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For most of our clients, a Greek property purchase is never an isolated decision. It sits alongside a residency plan, a tax position and often a wider family structure. We align the timing of the purchase with all three, working directly with the advisers who own each piece.
Acquiring exceptional property in Greece is, for many of our clients, the physical anchor of a broader plan — an international lifestyle, an asset allocation decision, and often a specific tax or residency strategy already being developed by their own advisers. Pelagos exists to make sure the property side of that plan is timed and structured correctly, in step with everything else.
We are not a tax practice, a law firm or an immigration specialist, and we do not attempt to be. What we bring is Greek-specific, on-the-ground execution — working to instructions set by a client's existing lawyers, tax advisers and family office trustees, rather than around them.
Greece's Article 5A regime is designed for individuals transferring their personal tax residence to Greece, replacing progressive tax on foreign-sourced income with a flat, predictable structure.
Article 5A carries specific eligibility conditions, disclosure obligations and interactions with double-taxation treaties that vary by individual circumstance. This is precisely the kind of detail we would never represent definitively ourselves — it should always be confirmed directly with a qualified Greek tax adviser as part of any decision, and we are glad to make that introduction.
A separate regime offers a flat 7% tax rate on foreign-sourced pension and annuity income for new Greek tax residents who qualify, available for up to fifteen consecutive years — a meaningful position for retirees whose pension income is currently taxed at higher marginal rates elsewhere. Qualification depends on prior tax residency history and a specific election window tied to the tax year, so timing matters. We cover this regime in more detail, alongside the wider practicalities of retiring to Greece, on our dedicated guide.
Where residency is pursued through property investment rather than a tax election alone, the Golden Visa remains the primary route for non-EU buyers. Investment thresholds are tiered by region and property type, and — as with the tax regimes above — have been revised more than once in recent years, so we always confirm the current figures with a qualified immigration adviser before a client relies on them. As they currently stand:
Residency granted under the Golden Visa covers the principal applicant, spouse or civil partner, children under 21, and both sets of parents, and carries no minimum physical stay requirement to maintain or renew the permit — though, as above, the current detail of family eligibility and renewal terms should always be confirmed with a qualified immigration adviser given how often the rules are revised. Where a client is pursuing both a Golden Visa and an Article 5A election, we structure the acquisition with both sets of requirements in mind from the outset, since a single well-chosen property can often satisfy both.
We do not replace a family office's legal, tax or trustee team — we execute on their instructions while managing everything on the ground in Greece. In practice, that typically means:
Every client's residency requirements, tax position and family structure are different, and the right sequencing depends entirely on those specifics. The most useful starting point is a direct, private conversation about timing, location preference and how your existing advisory team is already structured — not a generic outline of the rules.
No forms, no obligation. Every enquiry is held under the same non-disclosure standard we apply to all client relationships.
Start the Discovery ProgrammeIs Pelagos a tax or immigration law firm?
No. We are a buyer's advisory and private office, not a tax practice or law firm, and we do not file elections, returns or residency applications ourselves. What we do is align the timing and structure of a property acquisition with the regime a client's own lawyers and tax advisers are pursuing, and coordinate closely with that team throughout.
What is Article 5A and how does it relate to a property purchase?
Article 5A is a Greek tax election for individuals transferring their tax residence to Greece, under which qualifying foreign-sourced income is taxed at a flat €100,000 per year rather than at progressive rates, available for up to fifteen years. It carries a separate €500,000 qualifying investment requirement, which a Greek property purchase can be structured to satisfy. Eligibility, timing and the interaction with a client's existing structures should always be confirmed with a qualified Greek tax adviser.
Is the 7% pensioner tax regime the same as Article 5A?
No — they are separate regimes for different circumstances. Article 5A is aimed at individuals with broader foreign-sourced income who are transferring tax residence to Greece. The separate pensioner regime offers a flat 7% rate specifically on foreign pension and annuity income, for up to fifteen years. We cover the pensioner regime in more detail on our retiring to Greece guide.
Do these tax regimes require me to buy property in a specific area?
Not necessarily — Article 5A's €500,000 investment requirement can be met through Greek real estate, securities or business equity, and is separate from the Golden Visa's own regional investment tiers. Where a client is pursuing both a tax election and a Golden Visa, we structure the acquisition with both requirements in mind from the outset, since a single, well-chosen property can often satisfy both.
Can you work directly with our existing lawyers and trustees?
Yes — this is our preferred way of working, and it is how most of our residency and tax-related engagements run. We execute on the ground in Greece, on instruction from a client's own legal, tax and trustee team, rather than positioning ourselves as a replacement for any part of that structure.