Turnkey EU Residence Permit: How a Family Bought an Apartment in Tranio’s Filosofia Project and Received a Greek Golden Visa
In 2025, a family came to us: a married couple and their adult son. Their goal was to obtain a European residence permit. Initially, they were choosing between Cyprus and Greece. Ultimately, the Greek Golden Visa programme was chosen, primarily due to its lower entry threshold and flexible application process.
The clients wanted all family members to be able to obtain a residence permit without having to live in the country, which was important to them. Greece permits this.
Why Greece: More Information About the Benefits.
Key points:
1. A minimum investment of €250,000 is required.
This is the most affordable option for obtaining an EU residence permit through property investment. For comparison, the minimum investment threshold in Cyprus is 300,000 euros (including 19% VAT), and access to the Schengen Area is currently unavailable.
2. Family members can be included in the application.
From 2022, the Golden Visa programme will no longer be available to Russian citizens. As the spouse only held a Russian passport, we suggested registering the purchase in the name of their son, who holds Israeli citizenship, and making him the primary investor. The parents were included in the application as the investor’s parents, and as a result, everyone received a residence permit.
3. There is no requirement for permanent residence.
You can maintain your status without living in the country.
4. Long-term prospects.
The residence permit can be renewed every 5 years, provided that the investment is maintained. If you reside in the country, you can transition to permanent residence and EU citizenship after 7 years via the standard naturalisation procedure.
As the clients were also considering Cyprus permanent residence programme for property investment, let us compare some facts:
Criterion | Greece | Cyprus |
Minimum investment threshold | €250,000 + VAT exemption | €300,000 + 19% VAT |
Requirements for living in the country | None | Must visit the country once every 2 years |
Access to Schengen Area | Yes, visa-free entry | No |
Searching for a Property in Athens: Market Overview
Initially, the clients wanted to focus on the capital region. There were several reasons for this.
Capital is the Country’s Most Liquid Market
The bulk of rental demand is concentrated in Athens, including for long-term lets. It is home to a large number of expats, students, tourists and offices of international companies.
Growing Interest from Foreign Investors
In recent years, the Athens property market has become a popular destination for investment under the Golden Visa scheme. Foreign demand is supporting prices and liquidity.
There is a limited supply of new properties
In central areas, the supply of high-quality new builds and renovation projects is limited. This pushes up the price per square metre.
Client’s Choice: the Filosofia Redevelopment Project by Tranio
The family looked at several properties, but ultimately chose an apartment in our own Filosofia investment project, which is designed to facilitate residency permits.
Key points about the project:
- The apartments meet the minimum threshold, with prices ranging from €250,000 to €280,000.
- They are sold fully furnished and equipped, unlike similar projects from competitors.
- They are sold in a ’turnkey’ format, with Tranio’s specialists handling the residence permit application process, property management and tenant search.
- The units are located in the centre of the historic part of the city.
By the time of the transaction, 60% of the units had already been sold. This also influenced the decision — clients could see the demand.
Transaction Went Smoothly
The funds were transferred from the parents’ accounts. The requirements for applicants in Greece are less stringent than in a number of other EU countries, which is why the process went so smoothly.
The transaction was completed remotely via power of attorney with our lawyers. In-person attendance was required only for the biometric appointment.
From submitting the application to receiving the residence permit took around 4 months. We submitted the documents in mid-October, and the clients received an invitation for the biometric appointment in November. The residence permit cards were issued in February.
It is important to understand that processing times for applications can vary depending on the office and region in which they are submitted. There are places in Greece where queues are significantly longer. For instance, the central migration office in Athens is currently experiencing significant pressure.
Our lawyers are constantly monitoring practices across different offices and locations to ensure that applications are submitted where the process is fastest.
Result: Residence Permits for All, Plus an Investment Asset
The family received:
- EU residence permits for three people;
- unrestricted travel within the Schengen area;
- a liquid property in Athens.
They plan to rent out the apartment through our management model. Tranio offers a guaranteed return programme of 3% over 4 years.
Why This Experience Important to Us
The Filosofia project demonstrates how we have adapted to the 2024 reforms by developing a product tailored to the Golden Visa scheme.
As a reminder, the rules of the Greek residency programme changed in 2024: properties rezoned from commercial to residential use can now only be purchased for 250,000 euros.
In response to these new conditions, we converted a former shop into residential accommodation for investors.
Several other buyers of units in our development underwent biometric registration in November. We expect them to receive their residence permits.
We still plan to develop this area further in 2026 — we will share more information about this in due course.
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