 0 6px; }\n            .cst_article .comparison-grid::-webkit-scrollbar { display: none; width: 0; height: 0; }\n            .cst_article .comparison-card { flex: 0 0 90%; scroll-snap-align: start; }\n        }\n        .cst_article .comparison-card { background: #fff; border-radius: 8px; padding: 25px; box-shadow: var(--soft-shadow); border: 1px solid #eee; }\n        .cst_article .comparison-card.green-border { border-top: 4px solid #2e7d32; }\n        .cst_article .comparison-card.red-border { border-top: 4px solid var(--primary-color); }\n        .cst_article .card-header { font-size: 19px; margin: 0 0 15px; font-weight: 700; display: flex; align-items: center; gap: 8px; }\n        .cst_article .card-header.green { color: #2e7d32; }\n        .cst_article .card-header.red { color: var(--primary-color); }\n\n        \/* Lists *\/\n        .cst_article ul.check-list { list-style: none; padding-inline-start: 0; margin: 15px 0; }\n        .cst_article ul.check-list li { position: relative; padding-inline-start: 30px; margin-bottom: 10px; font-size: 16px; }\n        .cst_article .check-list.green li::before { content: '\\2713'; position: absolute; inset-inline-start: 0; color: #2e7d32; font-weight: bold; }\n        .cst_article .check-list.red li::before { content: '\\2022'; position: absolute; inset-inline-start: 0; color: var(--primary-color); font-weight: bold; width: 18px; text-align: center; font-size: 20px; line-height: 20px; top: -2px; }\n\n        \/* Cost table *\/\n        .cst_article .table-scroll-wrap { position: relative; margin: 30px 0; max-width: 850px; }\n        .cst_article .table-scroll { width: 100%; overflow-x: auto; -webkit-overflow-scrolling: touch; border-radius: 8px; }\n        .cst_article .table-scroll-hint { display: none; font-size: 12px; color: var(--text-muted); margin: 8px 2px 0; align-items: center; gap: 6px; }\n        .cst_article .table-scroll-wrap.is-scrollable .table-scroll-hint { display: flex; }\n        .cst_article .table-scroll-hint svg { width: 14px; height: 14px; fill: none; stroke: var(--accent-color); stroke-width: 2.5; stroke-linecap: round; stroke-linejoin: round; animation: hintSlide 1.4s ease-in-out infinite; }\n        @keyframes hintSlide { 0%,100% { transform: translateX(0); } 50% { transform: translateX(4px); } }\n        @media (prefers-reduced-motion: reduce) { .cst_article .table-scroll-hint svg { animation: none; } }\n        .cst_article .table-scroll .timeline-table { margin: 0; min-width: 580px; }\n        .cst_article .timeline-table th:nth-child(1), .cst_article .timeline-table td:nth-child(1) { min-width: 150px; }\n        .cst_article .timeline-table th:nth-child(2), .cst_article .timeline-table td:nth-child(2) { min-width: 70px; }\n        .cst_article .timeline-table th:nth-child(3), .cst_article .timeline-table td:nth-child(3) { min-width: 280px; }\n        .cst_article .timeline-table { width: 100%; border-collapse: separate; border-spacing: 0; font-size: 15px; border: 1px solid var(--border-color); border-radius: 12px; overflow: hidden; box-shadow: var(--soft-shadow); background: #fff; }\n        .cst_article .timeline-table th { background: #faf7f3; color: var(--text-muted); padding: 12px 18px; text-align: start; font-size: 11.5px; font-weight: 800; text-transform: uppercase; letter-spacing: 1.2px; border-bottom: 2px solid var(--accent-color); }\n        .cst_article .timeline-table td { padding: 15px 18px; border-bottom: 1px solid #f1ece6; vertical-align: top; }\n        .cst_article .timeline-table tr:last-child td { border-bottom: none; }\n        .cst_article .timeline-table tbody tr { transition: background 0.15s; }\n        .cst_article .timeline-table tbody tr:hover { background: #fdfaf6; }\n        .cst_article .timeline-table td:nth-child(1) { font-weight: 700; color: var(--primary-dark); min-width: 150px; }\n        .cst_article .timeline-table td:nth-child(2) { font-weight: 800; color: var(--primary-color); white-space: nowrap; font-variant-numeric: tabular-nums; }\n        .cst_article .timeline-table td:nth-child(3) { color: var(--text-medium); font-size: 14px; line-height: 1.55; }\n        @media (max-width: 359px) {\n            \/* Stacked card rows only where a swipeable table cannot sit comfortably *\/\n            .cst_article .timeline-table, .cst_article .timeline-table tbody, .cst_article .timeline-table tr, .cst_article .timeline-table td { display: block; }\n            .cst_article .timeline-table { border: none; box-shadow: none; background: transparent; overflow: visible; }\n            .cst_article .table-scroll .timeline-table { min-width: 0; }\n            .cst_article .timeline-table thead { display: none; }\n            .cst_article .timeline-table tr { border: 1px solid var(--border-color); border-radius: 12px; background: #fff; box-shadow: var(--soft-shadow); margin-bottom: 12px; padding: 4px 0; }\n            .cst_article .timeline-table td { border-bottom: none; padding: 6px 16px; min-width: 0; white-space: normal; }\n            .cst_article .timeline-table td:nth-child(1) { padding-top: 14px; font-size: 16px; }\n            .cst_article .timeline-table td:nth-child(2)::before { content: attr(data-label) '  '; font-size: 11px; font-weight: 800; text-transform: uppercase; letter-spacing: 1px; color: var(--text-muted); }\n            .cst_article .timeline-table td:nth-child(3) { padding-bottom: 14px; }\n            .cst_article .table-scroll { overflow: visible; }\n            .cst_article .table-scroll-hint, .cst_article .table-scroll + .swipe-hint { display: none !important; }\n        }\n\n        \/* Process Grid *\/\n        .cst_article .process-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(260px, 1fr)); gap: 20px; margin: 30px 0; }\n        .cst_article .process-card { background: #fff; border: 1px solid var(--border-color); border-radius: 8px; padding: 25px; box-shadow: var(--soft-shadow); display: flex; align-items: flex-start; gap: 15px; transition: transform 0.2s; }\n        .cst_article .process-card:hover { transform: translateY(-2px); box-shadow: 0 6px 15px rgba(0,0,0,0.08); }\n        .cst_article .process-number { flex-shrink: 0; width: 35px; height: 35px; background-color: var(--primary-color); color: var(--text-white) !important; border-radius: 50%; display: flex; align-items: center; justify-content: center; font-weight: bold; font-size: 16px; margin-top: 0; }\n        .cst_article .process-number.step { background-color: var(--accent-color); }\n        .cst_article .process-content h4 { margin: 0 0 8px 0; font-size: 18px; color: var(--primary-dark); }\n        .cst_article .process-content p { margin: 0; font-size: 16px; line-height: 1.5; color: var(--text-medium); }\n        @media (max-width: 767px) {\n            .cst_article .process-grid { display: flex; flex-wrap: nowrap; grid-template-columns: none; overflow-x: auto; scroll-snap-type: x mandatory; scroll-padding-inline-start: 0; gap: 12px; -webkit-overflow-scrolling: touch; scrollbar-width: none; padding-bottom: 10px; margin: 24px 0 6px; }\n            .cst_article .process-grid::-webkit-scrollbar { display: none; width: 0; height: 0; }\n            .cst_article .process-card { flex: 0 0 86%; min-width: 0; width: auto; scroll-snap-align: start; margin-bottom: 0; padding: 18px; }\n            .cst_article .process-content h4 { font-size: 16px; }\n            .cst_article .process-content p { font-size: 15px; }\n            \/* Tighter mobile rhythm *\/\n            .cst_article p, .cst_article li { margin-bottom: 14px; }\n            .cst_article h2 { margin: 32px 0 20px; }\n        }\n\n        \/* Inline CTA *\/\n\n        \/* CTA SECTION *\/\n        .cst_article .cta-section { background: linear-gradient(135deg, var(--primary-color), var(--primary-dark)); color: white; padding: 50px 40px; text-align: center; border-radius: 12px; margin: 60px 0; box-shadow: 0 10px 25px rgba(123,63,63,0.3); max-width: 900px; position: relative; overflow: hidden; border: none; }\n        .cst_article .cta-section::before { content: ''; position: absolute; top: -50%; inset-inline-start: -50%; width: 200%; height: 200%; background: radial-gradient(circle, rgba(255,255,255,0.1) 0%, transparent 60%); animation: ctaPulse 4s ease-in-out infinite; pointer-events: none; }\n        @keyframes ctaPulse { 0%, 100% { transform: scale(1); opacity: 0.5; } 50% { transform: scale(1.1); opacity: 0.8; } }\n        .cst_article .cta-section h3 { color: white !important; margin: 0 0 20px 0; position: relative; z-index: 1; font-size: 24px; }\n        .cst_article .cta-section p { color: #f0f0f0 !important; max-width: 700px; margin: 0 auto 30px auto; position: relative; z-index: 1; font-weight: 500; }\n        .cst_article .cta-button { display: inline-flex; align-items: center; gap: 12px; background: var(--accent-color); color: white !important; padding: 15px 40px; border-radius: 50px; text-decoration: none; font-weight: bold; margin-top: 5px; transition: transform 0.2s, background 0.2s, box-shadow 0.2s; box-shadow: 0 4px 10px rgba(0,0,0,0.2); position: relative; z-index: 1; border: none; }\n        .cst_article .cta-button:hover { background: var(--accent-hover); transform: translateY(-3px); box-shadow: 0 6px 20px rgba(0,0,0,0.3); }\n        @keyframes phoneRing { 0%, 100% { transform: rotate(0deg); } 10% { transform: rotate(-15deg); } 20% { transform: rotate(15deg); } 30% { transform: rotate(-15deg); } 40% { transform: rotate(15deg); } 50%, 100% { transform: rotate(0deg); } }\n\n        \/* FAQ *\/\n        .cst_article .faq-item { border-bottom: 1px solid var(--border-color-light); margin-bottom: 10px; max-width: 850px; contain: content; }\n        .cst_article .faq-question { padding: 15px 0; cursor: pointer; font-weight: 600; display: flex; justify-content: space-between; align-items: center; text-align: start; background: none; border: none; width: 100%; color: inherit; font-family: inherit; font-size: 17px; }\n        .cst_article .faq-answer { padding-bottom: 20px; display: none; color: #555; }\n        .cst_article .faq-answer p { margin-bottom: 0; }\n        .cst_article .faq-item.active .faq-answer { display: block; }\n        .cst_article .icon-plus { margin-inline-start: 10px; flex-shrink: 0; }\n        .cst_article .icon-plus::after { content: '+'; color: var(--accent-color); font-weight: bold; font-size: 20px; }\n        .cst_article .faq-item.active .icon-plus::after { content: '\\2212'; }\n\n        \/* Author Box \u2014 new.html exact *\/\n        .cst_article .author-box { background: #fff; padding: 35px; border-top: 5px solid var(--primary-color); margin: 40px 0; border-radius: 8px; box-shadow: var(--strong-shadow); max-width: 850px; }\n        .cst_article .author-grid { display: grid; grid-template-columns: 1fr; gap: 30px; align-items: stretch; }\n        @media (min-width: 768px) { .cst_article .author-grid { grid-template-columns: 1fr 1fr; } }\n        .cst_article .author-box[data-authors=\"single\"] .author-img-col:nth-child(n+2) { display: none; }\n        .cst_article .author-box[data-authors=\"single\"] .author-grid { grid-template-columns: 1fr; max-width: 520px; margin: 0 auto; }\n        .cst_article .author-box[data-authors=\"single\"] .author-avatar-large { width: 140px; height: 140px; }\n        .cst_article .author-img-col { flex: 1 1 260px; display: flex; flex-direction: column; align-items: center; text-align: center; }\n        .cst_article .author-img-col p { color: var(--text-muted) !important; }\n        .cst_article .author-box h4 { margin: 0 0 5px; color: var(--primary-color); font-size: 19px; }\n        .cst_article .author-role { margin-bottom: 5px; font-size: 14px; color: var(--text-muted); font-weight: 600; }\n        .cst_article .author-bio { margin-bottom: 5px; font-size: 13px; line-height: 1.5; flex: 1; }\n        .cst_article .author-avatar-large { width: 110px; height: 110px; min-width: 110px; border-radius: 50%; object-fit: cover; border: 4px solid var(--primary-color); padding: 3px; background: white; margin-bottom: 15px; }\n        .cst_article .author-credentials { margin-top: auto; padding-top: 15px; font-size: 13px; color: var(--primary-color); font-weight: 700; display: flex; gap: 15px; text-transform: uppercase; letter-spacing: 0.5px; justify-content: center; list-style: none; padding-inline-start: 0; margin-bottom: 0; flex-wrap: wrap; }\n\n        \/* Disclaimer \u2014 new.html exact *\/\n        .cst_article .legal-disclaimer { font-size: 13px; color: #888; max-width: 850px; margin: 30px 0; line-height: 1.6; border-top: 1px solid var(--border-color-light); padding-top: 20px; }\n        .cst_article .legal-disclaimer-box { background-color: #f8f9fa; border-top: 3px solid #ccc; padding: 25px; margin: 50px auto; max-width: 850px; font-size: 14px; color: #666; line-height: 1.6; }\n        .cst_article .disclaimer-title { font-weight: 700; color: #333; margin-bottom: 10px; display: block; font-size: 15px; }\n\n        \/* In-page sticky chapter bar (mobile\/tablet only) *\/\n        .cst_article .gv-chapter-nav { display: none; position: -webkit-sticky; position: sticky; top: 0; z-index: 99991; background: rgba(255,255,255,0.97); -webkit-backdrop-filter: saturate(1.1) blur(6px); backdrop-filter: saturate(1.1) blur(6px); border-bottom: 1px solid var(--border-color-light); box-shadow: 0 2px 8px rgba(0,0,0,0.05); margin-inline-start: -20px; margin-inline-end: -20px; }\n        .cst_article .gv-chapter-track { display: flex; gap: 8px; overflow-x: auto; scroll-behavior: smooth; -webkit-overflow-scrolling: touch; scrollbar-width: none; padding: 9px 12px 9px 20px; margin: 0; flex: 1 1 