Service advisory · INVéSTIA Properties
Frequently asked
questions
Clarity before commitment. Every question you should ask — answered with the directness our clients expect.
Four things that no other firm operating in our market can simultaneously offer:
- Dual Mediterranean–Swiss base. INVéSTIA Properties is founded and led from both Crete and Zurich. This means we advise clients who are making decisions across both jurisdictions simultaneously — a capability no Athens-based or purely online competitor possesses. Most of our institutional clients have assets, residency considerations, or family structures across both countries.
- Off-market access as the rule, not the exception. The majority of assets we present to clients — particularly in Crete — never appear on public portals. This access comes from 10+ years of direct relationships with landowners, developers, legal offices, and estate principals who choose a quiet, vetted process over public exposure. We do not list what everyone else lists.
- Institutional-grade advisory with boutique accountability. We advise family offices, private banks, and investment funds with the same analytical rigour as a mid-market consultancy — but Maria Kokkinou, founder and CEO, is personally involved in every material mandate. You are not passed to a junior account manager after the first meeting.
- The full stack. From land identification and acquisition, through Golden Visa and tax regime coordination, property management, hotel development, and AI security — INVéSTIA Properties covers the entire ownership lifecycle. Clients do not need to coordinate multiple specialist providers in an unfamiliar system. We are the single accountable point.
We work with four client profiles:
- Private UHNW investors — individuals and families acquiring in Greece and Switzerland for lifestyle, residency planning, or portfolio diversification. Typically investing from €400,000 upward in real estate, and from €500,000 upward in advisory-intensive mandates.
- Family offices and private banks — seeking a specialist Mediterranean real estate intelligence and execution partner. We integrate with your existing advisory structure, produce IC-ready deal packages, and adapt to your reporting and compliance cadence.
- Institutional capital, funds, and development partners — co-investment, joint venture, and hotel development mandates. Active pipeline in Crete and mainland Greece. All discussions under NDA.
- Relocating professionals and internationally mobile individuals — full-spectrum relocation, residency permit, and tax regime coordination for clients moving to Crete, mainland Greece, or managing a Greece–Switzerland lifestyle.
Who is not a fit: clients seeking the cheapest available option, clients who want to manage the process entirely themselves without professional coordination, and clients whose investment falls materially below our minimum engagement thresholds. INVéSTIA Properties declines mandates where we cannot add genuine value. We will tell you that honestly at the first conversation rather than take on an engagement we cannot execute to our standard.
Because the clients who most need INVéSTIA Properties are often making decisions that span both jurisdictions simultaneously.
A Northern European or Gulf-based family considering Greek residency through the Golden Visa also has questions about Swiss holding structures, how Greece interacts with their existing Zurich-based wealth management relationship, how to structure the property ownership across jurisdictions, and how the Non-Dom regime coordinates with their Swiss tax situation. The Zurich base means INVéSTIA Properties understands that conversation — not as a theoretical matter but as one we navigate directly.
The Crete base means our on-the-ground knowledge is not a Google Maps familiarity. It is 10+ years of direct relationships across every prefecture, every relevant planning authority, every local legal network. When we say a property has a clean title and sound planning position, that assessment is based on direct verification — not a desktop review.
The Mediterranean Intelligence briefing is INVéSTIA Properties' quarterly private market note — distributed exclusively to clients, active prospects, and selected family office and wealth management partners. Each edition covers:
- Greek real estate market conditions — price movement, transaction volume, and demand signals by zone and asset type
- Regulatory update — any material change to the Golden Visa programme, tax regimes, planning law, or relevant EU directives
- One featured investment thesis — a specific opportunity type or market segment INVéSTIA Properties believes is undervalued or mispriced relative to fundamentals
- Selected off-market deal signals — general descriptions of asset categories currently available without identifying specific properties
The briefing is not published publicly. To receive it, contact INVéSTIA Properties directly. Family office and wealth management professionals who distribute it to their client base may request a co-branded version under a distribution arrangement.
Each jurisdiction serves a fundamentally different purpose in a UHNW portfolio. Here is the honest comparison:
- Greece / Crete — The value-to-quality ratio is unmatched in Europe. Mediterranean lifestyle, Schengen access, EU citizenship pathway, active Golden Visa programme, Non-Dom tax regime, and real estate at 30–60% of comparable Western Mediterranean pricing. The primary risk is bureaucratic complexity — which INVéSTIA Properties exists to absorb. Best for: investors wanting EU residency, tax regime optimisation, hospitality development, or lifestyle real estate at genuine value.
- Switzerland — Stability, institutional depth, and currency strength. Swiss real estate is tightly regulated for non-residents (Lex Koller restrictions apply) and expensive, but offers unparalleled security of asset and legal system. Best for: wealth preservation, principal residence for those already established in Switzerland, and holding structures for international portfolios. INVéSTIA Properties operates from Zurich and coordinates Swiss acquisition alongside Greek mandates for clients managing both.
- Monaco — Zero income tax, maximum prestige, minimal space. Real estate is the most expensive per square metre in the world (€50,000–€100,000+/sqm). Residency requires proof of accommodation and sufficient financial means — no investment threshold, but no real estate bargains either. Best for: extreme wealth concentration seeking tax elimination and status signalling. Complements a Greece or Switzerland position rather than replacing it.
- Dubai / UAE — Zero income tax, zero capital gains tax, Golden Visa from AED 2M (~€500k) in real estate, and a rapidly internationalising professional ecosystem. Strong yield (6–9% gross in prime areas). No EU access. Best for: investors with Gulf-based business or clientele, those seeking a tax-neutral base without EU residency requirements, or those wanting high-yield real estate alongside their European position.
