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. Home Watch Athens gives it one trusted person in Athens - monthly checks, photo reports on WhatsApp and the admin handled while you're away.
A free 15-minute Zoom with Yanis. No pressure.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 is a large, high-value property closed for months - often in a new building still settling in, or an older one with shared pipes, roofs and drains.
Leaks, humidity and blocked balcony drains build up for months in a closed home before anyone notices.
Greek policies may limit cover if a home is unattended for more than 30 days without proof of attendance.
Common charges, meeting notices and developer emails arrive in Greek, often when you are not there to answer.
Every repair, delivery and meter reading needs someone with keys on site.
One membership, one person, one point of contact in Athens.
A 45-minute visit every month following a 12-point checklist, with a photo report on WhatsApp after every visit.
Property check services in AthensEmails and calls with your building management company, developer and contractors are included in your membership.
Property management in AthensSnagging lists, follow-up with the developer and repairs by vetted local trades - supervised on site and approved by you first.
Maintenance & contractor oversightUtility payments, insurance renewal tracking and representation at building meetings, available as member services and quoted separately.
Bills, admin & building representationYanis Zisis spent 15 years as an overseas property owner in London. He knows what it feels like to own a home in Athens you rarely see, so he built the service he could never find.
He is the sole keyholder for every member home and personally conducts every visit. You deal with him directly on WhatsApp, in English.
One person. Direct WhatsApp access. Always the same person who was there last time.
Your keys stay with one trusted person. No subcontractors, no third-party access without your approval.
Timestamped photo reports after every visit. You see exactly what was checked.
Learn more about Yanis and Home Watch Athens →
Home Watch Athens looks after homes that stay yours - no guests, no rental turnover, no strangers with keys. That is exactly how a Golden Visa home has to be used.
We never list, let or sublet your home. It is watched, not rented.
Every visit is dated and photographed - a record of responsible ownership for your insurer and your own peace of mind.
Pre-arrival cleaning, a stocked fridge and airport transfer coordination can be added for your visits, quoted separately.
From €70/month incl. 24% Greek Tax · billed monthly · cancel anytime
One monthly visit and the admin in between. Anything else your home needs is quoted separately, and nothing goes ahead without your approval.
Communication and emails with third parties on your behalf - your building management company, your developer and other contractors.
A 15-minute Zoom with Yanis to talk about your home, when you visit and what it needs.
Yanis collects the keys, or arranges collection if you are abroad, walks through the property and adds your personal checks to the standard list.
Yanis visits, works through the checklist and sends you photos on WhatsApp.
You get a clear quote first. Nothing goes ahead until you approve it.
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 does not manage rentals - our service is for 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 starts from €70 per month incl. 24% Greek Tax, billed monthly, and you can cancel anytime. It covers a monthly visit with a photo report on WhatsApp and the admin in between. Anything else is quoted separately and only goes ahead once you approve it.
Yes. Yanis can attend the handover, record defects with photos, follow up with the developer on your behalf and coordinate any post-completion work, all with your approval. Emails and calls with your developer are included in the membership.
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.
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, we arrange the immediate replacement of your locks at our expense.
We cover Athens and the wider Attica region, including central Athens, the Athens Riviera (Faliro, Elliniko, Glyfada, Voula, Vouliagmeni, Varkiza) and the northern suburbs (Kifisia, Ekali, Psychiko, Filothei, Marousi, Chalandri, Nea Erithrea). If your home is elsewhere in Attica, get in touch to check availability.
Tell Yanis about your property and when you visit. From €70/month incl. 24% Greek Tax, billed monthly, cancel anytime.
A free 15-minute Zoom with Yanis. No pressure.Copyright © 2026 HomeWatchAthens.com – All Rights Reserved.