auto; min-width: 0; -webkit-mask-image: linear-gradient(to right, #000 calc(100% - 22px), transparent); mask-image: linear-gradient(to right, #000 calc(100% - 22px), transparent); }\n        .cst_article .gv-chapter-mail { flex: 0 0 auto; display: inline-flex; align-items: center; justify-content: center; width: 32px; height: 32px; border-radius: 50%; background: var(--accent-color); margin: 0 14px 0 4px; align-self: center; position: relative; border: none; text-decoration: none; transition: background 0.2s; }\n        .cst_article .gv-chapter-mail::before { content: \"\"; position: absolute; inset-inline-start: -12px; top: 4px; bottom: 4px; width: 1px; background: var(--border-color-light); }\n        .cst_article .gv-chapter-mail svg { width: 16px; height: 16px; fill: #fff; display: block; }\n        .cst_article .gv-chapter-mail:hover { background: var(--accent-hover); border: none; }\n        @media (max-width: 1023px) { .cst_article .gv-chapter-nav { display: flex; align-items: stretch; } }\n        .cst_article .gv-chapter-track::-webkit-scrollbar { display: none; }\n        .cst_article .gv-chapter-link { flex: 0 0 auto; display: inline-block; padding: 7px 14px; border-radius: 18px; background: #f3eeee; border: 1px solid transparent; color: var(--primary-dark); font-size: 13.5px; font-weight: 600; line-height: 1; white-space: nowrap; text-decoration: none; transition: background 0.2s, color 0.2s, border-color 0.2s; }\n        .cst_article .gv-chapter-link:hover { background: var(--primary-light); border-bottom-color: transparent; }\n        .cst_article .gv-chapter-link.active { background: var(--primary-color); color: var(--text-white); border-color: var(--primary-color); }\n\n        \/* Mobile *\/\n\n        @media (max-width: 1023px) {\n            .cst_article .hero-title { font-size: 26px; }\n            .cst_article .page-wrapper { flex-direction: column; gap: 30px; padding: 30px 20px; }\n            .cst_article .author-grid { flex-direction: column; align-items: center; text-align: center; }\n            .cst_article .sidebar { display: none; }\n        }\n\n        @media (prefers-reduced-motion: reduce) {\n            .cst_article .cta-section::before { animation: none; }\n        }\n\n        \/* \u2500\u2500 NEW-TEMPLATE ADDITIONS \u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500\u2500 *\/\n\n        \/* Share toast (new template) *\/\n        .cst_article .share-toast { position: fixed; bottom: 88px; inset-inline-start: 50%; transform: translateX(-50%) translateY(20px); background: var(--primary-color); color: #fff; padding: 12px 24px; border-radius: 8px; box-shadow: 0 8px 24px rgba(0,0,0,0.25); font-size: 14px; font-weight: 600; opacity: 0; pointer-events: none; transition: opacity .25s ease, transform .25s ease; z-index: 999999; }\n        .cst_article .share-toast.show { opacity: 1; transform: translateX(-50%) translateY(0); }\n\n        \/* Reading time badge *\/\n\n        \/* Hero CTA buttons *\/\n\n        \/* Icon-only circle share buttons (new template style) *\/\n        .cst_article .share-btn { width: 44px; height: 44px; border-radius: 50%; border: 1px solid var(--border-color); background: #fff; color: var(--text-medium); display: inline-flex; align-items: center; justify-content: center; cursor: pointer; transition: transform .2s ease, box-shadow .2s ease, border-color .2s ease; padding: 0; flex-shrink: 0; }\n        .cst_article .share-btn:hover { transform: translateY(-3px); box-shadow: 0 6px 16px rgba(0,0,0,.15); border-color: var(--primary-color); color: var(--primary-color); }\n        .cst_article .share-linkedin { background-color: #0077b5 !important; border: none !important; color: #fff !important; }\n        .cst_article .share-facebook { background-color: #1877F2 !important; border: none !important; color: #fff !important; }\n        .cst_article .share-whatsapp { background-color: #25D366 !important; border: none !important; color: #fff !important; }\n        .cst_article .share-viber    { background-color: #7360f2 !important; border: none !important; color: #fff !important; }\n        .cst_article .share-generic  { background-color: #333333 !important; border: none !important; color: #fff !important; }\n        .cst_article .share-btn svg  { width: 22px; height: 22px; fill: currentColor; }\n        .cst_article .share-viber svg { width: 26px; height: 26px; }\n\n        \/* Overflow indicator *\/\n        .cst_article .share-overflow-indicator { display: none; width: 28px; height: 28px; border-radius: 50%; background: #fdfbfb; border: 1px solid #eee; align-items: center; justify-content: center; align-self: center; flex-shrink: 0; padding: 0; cursor: pointer; transition: transform .2s ease, box-shadow .2s ease; }\n        .cst_article .share-overflow-indicator:hover { transform: translateY(-2px); box-shadow: 0 4px 12px rgba(0,0,0,.15); border-color: var(--primary-color); }\n        .cst_article .share-overflow-indicator svg { display: block; fill: #666; pointer-events: none; }\n\n        \/* hero-section: container query support *\/\n        .cst_article .hero-section { container-type: inline-size; container-name: hero; }\n        @container hero (max-width: 280px) {\n            .cst_article .share-generic { display: none; }\n            .cst_article .share-overflow-indicator { display: flex; }\n            .cst_article .social-share.is-expanded { flex-wrap: wrap; row-gap: 10px; }\n            .cst_article .social-share.is-expanded .share-generic { display: flex; }\n            .cst_article .social-share.is-expanded .share-overflow-indicator { display: none; }\n        }\n        @container hero (max-width: 240px) {\n            .cst_article .share-viber { display: none; }\n            .cst_article .social-share.is-expanded .share-viber { display: flex; }\n        }\n\n        \/* Social share wrapper flex tweak *\/\n        .cst_article .social-share { display: flex; justify-content: center; gap: 12px; flex-wrap: nowrap; max-width: 100%; }\n\n        \/* Box variants (new template) *\/\n        .cst_article .box-neutral { background-color: var(--bg-subtle); border-color: #cbc4ba; color: var(--text-medium); }\n        .cst_article .box-neutral h3 { color: var(--primary-dark) !important; margin-top: 0; }\n\n        \/* cta-button outline variant *\/\n        .cst_article .cta-button--primary { background: var(--accent-color); }\n        .cst_article .cta-button--outline { background: transparent; border: 2px solid #fff; color: #fff !important; box-shadow: none; }\n        .cst_article .cta-button--outline:hover { background: rgba(255,255,255,0.1); }\n        .cst_article .cta-buttons-row { display: flex; gap: 14px; justify-content: center; flex-wrap: wrap; margin-top: 10px; position: relative; z-index: 1; }\n        .cst_article .cta-button-icon { width: 18px; height: 18px; fill: currentColor; flex-shrink: 0; }\n        .cst_article .cta-section .cta-partner-note { margin: 36px auto 0; max-width: 620px; font-size: 13px; line-height: 1.55; color: rgba(255,255,255,0.75) !important; font-weight: 400 !important; position: relative; z-index: 1; padding-top: 18px; border-top: 1px solid rgba(255,255,255,0.18); }\n        .cst_article .cta-partner-note a { color: #fff; text-decoration: underline; text-underline-offset: 3px; text-decoration-thickness: 1px; font-weight: 600; border: none; }\n        .cst_article .cta-partner-note a:hover { color: var(--accent-color); border: none; }\n\n        \/* SVG Lightbox (new template \u2014 keep for future SVG figures) *\/\n        .pq-svg-lightbox { position: fixed; inset: 0; z-index: 2147483000; background: rgba(20,12,12,0.92); display: none; align-items: center; justify-content: center; opacity: 0; transition: opacity .22s ease; touch-action: none; }\n        .pq-svg-lightbox.is-open { display: flex; opacity: 1; }\n        .pq-svg-lightbox svg { width: 100%; height: 100%; max-width: none; max-height: none; display: block; background: #FBF8F3; cursor: grab; }\n        .pq-svg-lightbox svg:active { cursor: grabbing; }\n        .pq-svg-lightbox .pq-svg-close { position: fixed; top: 14px; inset-inline-end: 14px; width: 44px; height: 44px; border-radius: 50%; background: rgba(255,255,255,0.95); border: none; display: flex; align-items: center; justify-content: center; font-size: 22px; color: #7B3F3F; cursor: pointer; box-shadow: 0 4px 14px rgba(0,0,0,.35); z-index: 2147483001; }\n\n        \/* Generic figure-content lightbox (bar charts and other non-SVG figures) *\/\n        .pq-svg-lightbox .pq-fig-stage { width: 100%; height: 100%; display: flex; align-items: center; justify-content: center; overflow: auto; -webkit-overflow-scrolling: touch; padding: 24px 16px; box-sizing: border-box; }\n        .pq-svg-lightbox .pq-fig-inner { width: 100%; max-width: 760px; background: #fff; border-radius: 12px; padding: 26px 20px; box-shadow: 0 12px 40px rgba(0,0,0,.35); }\n        \/* Self-contained chart styles (lightbox sits outside .cst_article, so re-declare) *\/\n        .pq-svg-lightbox .gv-figure { background: transparent; border: none; margin: 0; padding: 0; text-align: center; }\n        .pq-svg-lightbox .gv-natchart { margin: 6px auto 0; max-width: 720px; }\n        .pq-svg-lightbox .gv-natchart-grid { display: grid; grid-template-columns: 92px 1fr 78px; align-items: center; gap: 13px 10px; }\n        .pq-svg-lightbox .gv-bar-label { font-size: 16px; font-weight: 700; color: #1a1a1a; text-align: end; white-space: nowrap; display: flex; align-items: center; justify-content: flex-end; gap: 7px; }\n        .pq-svg-lightbox .gv-bar-flag { font-size: 22px; line-height: 1; }\n        .pq-svg-lightbox .gv-bar-track { position: relative; height: 38px; background: #f0ece6; border-radius: 6px; overflow: hidden; }\n        .pq-svg-lightbox .gv-bar-fill { position: absolute; top: 0; inset-inline-start: 0; height: 100%; border-radius: 6px; transform: scaleX(1); transform-origin: left center; }\n        .pq-svg-lightbox .gv-bar-fill.is-lead { background: linear-gradient(90deg, #7B3F3F, #9a5050); }\n        .pq-svg-lightbox .gv-bar-fill.is-surge { background: linear-gradient(90deg, #C9A962, #b08d45); }\n        .pq-svg-lightbox .gv-bar-fill.is-other { background: linear-gradient(90deg, #b9b2a8, #cfc8bd); }\n        .pq-svg-lightbox .gv-bar-value { font-size: 16px; font-weight: 800; color: #1a1a1a; white-space: nowrap; opacity: 1; text-align: start; }\n        .pq-svg-lightbox .gv-bar-delta { display: inline-block; font-size: 11px; font-weight: 700; padding: 1px 6px; border-radius: 20px; margin-inline-start: 5px; vertical-align: middle; background: #f6fff9; color: #2e7d32; border: 1px solid #4caf50; }\n        .pq-svg-lightbox .gv-natchart-foot { font-size: 13px; color: #666; margin-top: 16px; display: flex; flex-wrap: wrap; gap: 16px; justify-content: center; }\n        .pq-svg-lightbox .gv-legend-chip { display: inline-flex; align-items: center; gap: 6px; }\n        .pq-svg-lightbox .gv-legend-dot { width: 11px; height: 11px; border-radius: 3px; display: inline-block; }\n        .pq-svg-lightbox .gv-figcaption { font-size: 13.5px; color: #666; font-style: italic; margin: 16px auto 0; max-width: 640px; line-height: 1.55; }\n        .pq-svg-lightbox .gv-figcaption[style] { font-style: normal; }\n        .pq-svg-lightbox .gv-mobile { display: none; }\n        .pq-svg-lightbox svg { width: 100%; height: auto; max-width: 720px; display: block; margin: 0 auto; }\n\n        \/* Tap-to-expand affordance \u2014 mobile only, on zoomable figures *\/\n        .cst_article .gv-figure[data-zoomable] { position: relative; }\n        .cst_article .gv-zoom-hint { display: none; position: absolute; top: 8px; inset-inline-end: 8px; align-items: center; gap: 5px; background: rgba(123,63,63,0.92); color: #fff; border: none; border-radius: 20px; padding: 6px 11px; font-size: 11px; font-weight: 700; cursor: pointer; box-shadow: 0 2px 8px rgba(0,0,0,.18); z-index: 3; line-height: 1; }\n        .cst_article .gv-zoom-hint svg { width: 14px; height: 14px; fill: currentColor; }\n        @media (max-width: 640px) {\n            .cst_article .gv-figure[data-zoomable] .gv-zoom-hint { display: inline-flex; }\n            .cst_article .gv-figure[data-zoomable] { cursor: zoom-in; }\n        }\n\n        \/* \u2500\u2500 Mobile fixes: chart bar width, CTA scaling, collapsible sources \u2500\u2500 *\/\n        \/* Sources toggle hidden by default (desktop); shown on mobile below *\/\n        .cst_article .sources-toggle { display: none; }\n\n        @media (max-width: 640px) {\n            \/* Chart: give the bar track real width so bars don't collapse to slivers *\/\n            .cst_article .gv-natchart { max-width: 100%; }\n            .cst_article .gv-natchart-grid { grid-template-columns: 70px 1fr 50px; gap: 8px 6px; }\n            .cst_article .gv-bar-label { font-size: 11.5px; gap: 4px; }\n            .cst_article .gv-bar-flag { font-size: 14px; }\n            .cst_article .gv-bar-value { font-size: 11.5px; }\n            .cst_article .gv-bar-delta { display: block; margin: 3px 0 0; width: fit-content; }\n            .cst_article .gv-bar-track { height: 26px; }\n            .cst_article .gv-figure { padding: 20px 10px 16px; }\n            .cst_article .gv-figure[data-zoomable] { padding-top: 46px; }\n\n            \/* CTA buttons: full width, snug padding, never wrap the label text *\/\n            .cst_article .cta-buttons-row { flex-direction: column; gap: 10px; width: 100%; align-items: stretch; }\n            .cst_article .cta-button { width: 100%; max-width: 360px; margin-inline-start: auto; margin-inline-end: auto; padding: 13px 