Yes — and this is increasingly how UHNW clients structure their lives. A typical multi-jurisdiction strategy we advise on:
- Greece (Golden Visa + Non-Dom) — EU residency anchor, Mediterranean lifestyle asset, tax regime for foreign income. €400,000–€800,000 real estate investment.
- Switzerland (principal or secondary residence) — institutional wealth management base, Zurich or Geneva lifestyle, Swiss banking relationships. Coordinated with the Greek position through the bilateral double taxation treaty.
- UAE or Monaco (tax base) — for clients whose primary income is not European and who want a zero-tax jurisdiction for their operating income or investment returns.
INVéSTIA Properties acts as the Greece and Switzerland specialist layer within this strategy, coordinating with the client's UAE or Monaco-based advisors. We do not pretend to be experts in every jurisdiction — we are the Mediterranean and Swiss anchor, and we introduce trusted specialist partners for other jurisdictions where required.
The most common and most expensive mistake newly wealthy individuals make is acquiring real estate in a jurisdiction they find beautiful before thinking through the legal, tax, and structural implications of that ownership. A villa in Crete, an apartment in Monaco, and a house in Dubai all have profoundly different ownership structures, tax exposures, inheritance implications, and residency consequences.
INVéSTIA Properties advises first-time international investors to resolve four questions in order — before choosing a specific property:
- What is the primary purpose? Lifestyle use, residency status, income generation, capital appreciation, or tax regime access — the answer determines the right jurisdiction and structure entirely.
- What is the holding structure? Personal ownership, SPV, HoldCo, or trust — each has different tax, succession, and liability implications across jurisdictions.
- What happens on exit? Capital gains tax, inheritance tax, and transfer restrictions vary enormously. Greece has no capital gains tax on real estate sales by individuals (under most conditions). Monaco has no inheritance tax between direct descendants. These facts should drive structure decisions from the start.
- Who coordinates the whole picture? You need a single advisor who understands the interaction between your jurisdictions — not four separate local advisors who each optimise their own piece without knowing what the others are doing.
INVéSTIA Properties' Pre-Acquisition Investment Readiness package addresses all four questions before any purchase commitment is made. It is the most valuable service we offer relative to its cost.
For individual sellers, Greek law provides a general capital gains tax exemption on real estate sales — no capital gains tax is payable on the profit from selling a property, provided the seller has owned the asset for more than 5 years. For properties held less than 5 years, a 15% capital gains tax applies on the profit.
This makes Greece one of the most tax-efficient real estate exit jurisdictions in Europe — particularly relevant for investors acquiring development land or assets with significant appreciation potential. This exemption does not apply to companies or professional dealers in real estate, and specific circumstances may vary. Always verify with independent Greek tax counsel before structuring any sale.
We advise on the structural aspects of succession — how ownership should be structured from the outset to facilitate the intended outcome at generational transfer. We do not provide legal advice, but we introduce the conversation, identify the key questions, and coordinate with specialist estate planning lawyers in Greece and Switzerland.
Key facts for Greek real estate inheritance:
- Greece imposes inheritance tax on Greek-sited real estate — rates vary from 1% to 40% depending on the relationship between deceased and beneficiary and the value of the estate
- Spouses and children (Category A heirs) receive a tax-free threshold of €150,000 each before inheritance tax applies
- Holding real estate through a properly structured company or trust can alter the inheritance tax treatment — this is a primary reason many family offices hold Greek property through a Cypriot or Luxembourg holding structure
- Greek real estate owned by a non-Greek-resident deceased person may also be subject to inheritance tax in the deceased's country of domicile — double taxation treaties apply
These are exactly the questions that should be asked before acquisition, not after. INVéSTIA Properties raises them at the outset of every mandate.
INVéSTIA Properties' approach to legacy real estate is shaped by a fundamental distinction most brokers miss: there is a profound difference between a property that is a good financial investment and a property that will anchor a family's identity and presence in a place across generations.
For UHNW families, the most significant real estate decisions are rarely the highest-yielding ones. They are the ones that create the gravitational centre of a family's life — the place where generations gather, where children inherit not just an asset but a relationship with a landscape and a culture. Crete has more of these assets, at more accessible prices, with deeper cultural meaning, than almost any comparable Mediterranean location.
INVéSTIA Properties advises clients on both dimensions: the financial and structural soundness of the asset, and its suitability as a generational anchor. These are different questions, and we ask both before recommending anything.
Yes. A growing number of UHNW clients with Greek real estate positions are interested in connecting their Mediterranean investment with a meaningful philanthropic or cultural legacy contribution — endowing a local institution, supporting archaeological conservation, funding cultural events, or establishing a foundation connected to their Cretan estate.
INVéSTIA Properties facilitates these connections through our cultural and diplomatic network — introducing clients to the relevant Greek cultural institutions, local foundation structures, and — where appropriate — international organisations active in Mediterranean heritage conservation. Maria Kokkinou's background in cultural diplomacy and her direct relationships with Greek cultural and political networks make this a genuine capability, not a listed service without substance.
We operate in two modes, agreed at the outset of the engagement:
- Exclusive buyer's agent — full fiduciary representation. We act solely in your interest: sourcing, qualifying, negotiating, and coordinating the transaction from search to keys. No split loyalty, no seller commissions.
- Advisory & concierge — you retain control of decisions while we act as your strategic intelligence layer: curating off-market opportunities, briefing you on each asset, and coordinating your legal and financial advisors.
Most private clients begin with advisory and transition to exclusive agency once a target asset is identified.
Greece · Crete Our primary and deepest market — villas, legacy estates, hospitality assets, land with development potential, and Golden Visa-qualifying properties across Crete and the broader Greek market.
