1. Documents & procedure

Uncertainty about the exact list of documents required, translations, certifications, and how applications are assessed by different authorities.

2. Processing time & delays

Concerns about long waiting periods, lack of clear timelines, and unpredictable administrative backlogs.

3. Right to work

Golden Visa and Financially Independent permits do not grant access to the Greek labour market, which many applicants only realize at a late stage.

4. Tax residency & global income

Confusion about when someone becomes a Greek tax resident and the consequences for worldwide income and reporting obligations.

5. Total cost beyond the investment

Applicants often underestimate legal fees, notary costs, translations, health insurance, registration fees, and ongoing maintenance or property taxes.

6. Renewals & ongoing compliance

Residence permits must be renewed periodically, and the original eligibility conditions must continue to be met.

7. Physical presence & practical residence

Uncertainty about how much time one can or should spend in Greece without triggering unintended tax or administrative consequences.

8. Property market risks

Fear of overpaying for property due to high demand linked to Golden Visa applications.

9. Contract drafting & how expenses are presented (critical point)

Special attention is required to how the purchase contract — or construction/works contract — is drafted, and how related costs are documented and presented.
For Golden Visa in particular, the way the investment amount is structured, allocated, and evidenced (including construction or renovation expenses where applicable) can determine whether the applicant actually qualifies.
Poorly drafted contracts or unclear breakdowns of costs can jeopardize eligibility, even if the total amount paid is sufficient.