Where to buy a flat in Greece by the sea and how to do it

Naturalized citizenship provides access to social guarantees, voting rights, freedom of movement, and new economic opportunities. This is not a random status, but the result of consistent fulfillment of the requirements laid down in the legislation of a particular country. Unlike birthright, this path requires proven loyalty, a real contribution to society, knowledge of local norms, and willingness to undergo a full-fledged procedure.

The Basic Conditions for Naturalization: What the Law Is Based On

To obtain citizenship by naturalization, it is necessary to meet the basic criteria. Countries form them according to the model of the adaptation filter. For example, in Portugal, an applicant will need at least 5 years of legal residence, proof of knowledge of the Portuguese language, a source of income and no criminal record. Registration of a permanent place of residence and a tax number is a prerequisite.

The key role in the process is played by:

• residence in the country for a continuous period of 3 to 10 years, depending on the jurisdiction;
• Domicile is the actual center of vital interests;
• integration into society — knowledge of language, history and traditions;
• reputation — absence of criminal and administrative violations;
• income is an official confirmation of economic solvency;
• Loyalty to the constitutional order is an oath or declaration of commitment.

These parameters form the basis of the naturalization conditions, regardless of the country of application. For example, in Germany, it is important not only to live there for 8 years, but also to demonstrate integration through language proficiency, social participation, and stable employment. In Canada, there is a points-based system that considers education, work experience, language skills, and residency status.

How to Obtain Citizenship by Naturalization: Step-by-Step Logic

The naturalization procedure is formed as a linear legal process. It begins with the legalization of stay – a residence permit, which is converted into permanent residence. Next, the confirmation of the level of adaptation, payment of fees and passing of mandatory exams is required.

In most countries, the application is submitted electronically or in writing through migration services. For example, in Spain, the applicant is required to personally submit documents, pass an interview and wait for a decision for 1 year. At this stage, a legally clean package of documents is important: passport, residence permit/permanent residence, tax and employment certificates, language certificate, and certificate of no criminal record.

The final stage is taking the oath and being added to the state register of citizens. After that, a passport is issued. This is how the result is formed — the acquisition of citizenship by a foreigner, which is legalized within the framework of the country’s legislation.

Examples of different approaches: Features of citizenship by naturalization in Europe

Greece has a “double control” system, which is administered by the Immigration Department and the Ministry of the Interior. The process requires a minimum of 7 years of legal residence, knowledge of the Greek language, history, and the basics of the Constitution. The interview is conducted in the form of a structured test, which is supplemented by an oral part. The applicant must demonstrate their involvement in the country’s cultural, economic, or educational life.

The Czech Republic requires at least 5 years of permanent residence, active employment, proof of income, and successful completion of a test in the Czech language and legal basics. The advantage is a clear logic of consideration and standard terms of up to 180 days. France places emphasis on integration – language knowledge at B1 level, no long-term trips outside the country and proof of participation in public life. Continuous domicile for at least 5 years, availability of income and insurance are important.

Residence, Permanent Residence, and Permanent Settlement: The Starting Point

Before obtaining citizenship by naturalization, you will need to go through the stages of migration legalization. It all starts with a visa (Type D, investment, work or family). This is followed by a temporary residence permit (from 1 to 5 years). Upon completion, the applicant receives permanent residence (permanent residence).

The status allows you to live, work, and travel freely within the country, but it does not grant you civil rights. It is necessary to count the period of naturalization. For example, in Italy, permanent residence opens the way to applying for citizenship after 10 years of residence (or 3 years for descendants of Italians).

Naturalization Citizenship and Examination: Maturity test

In most countries, the naturalization process includes an exam. This exam tests the applicant’s knowledge of the official language, the basics of the legal system, history, and administrative structure. The exam can be conducted in written or oral form. For example, in Austria, the mandatory exam consists of three sections: constitutional system, country history, and basic rights and obligations of citizens. Without successfully passing the exam, naturalization is not possible. The exam serves as a test of the applicant’s readiness to become a part of society. It assesses the applicant’s level of integration, language proficiency, and cultural understanding. Preparing for the exam requires time, but it increases the chances of approval.

Reputation, Criminal Record, and Income: Pitfalls

Even if all the conditions are met, the candidate may be rejected. The reasons include criminal records, unpaid debts, fake employment, or involvement in prohibited organizations. The government conducts checks through law enforcement and financial channels.

Financial stability is confirmed by bank statements, employment contracts, and tax records. To be eligible for naturalization, it is important to demonstrate that the candidate is not dependent on social benefits. This demonstrates independence and a willingness to take economic responsibility.

The quick way to a passport: investing in real estate

Despite the complexity of the classic scheme, there is a shorter and more pragmatic route — investing in real estate. A number of countries (for example, Portugal, Greece, Cyprus) provide a residence permit for an investment in objects from 250,000 to 500,000 euros. Then this residence permit turns into permanent residence and after 5-7 years into citizenship.