Switzerland · Zurich Residential and investment property for international relocators, particularly in the Zurich, Lake Geneva, and Zug areas. Many of our clients hold property in both jurisdictions as part of a structured lifestyle and residency strategy.
This is a core distinction of working with INVéSTIA Properties. The majority of assets we bring to clients — particularly in Crete — never reach public portals. Access comes through longstanding relationships with local landowners, legal offices, developers, and estate principals who prefer a quiet, vetted process over open-market exposure.
Yes. While we do not practice law, we manage the full due diligence process: title searches, encumbrance checks, forestry and planning classification, ENFIA tax verification, and notarial coordination. We work with an independent network of Greek and Swiss legal professionals selected for discretion and technical depth.
Fees are agreed in writing before any work begins, in a clear engagement letter. In exclusive buyer agency mandates, we charge the buyer directly — ensuring there is no conflict with a seller's agent. Advisory mandates are structured on retainer or milestone basis depending on scope and complexity.
We can introduce you to vetted banking and private financing partners in both Greece and Switzerland who specialise in non-resident and cross-border transactions. We do not provide financial advice directly, but ensure the parties coordinating your financing understand the asset and transaction structure.
It depends entirely on how defined your mandate is at the outset. For clients with a clear brief — budget, location, asset type — we typically present a curated shortlist within 2 to 4 weeks. For clients using us in advisory mode to refine their strategy, the search phase may run longer. Closing a transaction in Greece typically takes 6 to 12 weeks from offer acceptance, depending on title complexity and notarial availability.
Yes. For serious buyers, INVéSTIA Properties organises structured viewing itineraries in Crete and across Greece — typically 2 to 4 days, covering pre-selected properties matched to your brief. We handle logistics, accompany you to each viewing, and provide real-time advisory throughout. This service is available to clients under a formal buyer mandate.
Greece's Golden Visa grants a five-year renewable EU residency permit to non-EU nationals investing in qualifying real estate. Current investment thresholds:
- €800,000 — Athens, Thessaloniki, Mykonos, Santorini, and select Attica municipalities
- €400,000 — most other regions, including large parts of Crete
- €250,000 — commercial-to-residential conversions and listed buildings (select categories)
Crete remains one of the most strategically attractive markets, combining genuine lifestyle value with sound investment fundamentals.
- Eligibility assessment and jurisdiction comparison
- Qualifying property sourcing matched to your threshold and goals
- Legal and notarial coordination with independent Greek attorneys
- Tax registration (AFM), Greek bank account support, and AMKA facilitation
- Application preparation and submission with our partnered immigration lawyers
- Permit renewal tracking and post-acquisition property management
Yes. The Golden Visa covers the principal investor's spouse or civil partner, dependent children up to 21 years (extendable to 24 in education), and dependent parents of both spouses. Each family member receives an individual permit tied to the primary investor's.
Introduced in 2019, Greece's Non-Dom regime allows qualifying individuals to pay a flat annual lump sum of €100,000 on all foreign-source income, regardless of amount. A minimum real estate investment of €500,000 is required to qualify via property. INVéSTIA Properties sources qualifying assets and coordinates with independent tax advisors for the regime application.
No. Unlike most EU residency-by-investment programmes, Greece's Golden Visa has no minimum physical presence requirement. You may maintain the permit while residing primarily in another country — making it one of the most flexible residency instruments available to non-EU nationals.
No — not while you wish to maintain the permit. The qualifying investment must be held for the full duration of each 5-year permit cycle. If you sell the property before renewal, the permit lapses. You may sell after obtaining Greek citizenship (which requires 7 years of tax residency), as citizenship is then independent of the investment. If you intend to sell eventually, financial investment routes — such as fund units or government bonds — may offer more flexibility than real estate.
Yes, but only if each co-owner's share meets the applicable threshold independently. A property worth €800,000 jointly owned 50/50 by two individuals gives each a share of €400,000 — which qualifies for Zone B but not Zone A. Two unrelated investors cannot pool their investment in a single property to jointly qualify unless each individually meets the relevant threshold. INVéSTIA Properties structures co-ownership arrangements carefully to avoid this trap.
Our buyer network spans ultra-high-net-worth individuals, family offices, Golden Visa applicants, lifestyle buyers, and institutional investors — primarily from Northern and Central Europe, the Middle East, and Southeast Asia. We reach audiences that standard Greek portals and local agencies do not, through direct relationship outreach, not mass advertising.
- Professional valuation and comparative market analysis
- Architectural photography, drone footage, and 3D virtual tour coordination
- Confidential off-market placement with pre-qualified buyers
- Targeted private outreach to our curated buyer network
- Negotiation management and legal coordination through to closing
- Multilingual marketing materials where required
Yes — and for many of our sellers, this is the preferred approach. Off-market placement protects your privacy, prevents price anchoring from prolonged portal exposure, and ensures only genuinely qualified buyers see your asset. We can move from mandate signing to qualified buyer presentations within days for the right properties.
We are selective by design. We focus on assets where our network and positioning create genuine value: luxury residences and villas, boutique hotels and hospitality assets, development land, historic and heritage properties, and income-generating commercial real estate.
If a property is not suited to our buyer base, we will say so upfront. Taking on an unmatchable mandate helps neither party.
We conduct a comparative market analysis drawing on recent comparable transactions, current off-market supply in the area, buyer demand signals from our network, and — where relevant — income capitalisation analysis for yield-generating assets. We present a recommended price range with a reasoned basis, not a number designed to win the mandate. Overpricing costs sellers time and negotiating position.
Yes — this is standard for most of our seller clients. We handle all viewings, negotiations, and transaction coordination locally. A Greek notary and your independent legal representative manage the closing documentation. You may grant power of attorney to your Greek lawyer to sign on your behalf at closing if attending in person is not possible.