16px; justify-content: center; white-space: normal; text-align: center; line-height: 1.25; font-size: 15px; box-sizing: border-box; min-height: 52px; }\n            .cst_article .cta-phone-num { display: inline; }\n            .cst_article .cta-phone-part { white-space: nowrap; }\n            .cst_article .cta-button-icon { flex-shrink: 0; }\n\n            \/* Sources: collapse to first entry + \"show more\" on mobile *\/\n            .cst_article .sources-collapsible.is-collapsed li:not(:first-child) { display: none; }\n            .cst_article .sources-toggle { display: inline-flex !important; align-items: center; gap: 6px; margin-top: 12px; background: none; border: none; color: var(--primary-color); font-weight: 700; font-size: 13px; cursor: pointer; padding: 4px 0; }\n            .cst_article .sources-toggle svg { width: 13px; height: 13px; fill: currentColor; transition: transform .2s; }\n            .cst_article .sources-collapsible:not(.is-collapsed) .sources-toggle svg { transform: rotate(180deg); }\n        }\n\n        \/* === Email info top bar (new.html exact) === *\/\n        .cst_article .email-banner { position: fixed; top: 0; inset-inline-start: 0; width: 100%; background: var(--primary-dark); color: #fff; z-index: 99993; padding: 8px 20px; box-shadow: 0 4px 15px rgba(0,0,0,0.2); transform: translateY(-200%); transition: transform 0.4s cubic-bezier(0.16, 1, 0.3, 1); display: flex; align-items: center; justify-content: center; font-size: 14px; font-weight: 500; letter-spacing: 0.02em; box-sizing: border-box; }\n        .cst_article .email-banner.show { transform: translateY(0); }\n        .cst_article .email-banner-content { display: flex; align-items: center; gap: 12px; flex-wrap: nowrap; justify-content: center; width: 100%; }\n        .cst_article .email-banner-text { display: inline-block; white-space: nowrap; overflow: hidden; text-overflow: ellipsis; }\n        .cst_article .email-icon-mobile { display: none; width: 18px; height: 18px; flex-shrink: 0; fill: none; stroke: currentColor; stroke-width: 2; stroke-linecap: round; stroke-linejoin: round; opacity: 0.5; }\n        .cst_article .email-banner-content a { display: flex; align-items: center; gap: 8px; color: var(--accent-color); text-decoration: underline; text-underline-offset: 3px; text-decoration-thickness: 1px; font-weight: 700; transition: color 0.2s ease; white-space: nowrap; flex-shrink: 0; border: none; }\n        .cst_article .email-banner-content a:hover { color: #fff; border: none; text-decoration: underline; }\n        .cst_article .email-banner-close { background: none; border: none; color: #fff; font-size: 20px; line-height: 1; cursor: pointer; margin-inline-start: 10px; opacity: 0.7; transition: opacity 0.2s ease; padding: 0 5px; flex-shrink: 0; }\n        .cst_article .email-banner-close:hover { opacity: 1; }\n        @media (max-width: 768px) {\n            .cst_article .email-banner { padding: 6px 15px; }\n            .cst_article .email-banner-text { display: none !important; }\n            .cst_article .email-icon-mobile { display: block !important; }\n            .cst_article .email-banner-content { justify-content: center; }\n        }\n\n        \/* Hero image \u2014 desktop wide crop *\/\n\n        \/* guide-summary-box grid (2-col on \u2265768) already in old template but ensure *\/\n        @media (min-width: 768px) { .cst_article .guide-summary-list { grid-template-columns: 1fr 1fr; } }\n\n        \/* Swipe hint *\/\n        .cst_article .swipe-hint { display: none; text-align: center; font-size: 12px; color: #aaa; margin-top: -2px; margin-bottom: 18px; letter-spacing: 0.3px; }\n        .cst_article .is-scrollable + .swipe-hint { display: block; }\n\n\n\n\n\n        \/* Glossary tooltips (from .cst template) *\/\n        .cst_article .gloss-trigger { font-weight: inherit; text-decoration-line: underline; text-decoration-style: solid; text-decoration-color: #c8c8c8; text-underline-offset: 3px; cursor: pointer; color: inherit; position: relative; }\n        .cst_article .gloss-trigger:hover, .cst_article .gloss-trigger:focus { text-decoration-color: #999; outline: none; }\n        .cst_article .gloss-popup { display: none; position: fixed; z-index: 999990; background: #fff; border: 1px solid #4a6fa5; border-inline-start: 4px solid #4a6fa5; border-radius: 8px; box-shadow: 0 8px 28px rgba(74,111,165,0.18); padding: 16px 38px 16px 20px; max-width: 360px; width: calc(100vw - 40px); font-size: 14px; color: #1a1a1a; line-height: 1.6; }\n        .cst_article .gloss-popup-heading { display: block; font-weight: 700; color: #2c4f7c; margin-bottom: 6px; font-size: 14px; letter-spacing: 0.2px; }\n        .cst_article .gloss-close { position: absolute; top: 8px; inset-inline-end: 10px; background: none; border: none; font-size: 18px; cursor: pointer; color: #4a6fa5; line-height: 1; padding: 0 4px; }\n        .cst_article .gloss-close:hover { color: #2c4f7c; }\n\n        \/* Carousel arrow handles *\/\n        .cst_article .carousel-arrow { position: absolute; top: 50%; transform: translateY(-60%); width: 40px; height: 40px; border-radius: 50%; background: #fff; border: 1px solid var(--border-color); box-shadow: 0 2px 10px rgba(0,0,0,0.12); cursor: pointer; display: flex; align-items: center; justify-content: center; z-index: 10; transition: background 0.2s, border-color 0.2s, box-shadow 0.2s; padding: 0; }\n        .cst_article .carousel-arrow:hover { background: var(--primary-light); border-color: var(--primary-color); box-shadow: 0 4px 16px rgba(123,63,63,0.18); }\n        .cst_article .carousel-arrow svg { width: 20px; height: 20px; fill: none; stroke: var(--primary-color); stroke-width: 2.5; stroke-linecap: round; stroke-linejoin: round; }\n        .cst_article .carousel-arrow--prev { inset-inline-start: -20px; }\n        .cst_article .carousel-arrow--next { inset-inline-end: -20px; }\n        .cst_article .carousel-arrow[disabled] { opacity: 0.35; cursor: default; pointer-events: none; }\n        .cst_article .cases-carousel:focus-visible { outline: 2px solid var(--accent-hover); outline-offset: 4px; border-radius: 8px; }\n\n        \/* Narrow-screen hyphenation: body copy only, never headings *\/\n        @media (max-width: 480px) {\n            .cst_article p, .cst_article li, .cst_article .case-body, .cst_article .keypoint span, .cst_article .faq-answer p { hyphens: auto; -webkit-hyphens: auto; overflow-wrap: break-word; hyphenate-limit-chars: 8 4 4; }\n            .cst_article h1, .cst_article h2, .cst_article h3, .cst_article h4, .cst_article .gv-step-head, .cst_article .faq-question span, .cst_article .tier-label, .cst_article .case-card-title { hyphens: none; -webkit-hyphens: none; }\n        }\n\n        \/* Cost composition bar (svg on wide, html bar on narrow) *\/\n        .cst_article .gv-costbar { display: flex; height: 44px; border-radius: 8px; overflow: hidden; border: 1px solid var(--border-color); margin: 4px 0 10px; font-size: 13px; font-weight: 700; }\n        .cst_article .gv-costbar-price { flex: 0 0 88%; background: var(--primary-light); color: var(--primary-dark); display: flex; align-items: center; justify-content: center; border-inline-end: 2px dashed var(--accent-color); }\n        .cst_article .gv-costbar-extra { flex: 1; background: var(--accent-color); color: #fff; display: flex; align-items: center; justify-content: center; }\n        .cst_article .gv-costchips { display: grid; grid-template-columns: 1fr 1fr; gap: 8px; margin: 10px 0 4px; }\n        @media (max-width: 359px) { .cst_article .gv-costchips { grid-template-columns: 1fr; } }\n        .cst_article .gv-costchips span { border: 1.5px solid var(--accent-color); border-radius: 8px; padding: 8px 6px; font-size: 12px; font-weight: 700; color: var(--primary-dark); text-align: center; background: #fff; }\n        .cst_article .gv-aside { max-width: 850px; margin: 22px 0; padding: 2px 0 2px 18px; border-inline-start: 3px solid var(--accent-color); }\n        .cst_article .gv-aside p { margin: 0; font-size: 14.5px; line-height: 1.65; color: var(--text-muted); }\n        .cst_article .gv-lawstrip { max-width: 850px; 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Contact us:<\/span>\n            <a href=\"mailto:info@pachounotary.gr\" data-cta-mail aria-label=\"Email info@pachounotary.gr\">\n                <svg class=\"email-icon-mobile\" viewBox=\"0 0 24 24\" aria-hidden=\"true\">\n                    <path d=\"M4 4h16c1.1 0 2 .9 2 2v12c0 1.1-.9 2-2 2H4c-1.1 0-2-.9-2-2V6c0-1.1.9-2 2-2z\"><\/path>\n                    <polyline points=\"22,6 12,13 2,6\"><\/polyline>\n                <\/svg>\n                info@pachounotary.gr\n            <\/a>\n            <button id=\"closeEmailBanner\" class=\"email-banner-close\" aria-label=\"Close\">&times;<\/button>\n        <\/div>\n    <\/div>\n\n    <!-- Mobile Hamburger -->\n    \n\n    \n\n    <!-- HERO -->\n    <header class=\"hero-section\">\n        <div class=\"hero-container\">\n            <h1 class=\"hero-title\">Greece Golden Visa 2026: Tiers, Costs and Permit Rules<\/h1>\n            <p class=\"hero-subtitle\">The &euro;800k, &euro;400k and &euro;250k tiers, the short-term rental ban, true closing costs, and how the process runs from abroad.<\/p>\n\n            <div class=\"hero-author-mini\">\n                <img fetchpriority=\"high\" decoding=\"async\" src=\"https:\/\/pachounotary.gr\/wp-content\/uploads\/2025\/11\/Christina-Pachou-author.jpg\" alt=\"Christina Pachou\" class=\"author-avatar-small\" width=\"55\" height=\"55\" fetchpriority=\"high\" title=\"\">\n                <div class=\"hero-meta-text\">\n                    <span class=\"author-name\"><strong><a href=\"https:\/\/pachounotary.gr\/\">Christina G. Pachou<\/a><\/strong> &mdash; Notary Public<\/span>\n                    <span class=\"meta-date\" id=\"article-dates\">\n                        <noscript>June 2026 &bull; 10 min read<\/noscript>\n                    <\/span>\n                <\/div>\n            <\/div>\n        <\/div>\n    <\/header>\n\n    <!-- In-page sticky chapter bar (mobile\/tablet) -->\n    <nav class=\"gv-chapter-nav\" aria-label=\"Section navigation\">\n        <div class=\"gv-chapter-track\" id=\"gvChapterTrack\">\n            <a href=\"#intro\"        class=\"gv-chapter-link\">Intro<\/a>\n            <a href=\"#tiers\"        class=\"gv-chapter-link\">1. Tiers<\/a>\n            <a href=\"#restrictions\" class=\"gv-chapter-link\">2. Restrictions<\/a>\n            <a href=\"#cost\"         class=\"gv-chapter-link\">3. Costs<\/a>\n            <a href=\"#dossier\"      class=\"gv-chapter-link\">4. Before Signing<\/a>\n            <a href=\"#timeline\"     class=\"gv-chapter-link\">5. Timeline<\/a>\n            <a href=\"#tax\"          class=\"gv-chapter-link\">6. Tax & Resale<\/a>\n            <a href=\"#cases\"        class=\"gv-chapter-link\">Cases<\/a>\n            <a href=\"#faq\"          class=\"gv-chapter-link\">FAQ<\/a>\n        <\/div>\n        <a href=\"#\" data-cta-mail class=\"gv-chapter-mail\" aria-label=\"Email the office\">\n            <svg viewBox=\"0 0 24 24\" aria-hidden=\"true\"><path d=\"M20 4H4c-1.1 0-2 .9-2 2v12c0 1.1.9 2 2 2h16c1.1 0 2-.9 2-2V6c0-1.1-.9-2-2-2zm0 4l-8 5-8-5V6l8 5 8-5v2z\"\/><\/svg>\n        <\/a>\n    <\/nav>\n\n    <div class=\"page-wrapper\">\n\n        <!-- SIDEBAR -->\n        <aside class=\"sidebar\">\n            <div class=\"nav-card\">\n                <div class=\"nav-header\">Guide Navigation<\/div>\n                <ul class=\"nav-list\" id=\"desktop-nav\">\n                    <li><a href=\"#intro\"        class=\"nav-link\">Introduction<\/a><\/li>\n                    <li><a href=\"#tiers\"        class=\"nav-link\">1. The Three Tiers<\/a><\/li>\n                    <li><a href=\"#restrictions\" class=\"nav-link\">2. Restrictions on Use<\/a><\/li>\n                    <li><a href=\"#cost\"         class=\"nav-link\">3. What Does the Purchase Cost Beyond the Price?<\/a><\/li>\n                    <li><a href=\"#dossier\"      class=\"nav-link\">4. Before Signature<\/a><\/li>\n                    <li><a href=\"#timeline\"     class=\"nav-link\">5. Timeline & Remote Execution<\/a><\/li>\n                    <li><a href=\"#tax\"          class=\"nav-link\">6. Tax, Resale & Citizenship<\/a><\/li>\n                    <li><a href=\"#cases\"        class=\"nav-link\">Three files, in brief<\/a><\/li>\n                    <li><a href=\"#faq\"          class=\"nav-link\">FAQ<\/a><\/li>\n                <\/ul>\n            <\/div>\n        <\/aside>\n\n        <!-- MAIN CONTENT -->\n        <main class=\"main-content\">\n\n            <!-- INTRO -->\n            <section id=\"intro\">\n                <div class=\"gv-lawstrip\" aria-label=\"Legislative basis\">\n                    <span>Law 5100\/2024<\/span><span class=\"gv-lawstrip-sep\">|<\/span><span>Law 5275\/2026<\/span><span class=\"gv-lawstrip-sep\">|<\/span><span>Circular 1\/2026<\/span>\n                <\/div>\n\n                <div class=\"guide-summary-box\">\n                    <div class=\"guide-summary-title\">\n                        <svg xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"24\" height=\"24\" viewBox=\"0 0 24 24\" fill=\"#7B3F3F\" style=\"margin-right:10px;flex-shrink:0;\"><path d=\"M9 11H7v2h2v-2zm4 0h-2v2h2v-2zm4 0h-2v2h2v-2zm2-7h-1V2h-2v2H8V2H6v2H5c-1.11 0-1.99.9-1.99 2L3 20c0 1.1.89 2 2 2h14c1.1 0 2-.9 2-2V6c0-1.1-.9-2-2-2zm0 16H5V9h14v11z\"\/><\/svg>\n                        Key points\n                    <\/div>\n                    <ul class=\"guide-summary-list\">\n                        <li><a href=\"#tiers\">Threshold set by <em>location<\/em>: &euro;800k (Athens, Mykonos etc.), &euro;400k anywhere else, &euro;250k nationwide, but only for commercial-to-residential conversions (the same threshold also applies to listed restorations).