Your Golden Visa home can't be rented out short term, and the permit doesn't require you to live in it, so most of the year it sits empty. Yanis checks it every month and sends you the photos on WhatsApp.
Your membership covers one visit a month. Snagging, repairs, bills and admin are quoted first and only go ahead with your approval.
Once a month Yanis lets himself in, works through the 12-point checklist and sends you the photos on WhatsApp.
When your home needs more than the monthly visit, Yanis quotes it first. Nothing goes ahead without your approval.
Since 2024, properties used for the Greek Golden Visa cannot be let on Airbnb, Booking.com or any short-term platform. Breaking the rule can bring a €50,000 fine and the loss of your residence permit. The permit also has no minimum stay, so many owners visit a few weeks a year, or not at all.
In Attica, the minimum investment is €800,000 for a single home of at least 120 m². That's a high-value property closed for months, often in a new building still settling in, or an older one with shared pipes, roofs and drains.
Yanis never lists, lets or sublets your home. No guests, no rental turnover, no strangers with keys.
Leaks, humidity and blocked balcony drains are spotted on the monthly visit, not months later.
Charges, meeting notices and developer emails arrive in Greek. Yanis can handle them for you.
Every repair, delivery and meter reading needs someone with keys on site.
Tell Yanis about your home and when you visit. If it's a good match, he'll arrange a brief intro call.
Yanis collects the keys, or arranges collection if you're abroad, walks through the home and adds your personal checks to the list.
Yanis visits once a month, works through the checklist and sends you photos on WhatsApp.
You get a clear quote first. Nothing goes ahead until you approve it.
Yanis spent 15 years living in London while owning a home in Athens. He knows what it's like to own a home you rarely see, so he built the service he could never find.
He is the sole keyholder for every member home and personally does every visit. You deal with him directly on WhatsApp, in English.
Having Yanis look after our holiday home in Athens has changed how we experience it. No more stress, no more holiday time spent fixing things, no more waiting for contractors who don't show up, and someone who can check it after storms or if anything happens. I can't imagine why anyone who owns a holiday home in Athens wouldn't choose this service!
Home Watch Athens, Founder Yanis takes personal commitment to the next level. Trustworthy, Attention to detail, and goes way beyond for every aspect. Highly recommended for anyone who has a second home in Athens.
Yanis looks after a limited number of homes, so every one gets his personal attention. That's why membership starts with a short application.
Not short term. Properties used for the Greek Golden Visa cannot be let on Airbnb, Booking.com or any other short-term platform, and breaking the rule can bring a €50,000 fine and the loss of your residence permit. Long-term leases are allowed.
Home Watch Athens doesn't manage rentals. Yanis looks after homes that stay empty or are used by you and your family. For advice on your permit, speak to your lawyer.
The Greek Golden Visa has no minimum stay requirement, which is why so many Golden Visa homes sit empty for most of the year. Please confirm your own situation with your lawyer.
Membership is one monthly fee for the monthly visit with a photo report on WhatsApp. Yanis confirms it after your application, once he knows where your home is and what it needs. It is billed monthly and you can cancel anytime.
Anything else, including admin, repairs and snagging, is quoted separately and only goes ahead once you approve it.
Yes, as a member service. Yanis can attend the handover, record defects with photos, follow up with the developer for you and coordinate any post-completion work. It's quoted first and only goes ahead with your approval.
Many Greek home insurance policies include a vacancy clause that may limit cover if a home is left unattended for more than 30 consecutive days. Every visit is dated and photographed, giving you a documented record of attendance. Your insurer or broker can confirm what your own policy requires.
Yanis Zisis, the founder, is the sole keyholder for every member home. Keys are stored securely and never labelled with identifiable property details. They are released to third parties only with your written authorisation, and when someone needs access, Yanis attends in person and supervises the work.
In the highly unlikely event of a key loss, Home Watch Athens replaces your locks at its own expense.
Yanis covers all of Athens and the whole Attica region, with members in the Athenian Riviera (Ellinikon, Glyfada, Vouliagmeni, Voula), Kifisia, Politeia, Ekali and Athens city centre.
From new builds in Ellinikon to seafront homes on the Athenian Riviera.
Tell Yanis about your home and when you visit. He replies to every application within 24 hours, and if it's a good match, he'll arrange a brief intro call.
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