We function as a dedicated real estate intelligence partner — not a transactional broker. For family offices wanting Mediterranean or Swiss exposure without building internal property capability, we cover the complete investment lifecycle:
- Sourcing — off-market origination aligned to the family's mandate and values
- Due diligence — legal, planning, and title review coordinated with your existing advisors
- Structuring guidance — SPV, HoldCo, and Golden Visa / Non-Dom coordination with independent legal and tax counsel
- Asset management — post-acquisition oversight, income optimisation, and estate maintenance
- Exit strategy — disposition timing, buyer sourcing, and negotiation management
Heritage assets — historic Cretan estates, stone manor houses, agricultural land with cultural designation — require a fundamentally different approach from standard real estate. We understand planning sensitivities, EU heritage funding frameworks, and the cultural due diligence required to assess long-term value preservation.
Many of our off-market relationships exist precisely because sellers of legacy assets need a buyer who understands the asset's meaning, not simply its price. We identify and introduce those buyers.
Yes — this is a prerequisite we take seriously. We are built to slot into your existing advisory structure, not replace it. We produce deal-ready packages — property briefs, due diligence summaries, legal coordination notes — formatted to integrate directly with your internal IC process and external counsel. We adapt to your reporting cadence and compliance requirements.
Yes. We work with private banks, multi-family offices, and independent asset managers on a referred-client basis. Engagements can be structured with separate engagement letters, full fee transparency, and disclosure frameworks that satisfy your compliance requirements. We do not accept undisclosed referral fees.
Yes. INVéSTIA Properties offers dedicated art consultancy services for investment-grade collections: acquisition guidance, independent valuation coordination, secure storage management, and private exhibition organisation. For UHNW clients, we integrate art and collection advisory with real estate to deliver coherent management across property, art, fine wine, and luxury vehicles.
Primary: Greece · Crete Switzerland · Zurich
Advisory: We also provide comparative analysis across Mediterranean residency and investment jurisdictions — Cyprus, Malta, and Portugal — for clients evaluating multiple programmes simultaneously. We do not push a single jurisdiction; we assess what best fits the family's objectives.
We work with real estate funds, venture capital groups with real asset mandates, private equity co-investors, sovereign-aligned investment entities, and family offices pursuing co-investment. We actively seek JV partners for specific development opportunities in our pipeline across Crete and the broader Greek market.
Yes. For vetted institutional partners, we provide structured deal packages including: asset summary and provenance, market context and comparable transactions, valuation benchmarks, planning status and entitlement risk, legal encumbrance summary, and indicative financial return scenarios. Deals are presented exclusively to one partner at a time to preserve negotiating integrity.
Active pipeline assets available for co-investment discussion (under NDA) include:
- Boutique hotel development, Chania old town, Crete
- Seafront land parcel, Georgioupolis — 73,750 sqm development site
- Athens Riviera residential plot
- Branded hospitality development opportunities (international licensing partnerships)
Yes. We have active relationships with international hotel licensing companies and experience coordinating branded hospitality development in Greece — including licensing structures, local planning authority engagement, and development management. Particularly relevant for funds with a tourism or hospitality-sector mandate in Southern Europe.
For fund-level and institutional mandates we focus on transactions from €3M upward. Smaller transactions are considered where they form part of a portfolio relationship or strategic market entry. Our off-market network regularly reaches assets well above €20M — particularly in the hospitality and land development categories.
All institutional briefings are provided under mutual NDA before any asset information is shared. We do not disclose investor identities, deal parameters, or counterparty names to any third party without explicit written consent. Our GDPR-compliant KYC process ensures all client and transaction data is handled securely and in full regulatory compliance.
Yes — this is one of INVéSTIA Properties' most active and strategic verticals. We provide a comprehensive suite of professional services for hotel development companies operating in Greece and specifically in Crete:
- Site identification and acquisition — sourcing development land or existing hospitality assets matched to your brand standard and guest profile, entirely off-market
- Feasibility and market positioning advisory — demand analysis, competitive benchmarking, and product positioning for new developments before a single euro is committed
- International hotel brand licensing — active collaboration with International Hotel Licensing Company S.à r.l. for Marriott-branded and other internationally licensed hotel development in Crete and mainland Greece
- Planning and permitting coordination — navigation of EOT (Greek National Tourism Organisation) classification, building permit process, and environmental impact assessment requirements
- Construction and fit-out oversight — project management from groundbreaking through FF&E and pre-opening, with local contractor networks across Crete
- Operator and management company introductions — connecting development clients with qualified hotel management companies, revenue management specialists, and asset managers
- Investment structuring and capital introduction — for developments requiring equity co-investment or debt financing, INVéSTIA Properties coordinates with family offices, funds, and private lenders within our network
INVéSTIA Properties provides end-to-end professional advisory for new development projects — from raw land acquisition through completed asset. Our project management services are structured across five phases:
- Phase 1 — Site and concept: land identification, title verification, preliminary planning assessment, concept validation, and initial financial modelling. We tell you whether a site works before you buy it.
- Phase 2 — Planning and approvals: coordination of architect selection, building permit submission, EOT classification applications, environmental studies, and municipal approvals. We manage the Greek bureaucratic process so you do not have to.
- Phase 3 — Procurement and construction oversight: contractor tendering and selection, contract review, on-site progress monitoring, quality inspection, budget tracking, and change order management. Regular written reports to ownership throughout.
- Phase 4 — FF&E and pre-opening: interior design coordination, furniture and equipment procurement, soft furnishing specifications, technology installation coordination, and pre-opening operational readiness review.
- Phase 5 — Asset hand-over and management transition: snagging process, operator transition support, ongoing asset management, and performance monitoring post-opening.