<\/a><\/li>\n                        <li><a href=\"#cost\">Cost table for the deed of sale: taxes, Land Registry, lawyer (property and investor permit) and agent&rsquo;s fee.<\/a><\/li>\n                        <li><a href=\"#dossier\">Title and permits are checked before signature &mdash; defects are the seller&rsquo;s problem to fix.<\/a><\/li>\n                        <li><a href=\"#timeline\">One trip, for biometrics only &mdash; everything else runs by power of attorney.<\/a><\/li>\n                        <li><a href=\"#restrictions\">Long-term letting permitted; Airbnb and short-term platforms banned &mdash; &euro;50,000 fine and permit revocation.<\/a><\/li>\n                        <li><a href=\"#tax\">The visa creates neither Greek tax residency nor automatic citizenship.<\/a><\/li>\n                    <\/ul>\n                <\/div>\n\n                <p>Since Spain closed its programme in April 2025, Greece is the last major EU country where a property purchase carries a residence permit. The rules, however, changed radically in 2024: the flat \u20ac250,000 threshold gave way to a location-based structure, and that amount now applies only to the conversion of commercial premises to residential use, under specific conditions. It is a particularly popular route at the moment, both for its simplicity and because it keeps the required investment capital for a Golden Visa property lower; moreover, instead of drawing homes out of the Greek market, it creates new ones, a significant advantage for the sustainability of the property market. The same favourable threshold also applies to listed-building restorations.<\/p>\n\n                <p>This guide sets out the 2026 requirements, the full cost, and how the process runs from abroad, under Law 5100\/2024, Law 5275\/2026 and Circular 1\/2026.<\/p>\n            <\/section>\n\n            <!-- SECTION 1: TIERS -->\n            <section id=\"tiers\">\n                <h2>1. The Three Investment Tiers<\/h2>\n\n                <p>Two thresholds are set by <em>location<\/em>; the third is set by <em>property type<\/em>. Standard residential property falls under the &euro;800,000 or &euro;400,000 band depending on where it sits. The &euro;250,000 threshold applies anywhere in Greece, but only to a listed-building restoration or a commercial-to-residential conversion.<\/p>\n\n\n                <div class=\"info-box box-neutral\" style=\"margin:28px 0;\">\n                    <h3 style=\"font-size:17px;margin-top:0;\">Greece Golden Visa &mdash; 2026 by the numbers<\/h3>\n                    <div class=\"gv-stats\">\n                        <div style=\"text-align:center;\">\n                            <div style=\"font-size:28px;font-weight:800;color:var(--primary-color);\">&euro;2.75 bn<\/div>\n                            <div style=\"font-size:13px;color:var(--text-muted);margin-top:4px;\">Record foreign real-estate inflows, 2024 (Bank of Greece)<\/div>\n                        <\/div>\n                        <div style=\"text-align:center;\">\n                            <div style=\"font-size:28px;font-weight:800;color:var(--accent-color);\">+11%<\/div>\n                            <div style=\"font-size:13px;color:var(--text-muted);margin-top:4px;\">Permit approvals, Jan&ndash;Apr 2026 vs 2025 (Ministry of Migration)<\/div>\n                        <\/div>\n                        <div style=\"text-align:center;\">\n                            <div style=\"font-size:28px;font-weight:800;color:var(--primary-color);\">#1<\/div>\n                            <div style=\"font-size:13px;color:var(--text-muted);margin-top:4px;\">The last major EU residency-by-property programme, after Spain&rsquo;s April 2025 exit<\/div>\n                        <\/div>\n                        <div style=\"text-align:center;\">\n                            <div style=\"font-size:28px;font-weight:800;color:var(--accent-color);\">5 yrs<\/div>\n                            <div style=\"font-size:13px;color:var(--text-muted);margin-top:4px;\">Renewable investor residence permit validity<\/div>\n                        <\/div>\n                    <\/div>\n                <\/div>\n\n                \n\n                <div class=\"tier-grid\">\n                    <div class=\"tier-card prime\">\n                        <div class=\"tier-amount\">&euro;800k<\/div>\n                        <div class=\"tier-label\">Prime zones<\/div>\n                        <p>All of Attica, the regional unit of Thessaloniki, Mykonos, Santorini, and any island above 3,100 registered inhabitants.<\/p>\n                    <\/div>\n                    <div class=\"tier-card mid\">\n                        <div class=\"tier-amount\">&euro;400k<\/div>\n                        <div class=\"tier-label\">Standard zones<\/div>\n                        <p>The rest of the mainland and the smaller islands.<\/p>\n                    <\/div>\n                    <div class=\"tier-card entry\">\n                        <div class=\"tier-amount\">&euro;250k<\/div>\n                        <div class=\"tier-label\">Exception only<\/div>\n                        <p>Nationwide, but only for a commercial-to-residential conversion or listed-building restoration.<\/p>\n                    <\/div>\n                <\/div>\n                <p class=\"swipe-hint\" aria-hidden=\"true\">&#8592; swipe &#8594;<\/p>\n\n                <figure class=\"gv-figure gv-desktop-only\" data-animate>\n                    <svg viewBox=\"0 0 760 220\" role=\"img\" aria-labelledby=\"gv-fig1-title\">\n                        <title id=\"gv-fig1-title\">How location sets the Golden Visa threshold<\/title>\n                        <!-- prime band -->\n                        <g class=\"gv-hot\" data-tier=\"prime\" tabindex=\"0\" role=\"button\" aria-label=\"800,000 euro prime zones detail\">\n                        <rect class=\"gv-fade\" x=\"20\" y=\"30\" width=\"230\" height=\"150\" rx=\"8\" fill=\"#fff\" stroke=\"#7B3F3F\" stroke-width=\"2\"\/>\n                        <text class=\"gv-fade gv-d2\" x=\"135\" y=\"70\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"26\" font-weight=\"800\" fill=\"#7B3F3F\">&#8364;800k<\/text>\n                        <text class=\"gv-fade gv-d2\" x=\"135\" y=\"96\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"12\" font-weight=\"700\" fill=\"#666\" letter-spacing=\"1\">PRIME ZONES<\/text>\n                        <text class=\"gv-fade gv-d2\" x=\"135\" y=\"124\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"12\" fill=\"#333\">Attica &middot; Thessaloniki<\/text>\n                        <text class=\"gv-fade gv-d2\" x=\"135\" y=\"142\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"12\" fill=\"#333\">Mykonos &middot; Santorini<\/text>\n                        <text class=\"gv-fade gv-d2\" x=\"135\" y=\"160\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"12\" fill=\"#333\">islands > 3,100<\/text>\n                        <\/g>\n                        <!-- standard band -->\n                        <g class=\"gv-hot\" data-tier=\"mid\" tabindex=\"0\" role=\"button\" aria-label=\"400,000 euro standard zones detail\">\n                        <rect class=\"gv-fade gv-d3\" x=\"265\" y=\"30\" width=\"230\" height=\"150\" rx=\"8\" fill=\"#fff\" stroke=\"#C9A962\" stroke-width=\"2\"\/>\n                        <text class=\"gv-fade gv-d3\" x=\"380\" y=\"70\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"26\" font-weight=\"800\" fill=\"#b08d45\">&#8364;400k<\/text>\n                        <text class=\"gv-fade gv-d3\" x=\"380\" y=\"96\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"12\" font-weight=\"700\" fill=\"#666\" letter-spacing=\"1\">STANDARD ZONES<\/text>\n                        <text class=\"gv-fade gv-d3\" x=\"380\" y=\"124\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"12\" fill=\"#333\">the rest of the mainland<\/text>\n                        <text class=\"gv-fade gv-d3\" x=\"380\" y=\"142\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"12\" fill=\"#333\">and the smaller islands<\/text>\n                        <\/g>\n                        <!-- exception band -->\n                        <g class=\"gv-hot\" data-tier=\"entry\" tabindex=\"0\" role=\"button\" aria-label=\"250,000 euro exception detail\">\n                        <rect class=\"gv-fade gv-d4\" x=\"510\" y=\"30\" width=\"230\" height=\"150\" rx=\"8\" fill=\"#fff\" stroke=\"#0277bd\" stroke-width=\"2\" stroke-dasharray=\"6 5\"\/>\n                        <text class=\"gv-fade gv-d4\" x=\"625\" y=\"70\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"26\" font-weight=\"800\" fill=\"#0277bd\">&#8364;250k<\/text>\n                        <text class=\"gv-fade gv-d4\" x=\"625\" y=\"96\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"12\" font-weight=\"700\" fill=\"#666\" letter-spacing=\"1\">EXCEPTION ONLY<\/text>\n                        <text class=\"gv-fade gv-d4\" x=\"625\" y=\"124\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"12\" fill=\"#333\">conversion or<\/text>\n                        <text class=\"gv-fade gv-d4\" x=\"625\" y=\"142\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"12\" fill=\"#333\">listed-building restoration<\/text>\n                        <text class=\"gv-fade gv-d4\" x=\"625\" y=\"160\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"11\" fill=\"#999\">nationwide<\/text>\n                        <\/g>\n                        <!-- baseline -->\n                        <line class=\"gv-draw gv-d2\" pathLength=\"1\" x1=\"20\" y1=\"200\" x2=\"740\" y2=\"200\" stroke=\"#e0e0e0\" stroke-width=\"2\"\/>\n                    <\/svg>\n                    <div class=\"gv-detail\" aria-live=\"polite\">\n                        <span class=\"gv-detail-line gv-detail-default\">Hover a tier for what it covers.<\/span>\n                        <span class=\"gv-detail-line\" data-tier=\"prime\">All of Attica, the regional unit of Thessaloniki, Mykonos, Santorini, and any island above 3,100 registered inhabitants.<\/span>\n                        <span class=\"gv-detail-line\" data-tier=\"mid\">The rest of the mainland and the smaller islands.<\/span>\n                        <span class=\"gv-detail-line\" data-tier=\"entry\">Nationwide, but only for a commercial-to-residential conversion or listed-building restoration.<\/span>\n                    <\/div>\n                    <figcaption class=\"gv-figcaption\">Two standard tiers by location, plus one nationwide exception &mdash; only the standard tiers carry the 120&nbsp;m&sup2; single-property rule.<\/figcaption>\n                <\/figure>\n\n                <h3>The single-property rule<\/h3>\n\n                <p>In the &euro;800,000 and &euro;400,000 tiers, it is clarified that the investment must concern a single property of at least 120 m&sup2; of main living space. Aggregating the value of two smaller units to reach the threshold is no longer permitted, as it was in the past, so that the minimum investment amount is safeguarded.<\/p>\n\n                <p>Circular 1\/2026 added two clarifications: spouses or registered partners may co-own the qualifying property where the combined value meets the threshold (co-ownership with siblings, business partners or adult children does not qualify), and the &euro;250,000 conversion route anchors a permit only once per property: a subsequent non-EU buyer must meet the zone&rsquo;s standard threshold.<\/p>\n\n                <div class=\"info-box box-info\">\n                    <h3 style=\"font-size:18px;\">Eligibility at &euro;250,000 requires documentation<\/h3>\n                    <p>Eligibility at \u20ac250,000 depends on that property's specific title, permits and change-of-use status. Only a full legal and technical check establishes it; a listing marked &ldquo;eligible&rdquo; cannot be taken at face value. In addition, this route has no minimum floor-area requirement, a particularly attractive feature, since in the location-based &euro;800,000 and &euro;400,000 tiers, as noted, the main living space may not be less than 120 m&sup2;.<\/p>\n                <\/div>\n\n                <div class=\"soft-cta\">\n                    <p class=\"soft-cta-title\">Not sure which tier a property falls under?<\/p>\n                    <p class=\"soft-cta-text\">Send the details of a specific property to have its threshold and eligibility confirmed.<\/p>\n                    <a href=\"#\" data-cta-mail class=\"soft-cta-btn\">\n                        <svg viewBox=\"0 0 24 24\" aria-hidden=\"true\"><path d=\"M20 4H4c-1.1 0-2 .9-2 2v12c0 1.1.9 2 2 2h16c1.1 0 2-.9 2-2V6c0-1.1-.9-2-2-2zm0 4l-8 5-8-5V6l8 5 8-5v2z\"\/><\/svg>\n                        Send us the property details for a threshold check &rarr;\n                    <\/a>\n                <\/div>\n            <\/section>\n\n            <!-- SECTION 2: RESTRICTIONS -->\n            <section id=\"restrictions\">\n                <h2>2. Restrictions on Use<\/h2>\n\n                <p>Short-term letting, on Airbnb or any other platform, is expressly banned; a breach revokes the permit and triggers the &euro;50,000 fine. Long-term leases are permitted, and many investors run the property as a <span class=\"gloss-trigger\" data-term=\"rentexempt\">yield asset<\/span> from abroad; the rental income is taxable in Greece, from 2026 on a 15%&ndash;25%&ndash;35%&ndash;45% scale (Law 5246\/2025).