Insights · Deep Dive Articles
OULANG Insights ΕλλάδαςΠολιτική μετανάστευσης · αγορά ακινήτων · επενδυτική στρατηγική
Άρθρα και αναλύσεις από την ομάδα της OULANG στην Αθήνα, με έμφαση σε Golden Visa, ακίνητα, φορολογικά και πρακτικά βήματα για διεθνείς πελάτες.
Ανά θέμα αναζήτησης
Costs and Investment Tiers
Risk, Due Diligence and Agency Selection
- Is Greek Property Migration Safe in 2026?Buyer Guide · 11 λεπτά ανάγνωσης
- Greece Commercial-to-Residential Golden Visa: Risks to KnowPolicy Deep Dive · 11 λεπτά ανάγνωσης
- How to Choose a Greece Golden Visa Agency: Four ChecksBuyer Guide · 10 λεπτά ανάγνωσης
- Greek Migration Anti-Scam Guide — 7 Verification Checks + 6 Common ScamsPractical Guide · 13 λεπτά ανάγνωσης
Process, Documents and Status Planning
Policy and European Market Shifts
Όλες οι αναλύσεις
2026 Greece Golden Visa Short-Term Rental Ban — Deep Dive
Legal basis · enforcement consequences · long-term rental compliance pathway · client mitigation strategies
Effective January 1, 2026, all properties used to obtain the Greek Golden Visa are PROHIBITED from operating short-term rental (Airbnb / Booking.com / Vrbo and equivalents), allowing only long-term rental (≥1 year contracts) or owner occupation. Non-compliance results in fines and Golden Visa identity scrutiny. The regulation does not affect non-Golden Visa properties. OULANG INTERNATIONAL provides 2026-compliant long-term rental management at 5–8% fee.
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Greek Golden Visa to EU Long-Term Resident — Complete 5-Year Pathway
From national permanent residence to EU-wide status · conditions, documents, timeline, rights comparison vs Greek citizenship
After five years of holding a Greek Golden Visa, applicants may apply for EU Long-Term Resident (EU LTR) status, obtaining a common identity across 25+ EU member states. Requirements: 5 years of lawful continuous residence + tax residency for 3 of those years + stable income proof. EU LTR rights exceed Greek national permanent residence (e.g., right to work and reside in other EU member states), but tax residency conditions must be met.
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After Spain's Golden Visa Closure: How Greece is Absorbing Demand
Data · trends · client behavior · OULANG's 2024–2026 operational analysis
After Spain's Golden Visa was formally abolished on April 3, 2025, OULANG INTERNATIONAL Q1 2026 client inquiries rose 58% year-over-year, with 71% of originally-Spain-bound clients pivoting to Greece. Athens core (Kolonaki) property prices rose +9.2% in H1 2026; north-suburb school-district properties rose +11.8%. We recommend acting within the 2026 window.
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Greek Migration Anti-Scam Guide — 7 Verification Checks + 6 Common Scams
How to choose a trustworthy agency · how to avoid property / fund / process traps · how to verify compliance independently
Core 7-point verification for selecting a trustworthy Greek migration agency: 1) Greek Migration Ministry license; 2) Athens-based direct operation (not subcontracted); 3) ΣΑΕΕ Real Estate Agents Association membership; 4) China entity for compliant contracting; 5) Athens-based licensed attorney engagement; 6) GNTO-licensed property tour operation; 7) 5-year renewal / property management / tax filing closed loop. Detailed 6 common scam patterns in main text.
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Greek Golden Visa Application Documents — Complete Checklist 2026
Principal applicant / spouse / children / parents document lists · notarization · Hague Apostille · validity periods
Greek Golden Visa application documents organized by relationship: principal applicant 12 core documents (passport, criminal record, health insurance, AFM tax number, bank account, property contract, transfer tax receipt, biometric appointment, family relationship, etc.), spouse 8, unmarried children under 21 6, parents of both spouses 5 each. All require notarized translation + Hague Apostille; most documents must be issued within 6 months of submission.
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Greece Golden Visa Cost in 2026: A Full Breakdown
The investment, the taxes and fees on top, and the ongoing holding costs
The Greece Golden Visa cost in 2026 starts with the investment itself: EUR 800,000 in prime areas, EUR 400,000 in most regions, EUR 250,000 for a compliant commercial-to-residential conversion, or EUR 500,000 via the financial route. On top of the property price, budget a 3.09% transfer tax plus legal, notary, registry and residence-card fees of roughly EUR 20,000–30,000. Ongoing costs include annual ENFIA property tax and, if you let the property, long-term rental income tax.
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How to Choose a Greece Golden Visa Agency: Four Checks
How to verify a firm and avoid the common pitfalls of remote, seller-tied intermediaries
The biggest risk in a Greece Golden Visa is execution, not policy. Verify four things before committing: a license recognised by the Greek migration authorities; a real, verifiable local entity and legal representative in Athens; a lawyer who runs title due diligence independently of the seller; and funds held in a regulated account rather than paid directly to an agent. A firm that meets all four is the safe choice.
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Greece Golden Visa 250k vs 400k vs 800k: Which Tier Is Right for You?
A decision guide to the three investment tiers by goal and budget
The three Greece Golden Visa tiers suit different goals. EUR 800,000 buys a prime-area asset in central or southern Athens with strong liquidity. EUR 400,000 offers quality of life at a moderate budget across most regions. EUR 250,000, via a compliant commercial-to-residential conversion, is the lowest entry into a prime area — provided due diligence is rigorous. A EUR 500,000 financial route and a EUR 250,000 startup route are also available.
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Is Greek Property Migration Safe in 2026?