INVéSTIA Properties acts as the owner's representative throughout — the single accountable point of contact between the development owner and every contractor, consultant, and authority involved in the project.
This is specifically the value we provide. Development owners based in Northern Europe, the Gulf, or Switzerland engage INVéSTIA Properties precisely because they need a qualified, accountable representative on the ground in Crete or mainland Greece who can act with genuine authority — not just report on events after they happen.
We attend all site meetings, review all contractor submissions, coordinate with all authorities, and escalate material decisions to ownership with our own recommendation — so you are always making an informed choice, never a blind one. Monthly development reports, photographic records, budget variance analysis, and direct access to the lead advisory team are standard.
Yes. EOT (Greek National Tourism Organisation) classification is a mandatory prerequisite for operating any hotel or tourist accommodation in Greece. The classification determines the star rating, operational standards, and the legal framework under which the property may be let.
INVéSTIA Properties coordinates the classification application in full — from pre-application audit of design specifications against EOT requirements, through documentation preparation, authority submissions, and inspection coordination. We have navigated this process for boutique hotels, aparthotels, and villa complexes across Crete. For branded hotel developments, we align EOT classification requirements with international brand standards from the outset of design — preventing costly redesigns later.
INVéSTIA Properties has partnered with Synaedge — the exclusive EMEA service and hosting provider for the Vaidio AI Vision Platform by Aicuda Technology. Vaidio is a multi-award-winning AI video analytics system (recognised by the Security Industry Association and the U.S. Department of Defense) deployed across tens of thousands of cameras globally in government, hospitality, healthcare, and logistics.
We bring this capability to private estates, boutique hotels, and commercial properties in Greece and the Mediterranean.
- Real-time intrusion detection and perimeter breach alerts
- Facial recognition for access control, watchlists, and forensic search
- Person search by clothing colour, physical attributes, or uploaded photograph
- Crowd behaviour analysis and personal safety detection (falls, collapses, medical emergencies)
- Business intelligence analytics — footfall, occupancy, dwell time, and visitor flow
- ERP, HRM, and building management system integration via REST API
- Licence plate recognition and vehicle access management
The platform is ideal for: luxury private villas and estates requiring perimeter security; boutique hotels and hospitality developments needing operational security and BI analytics; family office-owned commercial properties; marinas, ports, and mixed-use developments; and businesses requiring AI-driven surveillance integrated into existing infrastructure — without managing the technical complexity themselves.
Three deployment models are available:
- Edge appliance — hardware installed on-site, video processed locally, remotely managed by Synaedge. No exposure to third-party cloud infrastructure. Preferred for properties with sovereignty or privacy requirements.
- Cloud subscription — streams analysed in Synaedge's certified European data centres, with flexible local or cloud storage.
- Hybrid — local edge processing with cloud-based managed services for updates, diagnostics, and remote configuration.
Yes. Synaedge operates its own certified European data centres — directly interconnected, with no routing through third-party hyperscalers or US-based cloud providers. All solutions are architecturally designed for GDPR compliance from the ground up. Particularly relevant for clients in regulated industries or high-sensitivity environments.
Yes. Synaedge offers an optional 24/7 Security Operations Centre that monitors live alerts, verifies alarms in real time to minimise false positives, coordinates emergency response, and manages access control events. Well suited to hospitality assets, large estates without in-house security staff, and multi-site portfolios requiring centralised oversight.
The AFM (Αριθμός Φορολογικού Μητρώου) is Greece's nine-digit tax identification number — issued once, valid for life, and mandatory for virtually every financial and legal transaction in Greece. Without an AFM, you cannot:
- Purchase or rent property in Greece
- Open a Greek bank account
- Sign any contract or notarial deed
- Apply for the Golden Visa or any residency permit
- Register a vehicle, obtain a driving licence, or connect utilities
- File Greek tax returns or receive income in Greece
Foreigners — including non-residents who do not live in Greece — can obtain an AFM. Having an AFM does not automatically make you a Greek tax resident. INVéSTIA Properties coordinates the AFM registration process for non-resident clients entirely remotely, through power of attorney.
A Greek tax representative (φορολογικός αντιπρόσωπος) is an individual or firm appointed to act as your official correspondent with the Greek Independent Authority for Public Revenue (AADE) — receiving notices, filing declarations, and managing your TaxisNet account on your behalf.
Tax representation is mandatory in most cases for:
- Non-EU nationals applying for an AFM from abroad
- Golden Visa holders who are not Greek tax residents
- Digital Nomad Visa holders during their permit period
- Non-resident property owners with ENFIA and rental income obligations
- Foreign companies with assets or activities in Greece
INVéSTIA Properties coordinates tax representation through our network of AADE-registered Greek tax professionals. The service is available as a standalone package through our services e-shop or as part of a broader Golden Visa or relocation mandate.
Yes. The AFM process for non-residents can be completed entirely remotely. You will need to provide:
- Valid passport (notarised copy)
- Foreign tax identification number
- Contact details and address outside Greece
- Marriage certificate if applicable (apostilled, with certified Greek translation)
- A power of attorney authorising INVéSTIA Properties or our partnered tax representative to act on your behalf — this must be signed at your nearest Greek consulate or before a local notary
Once the power of attorney is in place, INVéSTIA Properties submits the application electronically via AADE's online platform. The AFM is typically issued within 2 to 5 business days. Your TaxisNet credentials are then set up and handed over to you securely.