<\/p>\n\n                <div class=\"comparison-grid\">\n                    <div class=\"comparison-card green-border\">\n                        <div class=\"card-header green\">Permitted<\/div>\n                        <ul class=\"check-list green\">\n                            <li>Long-term residential letting, on the statutory minimum term.<\/li>\n                            <li>Rental income from long-term lets.<\/li>\n                            <li>Selling &mdash; provided a replacement qualifying property is acquired first (see &sect;6).<\/li>\n                            <li>Holding the property indefinitely while living abroad.<\/li>\n                        <\/ul>\n                    <\/div>\n                    <div class=\"comparison-card red-border\">\n                        <div class=\"card-header red\">Prohibited<\/div>\n                        <ul class=\"check-list red\">\n                            <li>Short-term letting on Airbnb, VRBO or any transient platform.<\/li>\n                            <li>Using a &euro;250k conversion property as a company&rsquo;s registered seat or branch.<\/li>\n                            <li>Filing the dossier for a <em>conversion<\/em> before the change-of-use is certified complete (for listed restorations, completion is required at <em>renewal<\/em> instead).<\/li>\n                        <\/ul>\n                    <\/div>\n                <\/div>\n                <p class=\"swipe-hint\" aria-hidden=\"true\">&#8592; swipe &#8594;<\/p>\n\n                <p>On the &euro;250k routes, failure to complete the conversion or restoration on schedule triggers revocation.<\/p>\n\n                <div class=\"info-box box-info\" style=\"margin-top:28px;\">\n                    <h3 style=\"font-size:17px;margin-top:0;\">What if a problem is found after you&rsquo;ve paid a deposit?<\/h3>\n                    <p>A private agreement with a deposit paid to the seller&rsquo;s account is common market practice &mdash; but a notarial preliminary contract is an official document, and only it makes the deposit enforceably refundable on specified grounds. That is why the checks run before any money moves.<\/p>\n                <\/div>\n            <\/section>\n\n            <!-- IN-TEXT IMAGE \u2014 replace src with your own photograph (suggested: neoclassical Athens fa\u00e7ade, notarial documents\/seals, or an Athens street) -->\n            <div class=\"content-figure\">\n                <figure>\n                    <img src=\"https:\/\/pachounotary.gr\/wp-content\/uploads\/2025\/07\/image_1-1.webp\" alt=\"Neoclassical fa\u00e7ade in central Athens \u2014 property conveyancing for Greece Golden Visa buyers\" loading=\"lazy\" decoding=\"async\" style=\"width:100%;height:100%;object-fit:cover;object-position:center 40%;display:block;\" onerror=\"this.src=&#039;https:\/\/pachounotary.gr\/wp-content\/uploads\/2025\/07\/image_1.webp&#039;\" title=\"\">\n                <\/figure>\n                <figcaption>Conveyancing in Greece is executed by public notarial deed under Hellenic law.<\/figcaption>\n            <\/div>\n\n            <!-- SECTION 3: COST -->\n            <section id=\"cost\">\n                <h2>3. What Does the Purchase Cost Beyond the Price?<\/h2>\n\n                <p>Expect 11&ndash;15% above the agreed price in transaction costs: transfer tax, the estate agent&rsquo;s fee, notarial fees, cadastral registration and legal work. The percentages and figures that follow are a realistic approximation, provided as is; every case is different.<\/p>\n\n                <div class=\"table-scroll-wrap\">\n                <div class=\"table-scroll\" role=\"region\" aria-label=\"Cost breakdown, scrollable\" tabindex=\"0\">\n                <table class=\"timeline-table\">\n                    <thead>\n                        <tr>\n                            <th>Cost category<\/th>\n                            <th>Rate<\/th>\n                            <th>Note<\/th>\n                        <\/tr>\n                    <\/thead>\n                    <tbody>\n                        <tr>\n                            <td data-label=\"Category\">Property Transfer Tax <span class=\"gloss-trigger\" data-term=\"fma\">(&Phi;&Mu;&Alpha;)<\/span><\/td>\n                            <td data-label=\"Rate\">3.09%<\/td>\n                            <td data-label=\"Note\">3% tax plus a 3% municipal surcharge on the tax. Calculated on the higher of contract price or objective tax value.<\/td>\n                        <\/tr>\n                        <tr>\n                            <td data-label=\"Category\">Estate agent&rsquo;s fee<\/td>\n                            <td data-label=\"Rate\">2&ndash;3% + VAT<\/td>\n                            <td data-label=\"Note\">Set by the brokerage agreement and agreed in writing before the preliminary contract; the agent&rsquo;s mediation is recorded in the deed, as the law requires.<\/td>\n                        <\/tr>\n                        <tr>\n                            <td data-label=\"Category\">Notarial fees<\/td>\n                            <td data-label=\"Rate\">~1.5&ndash;1.8% + VAT<\/td>\n                            <td data-label=\"Note\">State scale, for the definitive deed. Under the one-stop-shop framework (&Upsilon;&pi;&eta;&rho;&epsilon;&sigma;&iota;&alpha; &mu;&iota;&alpha;&sigmaf; &sigma;&tau;&alpha;&sigma;&eta;&sigmaf;), the notary directs the transfer end-to-end &mdash; filings, checks and submissions run through one office.<\/td>\n                        <\/tr>\n                        <tr>\n                            <td data-label=\"Category\"><span class=\"gloss-trigger\" data-term=\"cadastre\">Cadastral registration<\/span><\/td>\n                            <td data-label=\"Rate\">~0.7&ndash;0.8%<\/td>\n                            <td data-label=\"Note\">Hellenic Cadastre registration of the transfer, submitted by the notary.<\/td>\n                        <\/tr>\n                        <tr>\n                            <td data-label=\"Category\">Legal due diligence + application<\/td>\n                            <td data-label=\"Rate\">&euro;5,000&ndash;&euro;11,000<\/td>\n                            <td data-label=\"Note\">Full Golden Visa oversight, start to finish &mdash; title due diligence through permit issuance. Scales with title complexity and the number of applicants on the file (a sole investor or a family with children; the parents of each spouse may also be included). The application presumes counsel who handles Golden Visa cases routinely, as this is specialist work.<\/td>\n                        <\/tr>\n                        <tr>\n                            <td data-label=\"Category\">State migration duties<\/td>\n                            <td data-label=\"Rate\">&euro;2,000<\/td>\n                            <td data-label=\"Note\">Main investor; plus &euro;150 per adult dependant and &euro;16 per person for the card.<\/td>\n                        <\/tr>\n                    <\/tbody>\n                <\/table>\n                <\/div>\n                <div class=\"table-scroll-hint\" aria-hidden=\"true\">\n                    <svg viewBox=\"0 0 24 24\"><path d=\"M9 6l6 6-6 6\"\/><\/svg>\n                    Scroll for more\n                <\/div>\n                <\/div>\n\n                <aside class=\"gv-aside\">\n                    <p>Online &ldquo;cost calculators&rdquo; promise a precision they cannot deliver: tax, fees and duties vary from file to file, and much of what circulates online was inaccurate on the day it was published. Ask the relevant professionals for a precise figure; do not expect your accountant to know your lawyer&rsquo;s or notary&rsquo;s side, or your lawyer to know your estate agent&rsquo;s fee. The specialists are always the ones to speak to and to trust.<\/p>\n                <\/aside>\n\n                <figure class=\"gv-figure\" data-animate>\n                    <svg viewBox=\"0 0 760 252\" role=\"img\" aria-labelledby=\"gv-fig3-title\">\n                        <title id=\"gv-fig3-title\">Transaction costs add 11 to 15 percent on top of the purchase price: transfer tax, estate agent, notary, cadastre, legal and duties<\/title>\n                        <defs>\n                            <clipPath id=\"gvCostClip3\"><rect x=\"20\" y=\"130\" width=\"720\" height=\"44\" rx=\"8\"\/><\/clipPath>\n                        <\/defs>\n                        <rect class=\"gv-fade\" x=\"20\" y=\"24\" width=\"620\" height=\"46\" rx=\"8\" fill=\"#F9F5F5\" stroke=\"#7B3F3F\" stroke-width=\"2\"\/>\n                        <text class=\"gv-fade gv-d2\" x=\"330\" y=\"53\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"16\" font-weight=\"800\" fill=\"#7B3F3F\">Purchase price &#183; 100%<\/text>\n                        <rect class=\"gv-fade gv-d2\" x=\"648\" y=\"24\" width=\"92\" height=\"46\" rx=\"8\" fill=\"#C9A962\" stroke=\"#b08d45\" stroke-width=\"2\"\/>\n                        <text class=\"gv-fade gv-d2\" x=\"694\" y=\"46\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"14\" font-weight=\"800\" fill=\"#fff\">+11&#8211;15%<\/text>\n                        <text class=\"gv-fade gv-d2\" x=\"694\" y=\"62\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"10\" font-weight=\"700\" fill=\"#fff\">on top<\/text>\n                        <line class=\"gv-draw gv-d3\" pathLength=\"1\" x1=\"650\" y1=\"74\" x2=\"24\" y2=\"126\" stroke=\"#b08d45\" stroke-width=\"1.5\" stroke-dasharray=\"5 4\"\/>\n                        <line class=\"gv-draw gv-d3\" pathLength=\"1\" x1=\"738\" y1=\"74\" x2=\"736\" y2=\"126\" stroke=\"#b08d45\" stroke-width=\"1.5\" stroke-dasharray=\"5 4\"\/>\n                        <g class=\"gv-fade gv-d3\" clip-path=\"url(#gvCostClip3)\">\n                            <rect x=\"20\"  y=\"130\" width=\"171\" height=\"44\" fill=\"#7B3F3F\"\/>\n                            <rect x=\"191\" y=\"130\" width=\"172\" height=\"44\" fill=\"#C9A962\"\/>\n                            <rect x=\"363\" y=\"130\" width=\"114\" height=\"44\" fill=\"#9a5050\"\/>\n                            <rect x=\"477\" y=\"130\" width=\"42\"  height=\"44\" fill=\"#e0cfa4\"\/>\n                            <rect x=\"519\" y=\"130\" width=\"221\" height=\"44\" fill=\"#b08d45\"\/>\n                        <\/g>\n                        <g class=\"gv-fade gv-d3\" font-family=\"system-ui,sans-serif\" text-anchor=\"middle\" fill=\"#fff\">\n                            <text x=\"105\" y=\"157\" font-size=\"13\" font-weight=\"800\">3.09%<\/text>\n                            <text x=\"277\" y=\"157\" font-size=\"12.5\" font-weight=\"800\">2&#8211;3% + VAT<\/text>\n                            <text x=\"420\" y=\"157\" font-size=\"12\" font-weight=\"800\">~2% incl. VAT<\/text>\n                            <text x=\"629\" y=\"157\" font-size=\"12\" font-weight=\"800\">varies &#183; see table<\/text>\n                        <\/g>\n                        <line class=\"gv-draw gv-d4\" pathLength=\"1\" x1=\"498\" y1=\"176\" x2=\"498\" y2=\"206\" stroke=\"#C9A962\" stroke-width=\"1.5\"\/>\n                        <g class=\"gv-fade gv-d4\" font-family=\"system-ui,sans-serif\" text-anchor=\"middle\">\n                            <text x=\"105\" y=\"196\" font-size=\"12\" font-weight=\"800\" fill=\"#7B3F3F\">Transfer tax<\/text>\n                            <text x=\"277\" y=\"196\" font-size=\"12\" font-weight=\"800\" fill=\"#7B3F3F\">Estate agent<\/text>\n                            <text x=\"629\" y=\"196\" font-size=\"12\" font-weight=\"800\" fill=\"#7B3F3F\">Legal + duties<\/text>\n                            <text x=\"420\" y=\"218\" font-size=\"12\" font-weight=\"800\" fill=\"#7B3F3F\">Notary (fee + VAT)<\/text>\n                            <text x=\"530\" y=\"218\" font-size=\"11.5\" font-weight=\"700\" fill=\"#7B3F3F\" text-anchor=\"start\">Cadastre &#183; 0.7&#8211;0.8%<\/text>\n                        <\/g>\n                        <text class=\"gv-fade gv-d4\" x=\"380\" y=\"244\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"11\" fill=\"#999\">segment widths show indicative midpoints as a share of the price &#8212; full amounts in the table above<\/text>\n                    <\/svg>\n                    <div class=\"gv-mobile\">\n                        <div class=\"gv-costbar\" aria-hidden=\"true\">\n                            <div class=\"gv-costbar-price\">Purchase price &#183; 100%<\/div>\n                            <div class=\"gv-costbar-extra\">+11&#8211;15%<\/div>\n                        <\/div>\n                        <div class=\"gv-costchips\" aria-hidden=\"true\">\n                            <span>Transfer tax &#183; 3.09%<\/span>\n                            <span>Agent &#183; 2&#8211;3% +VAT<\/span>\n                            <span>Notary &#183; ~1.5&#8211;1.8% +VAT<\/span>\n                            <span>Cadastre &#183; 0.7&#8211;0.8%<\/span>\n                            <span>Legal &#183; &euro;5&#8211;11k<\/span>\n                            <span>Duties &#183; &euro;2,000<\/span>\n                        <\/div>\n                    <\/div>\n                    <figcaption class=\"gv-figcaption\">The full budget exceeds the price: tax, agent, notary, cadastre and legal work add a further 11&ndash;15% before any offer is made.<\/figcaption>\n                <\/figure>\n\n                <p>Where the title check reveals a manifest error (&pi;&rho;&omicron;&delta;&eta;&lambda;&omicron; &sigma;&phi;&alpha;&lambda;&mu;&alpha;) in a prior deed, a corrective deed can be drafted and signed simultaneously with the new contract, resolved in the same appointment rather than in separate proceedings.