The investment model reduces the bureaucratic burden. Most often, exams and interviews in such cases are replaced by confirmation of the transparency of the transaction and the source of funds. For families with capital, this path turns out to be more efficient and faster than naturalization through integration.

Practical advice: how to avoid mistakes

Citizenship by naturalization requires discipline and strategy. To complete the process without rejections or delays, it is essential to follow these simple yet critical guidelines:

1. Maintain continuity of residence: long trips reset the length of service.

2. To participate in public life: volunteering, education, taxes.

3. Confirm your income: official payments, contracts, and taxes.

4. Learn the language consistently: certificates and practice.

5. Check the validity of documents and avoid oversights.

6. Keep all copies and originals, including rental agreements, checks, and statements.

7. Do not hide information: even a minor discrepancy causes a rejection.

8. Start preparing for the exam in advance.

9. Avoid falsifications and intermediaries without a license.

10. Consider investing in real estate as a backup option.

Conclusion

Citizenship by naturalization is formed not by chance, but sequentially — step by step, from legal entry to the final oath. The path is suitable for those who are ready to adapt, learn the language, comply with the laws and integrate into a new society. States perceive citizenship as a tool of trust, and therefore set clear requirements — from residence experience to proven income and knowledge of traditions. Each stage of the process checks not only the documents, but also the intentions.

Not every asset can work while the owner sleeps. Property in Athens can. It is such an investment that triggers the mechanism for obtaining a “golden visa” for Greece – one of the most stable residence permit programmes in Europe. Since 2013, the country has approved more than 30,000 applications, opening the door to the Schengen zone to investors from 90+ countries. It is not just a pass to the EU, but an instrument of strategic flexibility.

Basic conditions of the programme: who can receive it and for what investments

The programme grants a residence permit for a 5-year renewable period. The minimum entry threshold for participation is from 250,000 euros in real estate. From 2023 in some areas of Athens, Mykonos and Santorini – already from 500,000 euros. Despite price increases in certain areas, the starting amount of €250,000 has remained unchanged since 2013 for most regions, making the scheme one of the most affordable among EU programmes.

Greece’s “Golden Visa” is not just for the investor. The residence permit is extended to the family – spouses, children under 21 and parents of both parties. There are no additional payments and no additional investments.

Full list of investor and facility requirements

To obtain a residence permit under the Golden Visa programme, a number of legal, financial and technical conditions must be met, each of which is checked by the authorised structures before and after the purchase of the property. The programme does not require mandatory language skills, examinations or prior residence, but it does have clear requirements:

• investment from €250,000 in property (subject to regional variations);
• Having a legal income that proves the ability to make the investment;
• No criminal record of the main applicant and adult family members;
• International health insurance covering the stay in Greece;
• the property must be habitable (even if there are no plans to move);
• The sale and purchase transaction must go through a Greek notary with the obligatory verification of the cleanliness of the property;
• funds for the purchase must be transferred from the applicant’s personal account;
• the title must be registered in the mortgage registry.

Compliance with all these conditions guarantees the legality of the status and excludes the risks of cancellation.

The process of registration: from selection to obtaining a residence permit

The residency programme through investment is strictly according to the scheme. The procedure is clear: if all the requirements are met, the residence permit is issued in the shortest possible time. The step-by-step structure eliminates bureaucratic delays and ensures the legality of each stage.

Process steps:

1. Opening a Greek bank account (possible remotely or through a proxy).
2. Property selection (taking into account the minimum investment threshold and regional peculiarities). Prices in the suburbs of Attica, for example, start at €2,200 per square metre.
3. Due diligence of the property and purchase. The registration goes through a notary, check the cleanliness of the object – mandatory.
4. Collection and submission of documents for residence permit. You will need a standard package:
   • passport;
   • sales contract;
   • A bank statement confirming the transfer of funds;
   • proof of payment for the transaction;
   • health insurance;
   • photos;
   • proof of residence (address in Greece, even if formal). The document package is simple but will require translations, notarisation and apostille. The documents can be submitted in Greece or through the consulate.
5. Passing biometrics. It is obligatory to be present in person at least once when submitting documents.
6. Obtaining a residence permit. Temporary residence permit is issued in 20 days after submission, while the main document is usually issued within 2 months.

The transparency of the procedure and standardised requirements simplify preparation, especially when accompanied by a professional lawyer.

Advantages of the Golden Visa of Greece

There are quite a few of them:

1. Freedom of movement within Schengen. The residence permit allows you to live, enter, leave and travel in Schengen countries without restrictions.
2. There is no mandatory residency requirement. The programme does not oblige the investor and his family to actually reside in Greece. This also means that there is no automatic tax residency (unless residing for more than 183 days per year).
3. Family inclusion. Status applies to spouses, children under 21, and parents of both parties with no additional investment.
4. Comparatively low threshold of entry. The threshold of €250,000 makes the programme one of the most affordable in the EU (subject to regional variations).
5. The opportunity to live, study and use services in the EU. A residence permit allows you to stay in the country legally, rent accommodation, use health care and open accounts in EU banks.
6. Investment growth potential. Introduction to the Greek property market, which is showing steady growth.
7. Pathway to Citizenship. Possibility to apply for citizenship after 7 years of legal residence in the country.
8. A simple renewal scheme. The residence permit is renewed every 5 years if the investment (property) is maintained.