The Greek Non-Dom regime (introduced 2019, extended and refined 2023–2024) allows qualifying individuals who transfer their tax residency to Greece to pay a flat annual lump sum of €100,000 on all global foreign-source income — regardless of the actual amount earned. Key features:
- Duration: up to 15 years from election year
- Each additional eligible family member: €20,000 per year
- Minimum investment required: €500,000 in Greek real estate, shares, or government bonds
- Applicant must not have been a Greek tax resident in at least 7 of the past 8 years
- Must establish actual Greek tax residency (183+ days per year in Greece)
- All foreign-source income — dividends, capital gains, rental income abroad, business profits — covered by the flat sum
INVéSTIA Properties sources qualifying assets for Non-Dom applicants and coordinates the regime election process with independent Greek tax advisors and the relevant AADE tax office. The Non-Dom regime can be pursued simultaneously with the Golden Visa for qualifying investors.
Separate from the Non-Dom regime, Greece offers a 50% income tax reduction for employees and self-employed individuals who transfer their tax residency to Greece (Law 4825/2021, Article 5A). This is one of the most competitive professional relocation tax incentives in Europe.
- Applies to 50% of Greek-source employment and business income — the exempt half is not taxed at all
- Duration: 7 years from the year of election
- Applicant must not have been a Greek tax resident in at least 5 of the past 6 years
- Must commit to residing in Greece for at least 2 years
- Available to both Greek nationals returning from abroad and foreign nationals relocating to Greece
- Particularly powerful for digital nomads, remote workers, and consultants earning over €40,000 annually
Foreign retirees who transfer their tax residency to Greece can pay a flat 7% annual tax on all foreign pension income — regardless of amount — under Greece's pensioner incentive scheme. Qualifying conditions:
- Must be a citizen of a country with a double taxation agreement with Greece
- Must not have been a Greek tax resident for at least 5 of the past 6 years
- Must establish Greek tax residency (183+ days per year)
- Valid for 15 years
Greece currently has double taxation agreements with over 60 countries — including the UK, Germany, France, the Netherlands, Switzerland, the USA, Canada, and Australia. INVéSTIA Properties coordinates the pensioner regime election alongside property acquisition and relocation support for qualifying clients.
INVéSTIA Properties provides a complete residency coordination service — covering not only the property investment required for the Golden Visa, but every administrative, tax, and legal step of establishing your residency status in Greece:
- AFM registration — Greek tax number obtained remotely through our partnered tax representatives
- Greek bank account opening — coordination with Greek banking institutions for non-resident account setup
- AMKA social security number — required for access to Greek healthcare; coordinated as part of relocation packages
- Tax regime election — Non-Dom, 50% professional reduction, or pensioner regime coordinated with independent tax counsel
- Golden Visa application — end-to-end from investment selection through permit issuance
- Ongoing tax representation — annual ENFIA filings, TaxisNet management, and correspondence with AADE
- Property management — post-acquisition maintenance, rental income coordination, and compliance
Most clients engage INVéSTIA Properties as their single point of coordination across all these steps — reducing the complexity of dealing with multiple specialist service providers in an unfamiliar system.
Yes, in most cases. Non-resident owners of Greek property are subject to ENFIA (annual property tax) and must file a Greek income tax return if they receive any Greek-source income — including rental income, capital gains from property sales, or dividend income from Greek companies. Tax returns are filed annually via TaxisNet.
INVéSTIA Properties coordinates ongoing annual filing obligations for non-resident property owners as part of our Essential Property Management service and through our tax representation network. This is also available as a standalone annual service through our e-shop.
Greece offers one of the broadest menus of legal residency pathways in the EU. The main routes for non-EU nationals in 2026 are:
- Golden Visa — residency by investment (€250k–€800k); zero minimum stay; full family coverage; 5-year renewable permit. The dominant route for investors.
- Digital Nomad Visa / Residence Permit — for remote workers earning at least €3,500/month net from non-Greek employers; 1-year visa extendable to a 2-year residence permit. Important: since Law 5275/2026 (February 2026), the 2-year residence permit can no longer be applied for from within Greece as a tourist — a consular Type D visa must be obtained first.
- Financially Independent Person (FIP) Permit — for individuals with passive income (dividends, pensions, investments) of at least €3,500/month net; 3-year permit; 183-day minimum stay per year required.
- Non-Dom investment residency — for UHNW individuals who invest €500,000 in Greece and elect the flat-tax regime.
- Employment permit — for those with a job offer from a Greek employer; tied to the specific employer.
- Spousal / family reunification permit — for family members of Greek citizens or existing permit holders.
INVéSTIA Properties advises clients on the most suitable route for their specific profile — income structure, family composition, tax situation, and lifestyle goals — before any application is initiated.
The Greek Digital Nomad Visa is a Type D national visa allowing non-EU remote workers to live in Greece for up to 12 months while working for employers or clients based outside Greece. Requirements:
- Minimum net monthly income: €3,500 (single); €4,200 with a spouse; €4,830 with spouse and one child
- Must work exclusively for non-Greek employers or clients — local employment is prohibited
- Valid health insurance covering Greece
- Clean criminal record
- Proof of accommodation in Greece
Key 2026 update — Law 5275/2026 (February 2026): The option to apply for the 2-year Digital Nomad residence permit from within Greece as a tourist has been abolished. All new applicants must obtain a Type D Digital Nomad Visa from a Greek consulate or embassy in their country of residence before entering Greece. The government application fee is €1,000 plus €16 for the permit card.