<\/p>\n\n                <p>The transfer tax base is the higher of the contract price and the state-assessed value; where the assessed value is higher, the tax is computed on it. <span class=\"gloss-trigger\" data-term=\"vat\">VAT on new builds is currently suspended<\/span>.<\/p>\n\n                <p>The full additional sum should be in place before an offer is made; buyers who discover these costs late can fail to close and lose the deposit.<\/p>\n\n            <\/section>\n\n            <!-- SECTION 4: DOSSIER -->\n            <section id=\"dossier\">\n                <h2>4. What Is Confirmed Before Signature<\/h2>\n\n                <p>Three checks run before any contract is signed or deposit released.<\/p>\n\n                <div class=\"process-grid\">\n                    <div class=\"process-card\">\n                        <div class=\"process-number\">1<\/div>\n                        <div class=\"process-content\">\n                            <h4>Greek tax number (<span class=\"gloss-trigger\" data-term=\"afm\">AFM<\/span>)<\/h4>\n                            <p>Issued by the tax office for foreign residents; no deed can be drafted without it. <a href=\"https:\/\/pachounotary.gr\/greek-tax-number-bank-account-abroad\/\">How to obtain an AFM from abroad &rarr;<\/a><\/p>\n                        <\/div>\n                    <\/div>\n                    <div class=\"process-card\">\n                        <div class=\"process-number\">2<\/div>\n                        <div class=\"process-content\">\n                            <h4>Title audit (<span class=\"gloss-trigger\" data-term=\"cadastre\">Cadastre<\/span>)<\/h4>\n                            <p>The lawyer confirms the property is free of mortgages, seizures, claims and competing rights.<\/p>\n                        <\/div>\n                    <\/div>\n                    <div class=\"process-card\">\n                        <div class=\"process-number\">3<\/div>\n                        <div class=\"process-content\">\n                            <h4>Electronic Building Identity (<span class=\"gloss-trigger\" data-term=\"htk\">HTK<\/span>)<\/h4>\n                            <p>A civil engineer certifies the building matches its permits; unpermitted square metres stall the closing until legalised.<\/p>\n                        <\/div>\n                    <\/div>\n                    \n                <\/div>\n                <p class=\"swipe-hint\" aria-hidden=\"true\">&#8592; swipe &#8594;<\/p>\n\n                <p>When a check turns up a problem, such as an undeclared extension or an unmentioned mortgage, fixing it is the seller&rsquo;s obligation.<\/p>\n\n                <p>Circular 1\/2026 simplified the process with favourable arrangements, such as allowing the residence permit to be issued before the registration of the transfer is completed, which previously had to be evidenced by a certificate from the competent Land Registry Office.<\/p>\n            <\/section>\n\n            <!-- SECTION 5: TIMELINE -->\n            <section id=\"timeline\">\n                <h2>5. Timeline and Remote Execution<\/h2>\n\n                <p>Many buyers do not plan to relocate to Greece right away. In almost every case the process calls for coordinated professionals, and the notary is the central figure in that coordination, bearing responsibility for the signing of the deed.<\/p>\n\n                <p>Everything up to and including the deed and residency filing runs under a power of attorney; only biometrics cannot be delegated, and it is schedulable within twelve months of filing.<\/p>\n\n                <p>Payment must come from the buyer&rsquo;s own account, by bank transfer or banker&rsquo;s cheque; cash above &euro;500 and cryptocurrency are not accepted. Funds from a spouse or parent trigger a documentary process under <span class=\"gloss-trigger\" data-term=\"aml\">AML rules<\/span>, flagged before the transfer (see the <a href=\"https:\/\/pachounotary.gr\/golden-visa-payment-methods\/\">payment methods guide<\/a>).<\/p>\n\n                <figure class=\"gv-figure\" data-animate>\n                    <svg viewBox=\"0 0 760 170\" role=\"img\" aria-labelledby=\"gv-fig2-title\">\n                        <title id=\"gv-fig2-title\">What runs remotely, and the single in-person step<\/title>\n                        <!-- remote zone band -->\n                        <rect class=\"gv-fade\" x=\"28\" y=\"22\" width=\"490\" height=\"76\" rx=\"14\" fill=\"#F9F5F5\"\/>\n                        <text class=\"gv-fade gv-d2\" x=\"273\" y=\"15\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"10.5\" font-weight=\"800\" letter-spacing=\"1.5\" fill=\"#b09a9a\">RUNS REMOTELY &#8212; UNDER POWER OF ATTORNEY<\/text>\n                        <!-- connecting line -->\n                        <line class=\"gv-draw gv-d2\" pathLength=\"1\" x1=\"70\" y1=\"60\" x2=\"690\" y2=\"60\" stroke=\"#C9A962\" stroke-width=\"2.5\"\/>\n                        <!-- node 1 -->\n                        <circle class=\"gv-fade\" cx=\"70\" cy=\"60\" r=\"26\" fill=\"#fff\" stroke=\"#7B3F3F\" stroke-width=\"2.5\"\/>\n                        <text class=\"gv-fade\" x=\"70\" y=\"66\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"18\" font-weight=\"800\" fill=\"#7B3F3F\">PoA<\/text>\n                        <text class=\"gv-fade\" x=\"70\" y=\"110\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"12\" font-weight=\"700\" fill=\"#333\">Power of attorney<\/text>\n                        <text class=\"gv-fade\" x=\"70\" y=\"128\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"11\" fill=\"#999\">consulate \/ apostille<\/text>\n                        <!-- node 2 -->\n                        <circle class=\"gv-fade gv-d2\" cx=\"270\" cy=\"60\" r=\"26\" fill=\"#fff\" stroke=\"#7B3F3F\" stroke-width=\"2.5\"\/>\n                        <text class=\"gv-fade gv-d2\" x=\"270\" y=\"66\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"15\" font-weight=\"800\" fill=\"#7B3F3F\">AFM<\/text>\n                        <text class=\"gv-fade gv-d2\" x=\"270\" y=\"110\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"12\" font-weight=\"700\" fill=\"#333\">Tax no. & account<\/text>\n                        <text class=\"gv-fade gv-d2\" x=\"270\" y=\"128\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"11\" fill=\"#999\">remote<\/text>\n                        <!-- node 3 -->\n                        <circle class=\"gv-fade gv-d3\" cx=\"470\" cy=\"60\" r=\"26\" fill=\"#fff\" stroke=\"#7B3F3F\" stroke-width=\"2.5\"\/>\n                        <text class=\"gv-fade gv-d3\" x=\"470\" y=\"66\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"22\" font-weight=\"800\" fill=\"#7B3F3F\">&#167;<\/text>\n                        <text class=\"gv-fade gv-d3\" x=\"470\" y=\"110\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"12\" font-weight=\"700\" fill=\"#333\">Deed & filing<\/text>\n                        <text class=\"gv-fade gv-d3\" x=\"470\" y=\"128\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"11\" fill=\"#999\">remote<\/text>\n                        <!-- node 4 \u2014 the in-person step, accent + ring -->\n                        <circle class=\"gv-fade gv-d4\" cx=\"690\" cy=\"60\" r=\"30\" fill=\"#C9A962\" stroke=\"#b08d45\" stroke-width=\"2.5\"\/>\n                        <circle class=\"gv-draw gv-d4\" pathLength=\"1\" cx=\"690\" cy=\"60\" r=\"36\" fill=\"none\" stroke=\"#b08d45\" stroke-width=\"1.5\" stroke-dasharray=\"4 4\"\/>\n                        <g class=\"gv-fade gv-d4\" stroke=\"#fff\" fill=\"none\" stroke-width=\"2.2\" stroke-linecap=\"round\">\n                            <circle cx=\"690\" cy=\"61\" r=\"3.2\" fill=\"#fff\" stroke=\"none\"\/>\n                            <path d=\"M681 61a9 9 0 0 1 18 0\"\/>\n                            <path d=\"M675 63a15 15 0 0 1 30 0\"\/>\n                            <path d=\"M681 70a9 9 0 0 0 18 0\" opacity=\"0.55\"\/>\n                        <\/g>\n                        <text class=\"gv-fade gv-d4\" x=\"690\" y=\"116\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"12\" font-weight=\"800\" fill=\"#b08d45\">Biometrics<\/text>\n                        <text class=\"gv-fade gv-d4\" x=\"690\" y=\"134\" text-anchor=\"middle\" font-family=\"system-ui,sans-serif\" font-size=\"11\" font-weight=\"700\" fill=\"#b08d45\">in person &mdash; one trip<\/text>\n                    <\/svg>\n                    <div class=\"gv-mobile\">\n                        <div class=\"gv-stack\">\n                            <div class=\"gv-stack-item is-step\">\n                                <div class=\"gv-step-head\"><span class=\"gv-step-num\">1<\/span> Power of attorney<\/div>\n                                <p>Signed at a Greek consulate, or before a local notary with an apostille.<\/p>\n                            <\/div>\n                            <div class=\"gv-stack-item is-step\">\n                                <div class=\"gv-step-head\"><span class=\"gv-step-num\">2<\/span> Tax number & bank account<\/div>\n                                <p>Opened by the lawyer under the power of attorney.<\/p>\n                            <\/div>\n                            <div class=\"gv-stack-item is-step\">\n                                <div class=\"gv-step-head\"><span class=\"gv-step-num\">3<\/span> Deed & residency filing<\/div>\n                                <p>Title check, deed and residency application are submitted by the lawyer.<\/p>\n                            <\/div>\n                            <div class=\"gv-stack-item is-step is-final\">\n                                <div class=\"gv-step-head\"><span class=\"gv-step-num\">4<\/span> Biometrics<\/div>\n                                <p>The one in-person step: fingerprints and a photograph.<\/p>\n                            <\/div>\n                        <\/div>\n                    <\/div>\n                    <figcaption class=\"gv-figcaption\">Everything before biometrics runs by power of attorney; only that step requires the investor in Greece, once.<\/figcaption>\n                <\/figure>\n\n                <p>A clean Athens file runs six to twelve weeks from instruction to deed. On filing, a temporary certificate issues immediately with the right to reside in Greece; Schengen-wide circulation attaches to the card itself (three to nine months for Athens, longer in peak periods), so until then travel follows the passport&rsquo;s own rules, including ETIAS from late 2026.<\/p>\n\n                <div class=\"soft-cta\">\n                    <p class=\"soft-cta-title\">You want to buy property abroad but don&rsquo;t know how to go about it?<\/p>\n                    <p class=\"soft-cta-text\">At the Notary Office of Christina G. Pachou, we&rsquo;re dedicated to making your dream of buying property abroad a safe, satisfying reality.<\/p>\n                    <a href=\"#\" data-cta-mail class=\"soft-cta-btn\">\n                        <svg viewBox=\"0 0 24 24\" aria-hidden=\"true\"><path d=\"M20 4H4c-1.1 0-2 .9-2 2v12c0 1.1.9 2 2 2h16c1.1 0 2-.9 2-2V6c0-1.1-.9-2-2-2zm0 4l-8 5-8-5V6l8 5 8-5v2z\"\/><\/svg>\n                        I&rsquo;m booking an appointment with the Notary Office of Christina G. Pachou right now &rarr;\n                    <\/a>\n                <\/div>\n            <\/section>\n\n            <!-- SECTION 6: TAX \/ RESALE \/ CITIZENSHIP -->\n            <section id=\"tax\">\n                <h2>6. Tax, Resale, and the Citizenship Line<\/h2>\n\n                <p>The Golden Visa does not make its holder a Greek taxpayer: tax residency requires physical presence \u2014 more than 183 days a year \u2014 which most permit-only investors never approach. Rental income is taxable in Greece; worldwide income stays taxed where the holder actually lives.<\/p>\n\n                <p>Investors who do relocate can elect the <span class=\"gloss-trigger\" data-term=\"nondom\">non-domicile regime<\/span> of Article 5A: a flat &euro;100,000 a year covering all foreign-source income, for up to fifteen years, for those not Greek tax-resident in seven of the previous eight years; below the &euro;800,000 tier, confirm the investment condition with a tax adviser.<\/p>\n\n                <p>On resale: the permit is tied to the property. Selling ends it \u2014 for the investor and every family member on it \u2014 so moving capital into a different property requires completing the new purchase before transferring the old.<\/p>\n\n                <h3>Residency, mobility, and citizenship<\/h3>\n\n                <div class=\"keypoints\">\n                    <div class=\"keypoint\"><strong>No minimum stay<\/strong><span>The permit renews as long as the property is held, without residence in Greece, though the <span class=\"gloss-trigger\" data-term=\"afm\">AFM<\/span> is required from the outset.<\/span><\/div>\n                    <div class=\"keypoint\"><strong>Schengen travel<\/strong><span>Free movement across Schengen without a separate visa, but no right to work or live in other EU states.<\/span><\/div>\n                    <div class=\"keypoint\"><strong>Three-generation coverage<\/strong><span>One investment covers the investor, spouse or civil partner, unmarried children to 21 (extendable to 24 under an independent permit), and both spouses&rsquo; parents.<\/span><\/div>\n                    <div class=\"keypoint\"><strong>Citizenship &ne; the visa<\/strong><span>Seven years of actual residence (183+ days a year, tax-paying) plus a B1 language examination; holding the property from abroad does not count toward it.