Limitations and important nuances

It is imperative to take them into account:

1. Lack of access to employment. The residence permit does not entitle to employment. It is allowed to run a business or be a shareholder in Greek or European companies.
2. Increase in property values in the most popular and investor-demanded areas (e.g. Athens city centre, Mykonos, Santorini), where the minimum threshold is higher.
3. The opacity and nuances of renting in tourist areas may require professional management.
4. Mandatory filing of documents through a notary increases the total cost of the transaction.
5. Difficulties in opening a bank account may arise for citizens of some countries, including CIS countries, which requires the involvement of specialists.
6. Children lose their residence permit status once they reach the age of 21, unless additional steps are taken to maintain their status.
7. To apply for citizenship, actual residence in Greece (more than 183 days per year) for 7 years is required, as well as language skills and integration.

Real estate in Greece as an investment instrument

The Greek property market has shown steady growth, especially in recent years. Athens has seen significant price growth (+12% for 2023). In resort areas, properties can generate rental income of up to 7-9% per annum if well managed. Properties of 60-80 m² in areas adjacent to the centre of Athens (e.g. Marousi or Piraeus) remain the most popular among investors seeking a “golden visa”.

If the property is resold after 5 years, it is allowed to return the investment without losing the right to a residence permit. However, early sale of the investment property before the expiry of 5 years cancels the residence permit status for the whole family.

Taxes and tax residency in Greece

Financial planning under a Greek residence permit requires an understanding of the local tax system. It is important to distinguish between having a residence permit and being a tax resident. Tax residency generally occurs when you live in the country for more than 183 days per year.

Non-residents are taxed on rental property income in Greece on a progressive scale:

• up to €12,000 of annual income – 15%;
• from €12 001 to €35 000 – 35%;
• over €35,000 – 45%.

Property in Greece is also subject to an annual tax (ENFIA). The rate depends on the type of property, its value and location, averaging between €3 and €5 per m² nationwide, but may be higher in central or prestigious areas of Athens and on the islands.

Residence permit validity period and renewal

The first residence permit obtained under the Greek Golden Visa programme is valid for 5 years. In order to extend it for the next 5 years, it is necessary to maintain the investment, i.e. to own the purchased property.

An important nuance: children who have obtained a residence permit together with their parents lose their status after reaching the age of 21, if no action is taken to formalise a separate basis of stay for them.

The path to Greek citizenship through naturalisation via a “golden visa”

Although the Golden Visa itself does not automatically entitle you to Greek or EU citizenship, it does open this possibility. It is possible to apply for naturalisation (citizenship) if you have resided in the country for at least 7 years.

Successful acquisition of citizenship requires not only compliance with the residency requirement (residence for more than 183 days per year), but also demonstration of integration: payment of taxes, knowledge of the Greek language (confirmed by examination) and general knowledge of Greek history and culture. Passports can also be obtained by the investor’s family members, including adult children, if they also fulfil these requirements (primarily residency and language skills).

Greece’s “Golden Visa” in the EU context: comparison with other programmes

Obtaining a Greek residence permit under the investment programme is not an emergency escape, but a planned strategy to ensure mobility and security. “Golden Visa” offers a balanced option for those who seek to secure capital, gain freedom of movement within Schengen and have a “reserve airfield” in the EU.

The programme compares favourably with some of its counterparts elsewhere in Europe:

• the speed of processing and flexibility of requirements are superior to programmes in Portugal and Spain (especially before the recent changes in these countries);
• Unlike Malta, Greece does not require non-refundable payments to public funds;
• the Greek programme does not require a permanent or long-term stay in the country, unlike the programmes of Latvia or Bulgaria (although residence is required for citizenship).

The Greek state has steadily maintained its place among the top three EU countries in terms of the number of “golden visas” issued. There has been a steady increase in recent years, with over 2,800 applications in 2022 and around 4,000 in 2023. The main flow of investors comes from citizens of China, Russia, Turkey, Egypt and Lebanon, but interest from applicants from Eastern Europe is also growing.

Greece’s “Golden Visa”: the essentials

“Greece’s Golden Visa is a powerful tool for strategic flexibility and security. With the right approach, property investment generates income, greatly simplifies international logistics and provides a secure base in the European Union. Despite the rising entry threshold in certain regions, the programme remains highly popular due to its simplicity, transparency and predictability. These are the key parameters for those who are building a long-term architecture for their financial and personal security.