Yes — Crete relocation is a core specialisation of INVéSTIA Properties, not a side service. Maria Kokkinou, CEO, is based between Crete and Switzerland and has deep personal and professional roots in the island. Our relocation service for Crete covers:
- Property search and acquisition — villas, houses, and apartments in Chania, Rethymno, Heraklion, and Lasithi prefectures
- School and education advisory — international schools, private Greek schools, and homeschooling networks in Crete
- Healthcare registration — AMKA, local GP and specialist networks, and private health insurance coordination
- Banking setup — Greek bank account opening for non-residents
- AFM and tax representation coordination
- Driver's licence conversion and vehicle registration
- Utilities connection — electricity (HEDNO/DEDDIE), water, gas, and internet setup
- Lifestyle integration — local community introductions, expat networks, and cultural orientation
Greek tax residency is triggered when you spend 183 or more days per year in Greece, or when Greece becomes your centre of vital interests (family, business, home). As a Greek tax resident:
- Your worldwide income is subject to Greek taxation (progressive rates up to 44% on income above €40,000)
- You may elect the Non-Dom regime (€100,000 flat annual tax on all foreign income — valid 15 years) if you meet the investment and non-residency history criteria
- You may elect the 50% professional income reduction (valid 7 years) if you are an employee or self-employed and meet the transfer criteria
- You may elect the 7% pensioner flat tax if you receive foreign pension income and meet treaty and history criteria
- You must file an annual Greek income tax return via TaxisNet
Tax regime election must be carefully timed and coordinated with your home country's tax system to avoid double exposure. INVéSTIA Properties coordinates this with independent qualified tax advisors in Greece and in your country of origin.
A Greek bank account is required for the Golden Visa investment wire transfer, for ongoing ENFIA and utility payments, and for receiving rental income from Greek properties. As a non-resident, you will need:
- Valid passport
- Greek AFM tax number
- Proof of address in your country of residence
- Source of funds documentation (for larger accounts)
- In some cases, an in-person visit to the Greek bank branch — or a properly apostilled power of attorney
INVéSTIA Properties facilitates the account opening process with partnered Greek banking institutions as part of the Golden Visa coordination or relocation service. For clients who cannot visit Greece, we explore remote account opening options available through specific banks and digital banking providers operating in Greece.
The FIP permit (also known as the "passive income" or "financially independent" residence permit) is designed for non-EU nationals who can support themselves in Greece from passive or foreign-source income without working locally. It is the most popular route for retirees and UHNW individuals who want to live in Greece without a real estate investment of Golden Visa scale.
- Minimum income: €3,500/month net from non-Greek sources (pensions, dividends, rental income abroad, investment returns)
- Additional: €20% for a spouse, €15% per child
- Permit validity: 3 years, renewable
- Minimum stay: 183 days per year in Greece (unlike the Golden Visa, physical presence is required)
- No local employment permitted
The FIP permit is often combined with the 7% pensioner tax regime or the Non-Dom regime, depending on the income profile. INVéSTIA Properties coordinates the property search, income documentation, and permit application process for FIP clients as a bundled relocation service.
Crete is increasingly recognised as one of Europe's top remote work destinations — and one that remains dramatically underexplored compared to the Aegean islands or Athens. The practical case:
- Fibre broadband available in all major towns (Chania, Rethymno, Heraklion, Agios Nikolaos) and expanding to coastal villages
- Direct international flights to major European hubs year-round from Heraklion and Chania airports
- Cost of living 30–50% lower than Athens or comparable Western European cities
- Long tourist season (April–November) with a genuine year-round local community
- Growing co-working infrastructure in Chania and Heraklion
- Access to all Greek residency permit categories — including the Digital Nomad Visa and Golden Visa
- INVéSTIA Properties' deepest operational market — we know every neighbourhood, school, and GP surgery
The INVéSTIA Properties services e-shop is an online platform where clients can purchase structured consultancy packages, advisory sessions, and due diligence reports directly — without the need for a preliminary call or lengthy onboarding. Packages are priced transparently, scoped clearly, and delivered within agreed timelines.
It is designed for clients who know what they need and want to move efficiently — particularly useful for legal professionals, financial advisors, accountants, and investors conducting preliminary research on behalf of their own clients.
The services e-shop at investiaprop.com/services-e-shop offers structured, fixed-price advisory packages across all of INVéSTIA Properties' service areas. Current packages include:
- AFM Registration Package — Remote Greek tax number (AFM) registration for non-residents, including power of attorney coordination, AADE submission, TaxisNet account setup, and credential handover. Delivered within 3–5 business days once PoA is in place.
- Tax Representation Annual Service — Ongoing representation with Greek tax authorities (AADE/TaxisNet) for non-resident property owners or Golden Visa holders; includes ENFIA filing coordination and legislative change notifications.
- Golden Visa Eligibility Assessment — Written evaluation of all qualifying investment routes (real estate zones, financial instruments, startup investment), family coverage, applicable thresholds, and recommended approach based on your specific profile. Delivered within 5 business days.
- Non-Dom & Tax Regime Briefing — Detailed written analysis comparing the Non-Dom flat-tax regime (€100k/year), the 50% professional income reduction, and the 7% pensioner regime — tailored to your income structure, nationality, and residency history. Includes double taxation treaty overview for your country.
- Property Due Diligence Report — Preliminary due diligence summary for a specific Greek property: title ownership verification, encumbrance and mortgage check, planning and zoning classification, ENFIA status, and forestry/coastal zone flags. Based on publicly available registry data. Delivered within 5–7 business days.
- Market Valuation Briefing — Indicative market value range for a specified property or asset type in a defined Greek location, based on comparable recent transactions and current market conditions. Not a formal certified valuation.
- Relocation to Greece Package — Essential — Written step-by-step guide to relocating to Greece or Crete: residency permit selection, AFM and AMKA registration, bank account setup, healthcare registration, school and education options, utility connection, and lifestyle integration overview.
- Relocation to Greece Package — Premium — Everything in Essential, plus a 60-minute video consultation with Maria Kokkinou, CEO, personalised recommendation of neighbourhoods and property types matched to your lifestyle brief, and introduction to our vetted local service network in Crete.