<\/span><\/div>\n                <\/div>\n            <\/section>\n\n            <!-- CASES \u2014 carousel -->\n            <section id=\"cases\" class=\"cases-section\">\n                <h2>Three files, in brief<\/h2>\n\n                <figure class=\"gv-figure\" data-animate data-zoomable>\n                    <button class=\"gv-zoom-hint\" type=\"button\" aria-label=\"Expand chart\"><svg viewBox=\"0 0 24 24\" aria-hidden=\"true\"><path d=\"M15 3h6v6h-2V6.41l-3.29 3.3-1.42-1.42L17.59 5H15V3zM3 15h2v2.59l3.29-3.3 1.42 1.42L6.41 19H9v2H3v-6z\"\/><\/svg>Tap to expand<\/button>\n                    <figcaption class=\"gv-figcaption\" style=\"margin:0 auto 18px;font-size:15px;font-style:normal;font-weight:700;color:var(--primary-dark);max-width:680px;\">Who holds the Greek Golden Visa \u2014 active investor permits by nationality, end-2025<\/figcaption>\n                    <div class=\"gv-natchart\">\n                        <div class=\"gv-natchart-grid\">\n                            <div class=\"gv-bar-row r1 gv-bar-label\"><span class=\"gv-bar-flag\">&#127464;&#127475;<\/span>China<\/div>\n                            <div class=\"gv-bar-row r1 gv-bar-track\"><div class=\"gv-bar-fill is-lead\" style=\"width:100%;\"><\/div><\/div>\n                            <div class=\"gv-bar-row r1 gv-bar-value\">9,926<\/div>\n\n                            <div class=\"gv-bar-row r2 gv-bar-label\"><span class=\"gv-bar-flag\">&#127481;&#127479;<\/span>Turkey<\/div>\n                            <div class=\"gv-bar-row r2 gv-bar-track\"><div class=\"gv-bar-fill is-surge\" style=\"width:33%;\"><\/div><\/div>\n                            <div class=\"gv-bar-row r2 gv-bar-value\">3,291<span class=\"gv-bar-delta\">+160%<\/span><\/div>\n\n                            <div class=\"gv-bar-row r3 gv-bar-label\"><span class=\"gv-bar-flag\">&#127470;&#127479;<\/span>Iran<\/div>\n                            <div class=\"gv-bar-row r3 gv-bar-track\"><div class=\"gv-bar-fill is-other\" style=\"width:8.2%;\"><\/div><\/div>\n                            <div class=\"gv-bar-row r3 gv-bar-value\">816<span class=\"gv-bar-delta\">+53%<\/span><\/div>\n\n                            <div class=\"gv-bar-row r4 gv-bar-label\"><span class=\"gv-bar-flag\">&#127470;&#127473;<\/span>Israel<\/div>\n                            <div class=\"gv-bar-row r4 gv-bar-track\"><div class=\"gv-bar-fill is-other\" style=\"width:6.4%;\"><\/div><\/div>\n                            <div class=\"gv-bar-row r4 gv-bar-value\">636<span class=\"gv-bar-delta\">+92%<\/span><\/div>\n                        <\/div>\n                        <div class=\"gv-natchart-foot\">\n                            <span class=\"gv-legend-chip\"><span class=\"gv-legend-dot\" style=\"background:#7B3F3F;\"><\/span>Still leads the field<\/span>\n                            <span class=\"gv-legend-chip\"><span class=\"gv-legend-dot\" style=\"background:#C9A962;\"><\/span>Fastest-growing source<\/span>\n                            <span class=\"gv-legend-chip\">% = change vs 2024<\/span>\n                        <\/div>\n                    <\/div>\n                    <figcaption class=\"gv-figcaption\">Chinese nationals hold roughly 48% of active permits at end-2025; Turkish holdings more than doubled year-on-year. New approvals in 2025 rose about 95%, to 8,879. <em>Source: Hellenic Ministry of Migration & Asylum, full-year 2025 approvals (via Ekathimerini).<\/em><\/figcaption>\n                <\/figure>\n\n                <div class=\"cases-carousel-wrapper\">\n                    <button class=\"carousel-arrow carousel-arrow--prev\" id=\"casesPrev\" aria-label=\"Previous case\" disabled>\n                        <svg viewBox=\"0 0 24 24\" aria-hidden=\"true\"><polyline points=\"15 18 9 12 15 6\"\/><\/svg>\n                    <\/button>\n                    <button class=\"carousel-arrow carousel-arrow--next\" id=\"casesNext\" aria-label=\"Next case\">\n                        <svg viewBox=\"0 0 24 24\" aria-hidden=\"true\"><polyline points=\"9 18 15 12 9 6\"\/><\/svg>\n                    <\/button>\n                    <div class=\"cases-carousel\" id=\"casesCarousel\" tabindex=\"0\" role=\"group\" aria-roledescription=\"carousel\" aria-label=\"Three client case files\">\n\n                        <div class=\"case-card\">\n                            <span class=\"case-flag\">&#127468;&#127463;<\/span>\n                            <div class=\"case-meta\">UNITED KINGDOM &nbsp;&middot;&nbsp; &euro;265,000 &nbsp;&middot;&nbsp; KOUKAKI, ATHENS<\/div>\n                            <h3 class=\"case-card-title\">A ground-floor office, signed without a single trip until biometrics<\/h3>\n                            <p class=\"case-body\">A London buyer took a 48&nbsp;m&sup2; ground-floor office for conversion; title check, engineer&rsquo;s file and tax number ran through the notary&rsquo;s office, deed signed by power of attorney, residency issued for a family of three.<\/p>\n                            <span class=\"case-tag\">&#10003; Full remote handling<\/span>\n                        <\/div>\n\n                        <div class=\"case-card\">\n                            <span class=\"case-flag\">&#127470;&#127473;<\/span>\n                            <div class=\"case-meta\">ISRAEL &nbsp;&middot;&nbsp; &euro;840,000 &nbsp;&middot;&nbsp; CENTRAL ATHENS<\/div>\n                            <h3 class=\"case-card-title\">A single apartment in the &euro;800k zone<\/h3>\n                            <p class=\"case-body\">A Tel Aviv buyer took a 134&nbsp;m&sup2; apartment in central Athens; the title check turned up an unpermitted enclosed balcony, resolved by the seller before the preliminary contract.<\/p>\n                            <span class=\"case-tag\">&#10003; Title issue resolved pre-contract<\/span>\n                        <\/div>\n\n                        <div class=\"case-card\">\n                            <span class=\"case-flag\">&#127481;&#127479;<\/span>\n                            <div class=\"case-meta\">TURKEY &nbsp;&middot;&nbsp; &euro;280,000 &nbsp;&middot;&nbsp; PANGRATI, ATHENS<\/div>\n                            <h3 class=\"case-card-title\">One visit to inspect the property and open the account; everything else remote<\/h3>\n                            <p class=\"case-body\">An Istanbul buyer saw the property once; title check, contract, tax number and residency filing ran by power of attorney over four months, with a second trip only for biometrics.<\/p>\n                            <span class=\"case-tag\">&#10003; Second trip for biometrics only<\/span>\n                        <\/div>\n\n                    <\/div>\n                    <div class=\"cases-dots\" id=\"casesDots\">\n                        <button class=\"cases-dot active\" data-index=\"0\" aria-label=\"Case 1\"><\/button>\n                        <button class=\"cases-dot\" data-index=\"1\" aria-label=\"Case 2\"><\/button>\n                        <button class=\"cases-dot\" data-index=\"2\" aria-label=\"Case 3\"><\/button>\n                    <\/div>\n                    <p class=\"cases-intro\" style=\"text-align:center;margin-top:12px;\">Drawn from anonymised files, per privacy requirements.<\/p>\n                <\/div>\n            <\/section>\n\n            <!-- CTA \u2014 dual button: phone + email -->\n            <div class=\"cta-section\" id=\"cta-footer\">\n                <h3>You want to buy property abroad but don&rsquo;t know how to go about it?<\/h3>\n                <p>At the Notary Office of Christina G. Pachou, we&rsquo;re dedicated to making your dream of buying property abroad a safe, satisfying reality.<\/p>\n                <div class=\"cta-buttons-row\">\n                    <a href=\"tel:+302103003929\" class=\"cta-button cta-button--primary\" aria-label=\"Call us at +30 210 300 3929\">\n                        <svg viewBox=\"0 0 24 24\" class=\"cta-button-icon\" aria-hidden=\"true\"><path d=\"M6.62 10.79c1.44 2.83 3.76 5.14 6.59 6.59l2.2-2.2c.27-.27.67-.36 1.02-.24 1.12.37 2.33.57 3.57.57.55 0 1 .45 1 1V20c0 .55-.45 1-1 1-9.39 0-17-7.61-17-17 0-.55.45-1 1-1h3.5c.55 0 1 .45 1 1 0 1.25.2 2.45.57 3.57.11.35.03.74-.25 1.02l-2.2 2.2z\"\/><\/svg>\n                        <span class=\"cta-phone-num\"><span class=\"cta-phone-part\">+30&nbsp;210<\/span> <span class=\"cta-phone-part\">300&nbsp;3929<\/span><\/span>\n                    <\/a>\n                    <a href=\"#\" data-cta-mail class=\"cta-button cta-button--outline\" aria-label=\"Send us an email\">\n                        <svg viewBox=\"0 0 24 24\" class=\"cta-button-icon\" aria-hidden=\"true\"><path d=\"M20 4H4c-1.1 0-2 .9-2 2v12c0 1.1.9 2 2 2h16c1.1 0 2-.9 2-2V6c0-1.1-.9-2-2-2zm0 4l-8 5-8-5V6l8 5 8-5v2z\"\/><\/svg>\n                        Book an appointment with us &rarr;\n                    <\/a>\n                <\/div>\n                <p class=\"cta-partner-note\">Estate agents, property advisors and legal partners: we handle the notarial management of your files, responsibly and in coordination. <a href=\"mailto:info@pachounotary.gr?subject=Partner%20enquiry\">New partnerships are always welcome<\/a>.<\/p>\n            <\/div>\n\n            <!-- FAQ -->\n            <section id=\"faq\">\n                <h2>Frequently Asked Questions<\/h2>\n                \n\n                <div class=\"faq-item\">\n                    <button class=\"faq-question\" aria-expanded=\"false\">\n                        <span>How much of the process requires being physically in Greece?<\/span>\n                        <span class=\"icon-plus\" aria-hidden=\"true\"><\/span>\n                    <\/button>\n                    <div class=\"faq-answer\">\n                        <p>Almost none: tax number, bank account, title work, deed and residency filing all run under power of attorney; only biometrics requires one appearance in person.<\/p>\n                    <\/div>\n                <\/div>\n\n                <div class=\"faq-item\">\n                    <button class=\"faq-question\" aria-expanded=\"false\">\n                        <span>Does the Golden Visa lead to Greek citizenship?<\/span>\n                        <span class=\"icon-plus\" aria-hidden=\"true\"><\/span>\n                    <\/button>\n                    <div class=\"faq-answer\">\n                        <p>Not on its own: a passport requires seven years of actual residence (183+ days a year, tax-paying) plus a B1 language and civics examination \u2014 holding the property from abroad does not count (<a href=\"#tax\">\u00a76<\/a>).<\/p>\n                    <\/div>\n                <\/div>\n\n                <div class=\"faq-item\">\n                    <button class=\"faq-question\" aria-expanded=\"false\">\n                        <span>Can I lease the Golden Visa property and earn rental income?<\/span>\n                        <span class=\"icon-plus\" aria-hidden=\"true\"><\/span>\n                    <\/button>\n                    <div class=\"faq-answer\">\n                        <p>Yes &mdash; long-term letting is permitted, taxable in Greece (from 2026: 15% to &euro;12,000 &middot; 25% to &euro;24,000 &middot; 35% to &euro;35,000 &middot; 45% above) under a Greek tax number. Short-term letting on Airbnb or similar platforms means permit revocation plus a &euro;50,000 fine.<\/p>\n                    <\/div>\n                <\/div>\n\n                <div class=\"faq-item\">\n                    <button class=\"faq-question\" aria-expanded=\"false\">\n                        <span>What happens to the permit if I sell the property?<\/span>\n                        <span class=\"icon-plus\" aria-hidden=\"true\"><\/span>\n                    <\/button>\n                    <div class=\"faq-answer\">\n                        <p>Selling the qualifying property ends the permit &mdash; for the investor and every dependent on it. To move capital between assets, acquire the replacement before selling the first.<\/p>\n                    <\/div>\n                <\/div>\n\n                <div class=\"faq-item\">\n                    <button class=\"faq-question\" aria-expanded=\"false\">\n                        <span>Will Greece tax my worldwide income because I hold the visa?<\/span>\n                        <span class=\"icon-plus\" aria-hidden=\"true\"><\/span>\n                    <\/button>\n                    <div class=\"faq-answer\">\n                        <p>No. Greek tax residency is triggered only by physical presence &mdash; more than 183 days a year &mdash; which most holders never approach. For a holder living abroad, the only Greek exposure is the rental income; worldwide income stays <span class=\"gloss-trigger\" data-term=\"dta\">taxed in the country of residence<\/span> (for relocators, see the Article 5A non-dom regime in <a href=\"#tax\">&sect;6<\/a>).<\/p>\n                    <\/div>\n                <\/div>\n            <\/section>\n\n            <!-- AUTHOR BOX \u2014 single -->\n            <div class=\"author-box\" data-authors=\"single\">\n                <div class=\"author-grid\">\n                    <div class=\"author-img-col\">\n                        <img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/pachounotary.gr\/wp-content\/uploads\/2025\/11\/Christina-Pachou-author.jpg\" alt=\"Christina G. Pachou\" class=\"author-avatar-large\" width=\"110\" height=\"110\" loading=\"lazy\" title=\"\">\n                        <h4><a href=\"https:\/\/pachounotary.gr\/\" target=\"_blank\" rel=\"noopener\">Christina G. Pachou<\/a><\/h4>\n                        <p class=\"author-role\">Notary Public<\/p>\n                        <p class=\"author-bio\">Christina handles the notarial side of Golden Visa transactions \u2014 the deed, the transfer tax filing and the power of attorney that lets the process run while the buyer is abroad. She has worked with investors from over 30 countries and consults in English and German. If you have a specific property in mind, <a href=\"#cta-footer\">get in touch<\/a>.