Where the real risks are, and how to control them
The Greece Golden Visa is a regulated EU legal programme (under Law 5038/2023 and later reforms), so the path itself is safe and stable. The real risk is in execution — title, fund flow and agency credibility — not in the policy. With independent legal due diligence, regulated fund handling and a verifiable local agency, the risk is well controlled.
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Greece Commercial-to-Residential Golden Visa: Risks to Know
How the EUR 250k conversion route works, and where projects go wrong
Commercial-to-residential (C2R) conversion is the only way to qualify for the Greece Golden Visa at EUR 250,000 in prime areas such as central Athens. The opportunity is real, but eligibility depends entirely on an approved change of use — not on the renovation. The main risks are unapproved or delayed change of use, structural and permitting issues, and delivery timing. Independent legal and engineering review is essential.
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Greece Golden Visa Application Process in 2026: Step by Step
From first consultation to residence card, and what changed in 2026
The 2026 Greece Golden Visa process runs from eligibility review and property selection, through legal due diligence and purchase, to biometrics and the residence card. Under Law 5275/2026 applications are auto-allocated to the migration office with the smallest backlog, which speeds up decisions; the five-year permit runs from the card issuance date. Most cases complete in around 3–6 months with complete documents.
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Greece Golden Visa 2026: The Three-Tier System Explained (EUR 250k / 400k / 800k)
How the 2026 thresholds work, what Law 5275/2026 changed, total costs, and how to choose your tier
In 2026 the Greece Golden Visa runs on a three-tier property model: EUR 800,000 in prime areas (Athens/Attica, Thessaloniki, Mykonos, Santorini and islands above 3,100 residents), EUR 400,000 in most other regions, and EUR 250,000 reserved for compliant commercial-to-residential conversions or listed-building restoration. A financial-investment route starts at EUR 500,000. Law 5275/2026 (effective 6 February 2026) added faster auto-allocated processing, a 5-year permit that runs from card issuance, and a new EUR 250,000 startup/strategic-investment route. There is no minimum stay, and the permit covers three generations.
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Greece Law 5275/2026: Faster Processing, Clearer Renewals, Wider Family Scope
What the new Immigration Code reform means for Golden Visa applicants and existing permit holders
Law 5275/2026 took effect on 6 February 2026 and amends the Greek Immigration Code. Its three practical gains: applications are auto-allocated to the migration office with the smallest backlog, speeding up both first applications and renewals; the five-year permit is counted from the residence-card issuance date; and the family and procedural rules are clarified. It does not change the property thresholds (set by Law 5100/2024) or the EUR 250,000 startup route (introduced by Law 5162/2024); core thresholds (EUR 250k/400k/800k) stay stable.
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Αγορά Ακινήτων Αθήνας 2026: Τιμές, Αποδόσεις και Πώληση σε Διεθνείς Αγοραστές
Δεδομένα Τράπεζας Ελλάδος & Spitogatos, φόροι μεταβίβασης, μισθωτικές αποδόσεις και πρόσβαση σε ξένους αγοραστές
Σύμφωνα με την Τράπεζα της Ελλάδος, οι τιμές διαμερισμάτων στην Αθήνα αυξήθηκαν ~6,2% το 2025 (πανελλαδικά +7,7%), ενώ το Spitogatos καταγράφει ζητούμενες τιμές +10% ετησίως. Το συνολικό κόστος αγοράς κυμαίνεται ~5-10% (με φόρο μεταβίβασης 3,09%). Για ιδιοκτήτες, η σύνδεση με διεθνείς αγοραστές Χρυσής Βίζας ανοίγει επιπλέον ζήτηση. Η νόμιμη μακροχρόνια μίσθωση αποδίδει καθαρά ~3,5-4,5% στο κέντρο.
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Οδηγός Εκμίσθωσης για Ιδιοκτήτες στην Αθήνα 2026
Δεδομένα Spitogatos, νέοι κανόνες βραχυχρόνιας, δήλωση AADE, φόρος μισθωμάτων και επιλογή ενοικιαστή
Κατά το Spitogatos, τα ζητούμενα ενοίκια αυξήθηκαν ~7,2% το 2025, με μέσο όρο άνω των 10 €/τ.μ. σε κέντρο, βόρεια και νότια Αθήνα. Η βραχυχρόνια μίσθωση περιορίζεται σε κεντρικές περιοχές και απαγορεύεται σε ακίνητα Χρυσής Βίζας. Η νόμιμη μακροχρόνια μίσθωση αποδίδει καθαρά ~3,5-4,5% στο κέντρο. Μισθώσεις 3+ ετών (έως 120 τ.μ.) έχουν έως 36 μήνες απαλλαγή φόρου. Ο φόρος μισθωμάτων είναι κλιμακωτός 15/25/35/45.
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Πώς να Πουλήσετε το Ακίνητό σας σε Διεθνείς Αγοραστές
Διεθνής ζήτηση, όρια Χρυσής Βίζας, σωστή τιμολόγηση, νομική συμμόρφωση και σύνδεση με αγοραστές
Σε Αθήνα, Θεσσαλονίκη και δημοφιλή νησιά, οι διεθνείς αγοραστές αποτελούν συχνά άνω του 30% της ζήτησης, σε ορισμένες μικρο-αγορές άνω του 70%. Ακίνητα που πληρούν τα όρια Χρυσής Βίζας (250.000 € αλλαγή χρήσης / 400.000 € λοιπές περιοχές / 800.000 € premium) είναι ιδιαίτερα περιζήτητα. Ως πωλητής: σωστή τιμολόγηση, καθαροί τίτλοι και σύνδεση με πραγματικούς διεθνείς αγοραστές.
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