- Digital Nomad Visa Advisory Session — 45-minute structured consultation covering Digital Nomad Visa eligibility (including 2026 Law 5275/2026 changes), income documentation requirements, application process, and tax implications for your specific nationality and income structure.
- 1-hour Strategic Advisory Session — Direct video consultation with Maria Kokkinou, CEO, on any defined topic within INVéSTIA Properties' expertise: investment strategy, Golden Visa, tax residency, development projects, or AI security. Includes written summary of key points and recommendations delivered within 48 hours.
- Foreign Direct Investment Briefing — Written overview of Greek FDI incentive frameworks (Development Law 4887/2022, EU Cohesion Funds, NSRF grants), sector-specific regulatory context, and introduction to the applicable application process for a defined sector and investment size.
- AI Security Needs Assessment — Scoped written report on Vaidio AI Vision Platform deployment options relevant to your specific property type or business sector, including recommended configuration, deployment model (edge/cloud/hybrid), estimated scope, and next steps for a full technical proposal from Synaedge.
Select your package from the e-shop, complete the secure online checkout, and you will receive a confirmation email with a brief intake questionnaire. Once your questionnaire is returned, INVéSTIA Properties begins work. Turnaround times are specified on each package — typically 3 to 7 business days for written reports, and within 5 business days for session bookings.
Yes — they are fixed in scope and price, but personalised in content. Each package begins with an intake form that captures your specific circumstances, location preferences, investment profile, or property details. The deliverable is written specifically for you — not a generic template.
If your situation is complex or falls outside the scope of a standard package, INVéSTIA Properties will contact you within 24 hours of purchase to discuss a bespoke engagement instead.
Yes. A significant share of e-shop clients are legal and financial professionals conducting preliminary research on behalf of their own clients. Packages can be purchased in your name or your firm's name, and the intake questionnaire allows you to specify that the analysis relates to a third-party client. Discretion is standard.
The e-shop accepts all major credit and debit cards (Visa, Mastercard, American Express) and bank transfer for packages above a certain value. All transactions are processed securely through Squarespace's payment gateway. Invoices are issued automatically upon payment completion.
INVéSTIA Properties does not bill by the hour. All engagements are structured as one of three transparent models:
- Fixed-price advisory packages — purchased through the e-shop with a defined scope, deliverable, and price agreed before any work begins
- Transaction mandates — a commission or success fee agreed as a percentage of transaction value, documented in the engagement letter before INVéSTIA Properties commences work
- Retainer agreements — a monthly fixed fee for ongoing advisory, property management, or institutional representation, agreed in advance and reviewed periodically
This is deliberate. Hourly billing misaligns incentives — it rewards time spent rather than outcomes delivered. INVéSTIA Properties' compensation is always tied to the quality and success of the work, not the clock. All fee structures are disclosed in writing before any engagement begins. INVéSTIA Properties does not accept undisclosed referral fees from third parties.
Because packages involve bespoke research and advisory work that begins immediately upon intake, refunds are not available once work has commenced. If you are unsure whether a package fits your needs, contact INVéSTIA Properties before purchasing — we will advise you honestly on whether a standard package or a custom engagement is more appropriate for your situation.
An e-shop package is scoped, fixed-price, and self-contained — ideal for a specific question or a defined piece of research. A full advisory mandate is an open-ended, relationship-based engagement where INVéSTIA Properties acts as your ongoing representative or advisor across a transaction or portfolio.
Many clients begin with an e-shop package — a Golden Visa assessment or a market briefing — and then engage INVéSTIA Properties on a full mandate once they have clarity on direction. The e-shop is the efficient entry point; the mandate is the full partnership.
Each written report package includes one follow-up email exchange to clarify the content of the report — included in the package price. Advisory sessions include a written summary of key points discussed, delivered within 48 hours of the session. Extended follow-up or ongoing support is available as a separate engagement.
- Routine maintenance coordination via our vetted contractor network
- Security and concierge service integration, including AI surveillance where required
- Rental management and income optimisation for investment properties
- Annual property inspections with written condition reports
- ENFIA tax and utility bill management
- Renovation, refurbishment, and fit-out project management
- Emergency response coordination for tenanted or guest-occupied properties
This is one of our most-used services. Many clients are based in Northern Europe, Switzerland, or the Middle East. We act as your local representative — providing regular condition updates, managing all contractor relationships, handling administrative obligations, and ensuring your property is maintained to the standard you expect, regardless of how rarely you visit.
Yes. For properties with tourist accommodation licensing, we coordinate listing management, professional cleaning and turnover, guest relations, pricing strategy, and income reporting. We work with established rental platforms and advise on licensing requirements and tax obligations for tourist accommodation under Greek law.
We offer Essential and Premium management packages, structured on a monthly retainer basis. Additional service fees apply for project-based work such as renovations or major repairs. Full package details and pricing are provided on request and formalised in your service agreement before work commences.
Yes. Project management for renovations — from minor refurbishment to full restoration of heritage properties — is a dedicated INVéSTIA Properties service. We source and manage licensed contractors, oversee quality and timeline, coordinate permit applications where required, and report progress at agreed intervals with photographic records and budget variance summaries.
Many of our non-resident clients have undertaken substantial projects — including full traditional stone house restorations in Crete and boutique hotel fit-outs — entirely remotely, with INVéSTIA Properties acting as the owner's representative on the ground throughout. We do not subcontract this responsibility; the lead advisory team remains your direct point of contact from day one to hand-over.
Yes. Premium management clients have access to INVéSTIA Properties' emergency response line for urgent property issues — burst pipes, storm damage, break-in, power failure — outside normal office hours. We coordinate immediate contractor response, document the incident, liaise with your insurer if required, and keep you informed throughout. This is particularly valued by clients whose properties are occupied by rental guests or tenants during their absence.