<\/p>\n                        <ul class=\"author-credentials\">\n                            <li>&#9733; CROSS-BORDER TRANSACTIONS<\/li>\n                        <\/ul>\n                    <\/div>\n                <\/div>\n            <\/div>\n\n            <!-- SHARE \u2014 icon-circle style, parity with hero -->\n            <div class=\"social-share-wrapper\">\n                <span class=\"share-label\">Share this article:<\/span>\n                <div class=\"social-share\">\n                    <button class=\"share-btn share-linkedin\" data-platform=\"linkedin\" aria-label=\"Share on LinkedIn\"><svg viewBox=\"0 0 24 24\" fill=\"currentColor\" aria-hidden=\"true\"><path d=\"M19 3H5c-1.1 0-2 .9-2 2v14c0 1.1.9 2 2 2h14c1.1 0 2-.9 2-2V5c0-1.1-.9-2-2-2zM8.5 19H5.5V10h3v9zM7 8.5c-.83 0-1.5-.67-1.5-1.5S6.17 5.5 7 5.5s1.5.67 1.5 1.5S7.83 8.5 7 8.5zm11.5 10.5h-3v-4.5c0-1.07-.02-2.45-1.5-2.45-1.5 0-1.73 1.17-1.73 2.37V19h-3V10h2.88v1.23h.04c.4-.76 1.38-1.56 2.84-1.56 3.04 0 3.6 2 3.6 4.6V19z\"\/><\/svg><\/button>\n                    <button class=\"share-btn share-facebook\" data-platform=\"facebook\" aria-label=\"Share on Facebook\"><svg viewBox=\"0 0 24 24\" aria-hidden=\"true\"><path d=\"M18 2h-3a5 5 0 00-5 5v3H7v4h3v8h4v-8h3l1-4h-4V7a1 1 0 011-1h3z\"\/><\/svg><\/button>\n                    <button class=\"share-btn share-whatsapp\" data-platform=\"whatsapp\" aria-label=\"Share on WhatsApp\"><svg viewBox=\"0 0 24 24\" aria-hidden=\"true\"><path d=\"M17.472 14.382c-.297-.149-1.758-.867-2.03-.967-.273-.099-.471-.148-.67.15-.197.297-.767.966-.94 1.164-.173.199-.347.223-.644.075-.297-.15-1.255-.463-2.39-1.475-.883-.788-1.48-1.761-1.653-2.059-.173-.297-.018-.458.13-.606.134-.133.298-.347.446-.52.149-.174.198-.298.298-.497.099-.198.05-.371-.025-.52-.075-.149-.669-1.612-.916-2.207-.242-.579-.487-.5-.669-.51-.173-.008-.371-.008-.57-.008-.198 0-.52.074-.792.372-.272.297-1.04 1.016-1.04 2.479 0 1.462 1.065 2.875 1.213 3.074.149.198 2.096 3.2 5.077 4.487.709.306 1.262.489 1.694.625.712.227 1.36.195 1.871.118.571-.085 1.758-.719 2.006-1.413.248-.694.248-1.289.173-1.413-.074-.124-.272-.198-.57-.347m-5.421 7.403h-.004a9.87 9.87 0 01-5.031-1.378l-.361-.214-3.741.982.998-3.648-.235-.374a9.86 9.86 0 01-1.51-5.26c.001-5.45 4.436-9.884 9.888-9.884 2.64 0 5.122 1.03 6.988 2.898a9.825 9.825 0 012.893 6.994c-.003 5.45-4.437 9.884-9.885 9.884m8.413-18.297A11.815 11.815 0 0012.05 0C5.495 0 .16 5.335.157 11.892c0 2.096.547 4.142 1.588 5.945L.057 24l6.305-1.654a11.882 11.882 0 005.683 1.448h.005c6.554 0 11.89-5.335 11.893-11.893a11.821 11.821 0 00-3.48-8.413z\"\/><\/svg><\/button>\n                    <button class=\"share-btn share-viber\" data-platform=\"viber\" aria-label=\"Share on Viber\"><svg viewBox=\"0 0 24 24\" fill=\"currentColor\" aria-hidden=\"true\"><path d=\"M20.013 3.987C17.91 1.8 15.05 1 12 1 5.925 1 1 5.925 1 12c0 1.875.487 3.637 1.338 5.175L1 23l5.988-1.313A11.04 11.04 0 0012 23c6.075 0 11-4.925 11-11 0-3.05-.8-5.91-2.987-8.013zM12 21c-1.688 0-3.263-.45-4.625-1.238l-.325-.188-3.45.9.925-3.362-.2-.338A9 9 0 013 12c0-4.963 4.037-9 9-9s9 4.037 9 9-4.037 9-9 9zm4.95-6.637c-.263-.138-1.588-.788-1.838-.875-.25-.088-.425-.138-.6.138-.175.263-.7.875-.85 1.05-.15.175-.313.2-.575.063-.263-.138-1.125-.413-2.138-1.313-.788-.7-1.325-1.575-1.475-1.838-.163-.263-.013-.4.113-.538.113-.113.263-.3.388-.45.125-.15.163-.263.25-.438.088-.175.038-.325-.025-.463-.063-.138-.6-1.45-.825-1.988-.213-.513-.438-.438-.6-.45h-.513c-.175 0-.45.063-.688.325-.238.263-.9.875-.9 2.138 0 1.25.925 2.462 1.05 2.637.125.175 1.813 2.775 4.388 3.888.613.263 1.088.425 1.463.538.613.2 1.175.175 1.613.1.488-.075 1.513-.613 1.725-1.213.213-.6.213-1.1.15-1.213-.063-.1-.238-.163-.5-.3z\"\/><\/svg><\/button>\n                    <button class=\"share-btn share-generic\" data-platform=\"generic\" aria-label=\"Share\"><svg viewBox=\"0 0 24 24\" aria-hidden=\"true\"><path d=\"M18 16.08c-.76 0-1.44.3-1.96.77L8.91 12.7c.05-.23.09-.46.09-.7s-.04-.47-.09-.7l7.05-4.11c.54.5 1.25.81 2.04.81 1.66 0 3-1.34 3-3s-1.34-3-3-3-3 1.34-3 3c0 .24.04.47.09.7L8.04 9.81C7.5 9.31 6.79 9 6 9c-1.66 0-3 1.34-3 3s1.34 3 3 3c.79 0 1.5-.31 2.04-.81l7.12 4.16c-.05.21-.08.43-.08.65 0 1.61 1.31 2.92 2.92 2.92 1.61 0 2.92-1.31 2.92-2.92s-1.31-2.92-2.92-2.92z\"\/><\/svg><\/button>\n                <\/div>\n            <\/div>\n\n\n            <!-- REFERENCES -->\n            <div class=\"legal-disclaimer-box sources-collapsible is-collapsed\" style=\"border-top-color:var(--border-color);margin-bottom:0;\">\n                <span class=\"disclaimer-title\" style=\"font-size:14px;margin-bottom:12px;\">Sources & References<\/span>\n                <ol style=\"margin:0;padding-left:18px;font-size:13px;color:#666;line-height:1.8;\">\n                    <li>Law 5038\/2023 (Migration Code), Art. 100 &mdash; investment residence framework. <em>\u03a6\u0395\u039a \u0391&prime; 44\/2023.<\/em><\/li>\n                    <li>Law 5100\/2024, Art. 64 &mdash; the current &euro;800k\/&euro;400k\/&euro;250k tier structure. <em>\u03a6\u0395\u039a \u0391&prime; 55\/2024.<\/em><\/li>\n                    <li>Law 5275\/2026 &mdash; five-year card validity counted from issuance date. <em>\u03a6\u0395\u039a \u0391&prime; 22\/2026.<\/em><\/li>\n                    <li>Circular 1\/2026, Ministry of Migration & Asylum (22 April 2026) &mdash; resolves 22 procedural questions: encumbrance certificate abolished; co-ownership and one-time use of the &euro;250k route clarified.<\/li>\n                    <li>Law 5246\/2025 &mdash; VAT suspension on new builds extended through 2026; 25% intermediate rental tax bracket from 2026. <em>\u03a6\u0395\u039a 11 November 2025.<\/em><\/li>\n                    <li>Bank of Greece &mdash; net non-resident property inflows: &euro;2.75&nbsp;bn in 2024, a record. <em>Statistical Bulletin, Q4 2024.<\/em><\/li>\n                    <li>Ministry of Migration & Asylum &mdash; 3,816 permits approved Jan&ndash;Apr 2026, ~11% over 2025. <em>Press release, May 2026.<\/em><\/li>\n                <\/ol>\n                <button type=\"button\" class=\"sources-toggle\" aria-expanded=\"false\" data-more=\"Show all sources\" data-less=\"Show fewer sources\">Show all sources<svg viewBox=\"0 0 24 24\" aria-hidden=\"true\"><path d=\"M7 10l5 5 5-5z\"\/><\/svg><\/button>\n            <\/div>\n\n            <!-- LEGAL DISCLAIMER \u2014 new.html exact structure -->\n            <div class=\"legal-disclaimer-box\">\n                <span class=\"disclaimer-title\">Legal Notice & Disclaimer:<\/span>\n                This article is general information, not legal advice; laws and regulations change. 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Must be obtained before the purchase contract can be signed. Arranged by the lawyer under the power of attorney as part of the pre-contract process.' },\n                cadastre: { heading: 'Hellenic Cadastre', body: 'Ktimatologio \u2014 the Greek national land register. Every property transfer must be registered here to take legal effect. The notary submits the registration electronically after the contract is signed.' },\n                poa:      { heading: 'Power of Attorney (PoA)', body: 'A notarial document authorising a Greek lawyer to sign the purchase contract, open a bank account, obtain the AFM, and file the residency application on the investor\\'s behalf. Can be executed at a Greek consulate abroad or before a local notary with an Apostille.' },\n                htk:      { heading: 'Electronic Building Identity (HTK)', body: 'Ilektroniki Tautotita Ktiriou \u2014 a civil engineer\\'s certificate confirming that the building as it stands matches its permits. Mandatory before any property can be transferred.' },\n                fma:      { heading: '\u03a6\u039c\u0391 \u2014 Property Transfer Tax', body: 'Foros Metavivasis Akiniton \u2014 the Greek stamp duty on all property transfers, currently 3% of the transfer value (the higher of the contract price or the tax-assessed value), plus a 3% municipal surcharge on the tax itself, giving an effective rate of 3.09%. Calculated and filed electronically by the notary before the contract is signed.' },\n                nondom:   { heading: 'Non-Domicile (Article 5A) Regime', body: 'An optional Greek tax regime for investors who choose to relocate. Qualifying individuals pay a flat \u20ac100,000 per year on all foreign-source income, regardless of amount, for up to 15 tax years. It is an election, not a default \u2014 holding the Golden Visa alone does not trigger it.' },\n                aml:      { heading: 'AML Source-of-Funds Documentation', body: 'Where purchase funds originate from a spouse, parent or other third party rather than the applicant\\'s own account, Greek AML rules require a documented trail \u2014 typically a declaration, proof of relationship and bank evidence of the transfer origin. This needs to be structured before the wire is sent. Our payment methods guide covers the full procedure.' },\n                rentexempt: { heading: '3-Year Rental Income Exemption', body: 'Under Greek law, owners who commit a property to a long-term residential lease (minimum term) may qualify for a three-year exemption from income tax on the rental income. This applies to Golden Visa properties \u2014 long-term letting is permitted and this exemption can meaningfully improve net yield during the initial holding period. Confirm applicability with a Greek tax adviser.' },\n                dta:      { heading: 'Double Taxation \u2014 Greece and Your Home Country', body: 'Greece has double taxation treaties with the US, Israel, the UAE, China and most other major investor countries. These treaties prevent the same rental income being taxed twice. Greek rental tax paid can typically be credited against your home-country tax liability on the same income. A cross-border tax adviser familiar with both jurisdictions should confirm the position before purchase.' },\n                vat:      { heading: 'VAT on New Builds \u2014 Suspended', body: 'VAT (24%) on newly built properties sold by a developer is suspended through 31 December 2026 under Law 5246\/2025. During the suspension, these sales attract the standard 3.09% transfer tax instead of VAT, materially lowering the acquisition cost on qualifying new builds. Confirm the property\\'s VAT status before signing \u2014 it depends on the build date and the seller\\'s status.' }\n            };\n\n            function setupGlossaryTooltips() {\n                var popup   = document.getElementById('glossPopup');\n                var heading = document.getElementById('glossHeading');\n                var body    = document.getElementById('glossBody');\n                var closeBtn = document.getElementById('glossClose');\n                if (!popup) return;\n\n                var triggers = document.querySelectorAll('.gloss-trigger');\n\n                function hide() {\n                    popup.style.display = 'none';\n                    triggers.forEach(function(t) { t.setAttribute('aria-expanded', 'false'); });\n                }\n\n                function show(trigger) {\n                    var key   = trigger.dataset.term;\n                    var entry = GLOSSARY[key];\n                    if (!entry) return;\n                    heading.textContent = entry.heading;\n                    body.textContent    = entry.body;\n\n                    var maxW = Math.min(360, window.innerWidth - 32);\n                    popup.style.width   = maxW + 'px';\n                    popup.style.display = 'block';\n                    trigger.setAttribute('aria-expanded', 'true');\n\n                    var rect = trigger.getBoundingClientRect();\n                    var top  = rect.bottom + 6;\n                    var left = rect.left;\n                    if (left + maxW > window.innerWidth - 16) left = window.innerWidth - maxW - 16;\n                    if (left < 12) left = 12;\n                    popup.style.left = left + 'px';\n                    popup.style.top  = top  + 'px';\n\n                    var pRect = popup.getBoundingClientRect();\n                    if (pRect.bottom > window.innerHeight - 12) {\n                        popup.style.top = (rect.top - pRect.height - 6) + 'px';\n                    }\n                }\n\n                triggers.forEach(function(trigger) {\n                    trigger.setAttribute('role', 'button');\n                    trigger.setAttribute('tabindex', '0');\n                    trigger.addEventListener('click', function(e) {\n                        e.stopPropagation();\n                        if (popup.style.display === 'block' && popup._activeTrigger === trigger) { hide(); 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Contact us: info@pachounotary.gr &times; Greece Golden Visa 2026: Tiers, Costs and Permit Rules The &euro;800k, &euro;400k and &euro;250k tiers, the short-term rental ban, true closing costs, and how the process runs from abroad. Christina G. Pachou &mdash; Notary Public June 2026 &bull; 10 min read Intro 1. Tiers 2. Restrictions 3. 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