The human track
Paid advice, from someone qualified to give it.
Free consultations are sales calls paid for by a commission you never see — these are not free, which is what lets the answer be no.
Why this is worth paying for
Greece qualifies at €250,000. You will be quoted more.
What you are quoted
€280,000
A price seen in the market
A typical quote on a conversion or restoration property marketed to golden-visa buyers.
What actually qualifies
€250,000
The statutory threshold
Art. 100(2)(c) and (d). The statutory threshold. A property at this figure earns the identical permit.
The difference
€30,000
Paid by you, earned by the seller
It buys you nothing. The permit, the timeline and the renewal are identical either way.
Nobody earning it has a reason to mention it.
Ten clients a year
€300,000
Ten clients at €30,000, and not one of them told the threshold was €250,000.
Identical either way
- ·The same five-year permit, renewable
- ·No minimum stay, under Art. 100(4)
- ·Spouse, children under 21 and both sets of parents
- ·The same Schengen travel
The catch, stated
- —Works complete before filing, and after 5 April 2024
- —Once per property
- —Single property, and not a business seat
- —No short-term letting: revocation plus a €50,000 fine
Get one wrong and the permit is refused. Nobody earning the €30,000 has a reason to walk you through them.
€250,000 is the statutory threshold, checked 2026-09-12: Law 5038/2023 Art. 100(2)(c) and (d) as amended by Art. 64 of Law 5100/2024; Ministry of Migration Circular 1/21.04.2026, which is the operative guidance on the €250,000 categories and the once-per-property rule. €280,000 is a price seen in the market, not a figure from the legislation and not the practice of any named firm. Confirm any route with Greek counsel before committing to it.
Assets Under Management Model
Nothing up front
1% annual fee to manage the portfolio
- Everything in Completion — the $10,000 work, at no charge
- The programme run end to end, to the permit
- Portfolio managed alongside it
- Financial planning included
- Ongoing — you can leave whenever you like
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The same work the $10,000 fee buys — route selection, the financing modelled, the agent appointed and managed, the application run to the permit — and none of it charged for. The portfolio moves into management at 1% of the portfolio a year, and that is what pays for it. It suits someone who wants the money looked after anyway and would rather not write a separate cheque for the residency on top. You are not locked in: the arrangement ends when you say so.
Nothing is charged here. A management arrangement starts with a conversation, not a card.
Fee Based Model
$10,000
Paid once. Nothing recurring
- The programme run end to end, to the permit
- Licensed agent appointed and managed for you
- Your portfolio stays exactly where it is
- No management relationship, no ongoing fee
- No clock on it — fourteen months costs what four does
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Paid once, with no management relationship and nothing recurring. For somebody who wants the programme dealt with and their money left exactly where it is. If you would rather do the work yourself, the build track is free and does not run out.
Completion — $10,000
- ·Everything in the Assessment Call
- ·Route selection — every threshold that applies to you, and the ones that do not
- ·Financing strategy — cash against borrowed, modelled on your own numbers
- ·Portfolio construction, sized to the facility and to the fall it has to survive
- ·The all-in cost of each route, with the commission shown separately
- ·The whole of it written down, and reworked as things move
- ·The licensed agent or immigration counsel selected, appointed and managed for you
- ·Documents listed, chased and checked before they go anywhere
- ·The financing run in parallel with the application, not after it
- ·A single point of contact through to the permit being issued
- ·Programme changes tracked while your file is open, and the route revisited if one lands
- —Not included: Acting as the licensed agent. Several programmes require a local one by law, and I appoint and manage them rather than replace them
- —Not included: Government charges, agent fees, legal fees and due diligence costs, which are paid to the people who levy them
- —Not included: Discretionary management, or any decision taken on your behalf
- —Not included: Any guarantee of approval. No one can give you that, and anyone who does is selling something
- —Not included: An open-ended wait on your side. Where documents I have asked you for are outstanding beyond sixty days the engagement pauses, and picks up again when they arrive
Payment is taken by PayPal. Card details are entered in their window and never reach this site.
Assessment Call
$100
30 minutes, one to one
- Which programmes you actually qualify for
- Whether to borrow against the portfolio or sell
- Whether a cheaper visa gets you the same thing
- An honest no, where the answer is no
- Credited against either of the above
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Half an hour to work out whether any of this is worth doing, and which of the two above fits, before committing to either. Credited against whichever you go on to choose within thirty days.
Assessment Call — $100
- ·Thirty minutes, one to one
- ·Golden visa against a non-contributory long-term visa, for your position
- ·Which programmes you actually qualify for, and which you do not
- ·Whether financing beats paying cash in your case
- ·An honest answer where the answer is that none of this suits you
- —Not included: A written summary — the call is the deliverable, and the time goes on answering you
- —Not included: A written plan, projections or introductions — that is Completion
Payment is taken by PayPal. Card details are entered in their window and never reach this site.
The Assessment Call fee is credited against Completion if you commission it within thirty days. You are not paying twice for the same half hour.
Where the money goes
The advice is already in the price.
A free consultation is paid for by somebody, and Grenada publishes exactly how much: up to $40,000 of the $270,000 you pay is agent commission.
Grenada · National Transformation Fund
$35,000
Agent commission, up to — 15% of what you pay
| You are quoted | $235,000 |
|---|---|
| Reaches the government | $200,000 |
US$200,000 is the OECS floor every Eastern Caribbean programme agreed from 1 July 2024. The headline is US$235,000. The difference is the agent allocation, and it is the answer to why the price is 235 and not 200.
Checked 2026-09-11. IMA Grenada Circular No. 3 of 2024, issued 3 July 2024, and the IMA fee table at imagrenada.gd; OECS Memorandum of Agreement for the US$200,000 floor.
Grenada · Approved real estate
$40,000
Agent commission, up to — 15% of what you pay
| You are quoted | $270,000 |
|---|---|
| Reaches the developer escrow | $230,000 |
US$270,000 goes into the developer escrow, and up to US$40,000 of it is agent commission. The US$50,000 government fee is charged on top, which is the part the market most often leaves out.
Checked 2026-09-11. IMA Grenada Circular No. 3 of 2024, with effect from 1 July 2024; the US$50,000 government fee attaches to the real-estate route only.
Against the most this desk charges
3×
The commission on one Grenada application, against the $10,100 the call and the completion tier come to together.
That is not an accusation of overcharging — the allocation is in the programme’s own published price. It is what it does to the advice: an adviser paid out of the figure you approve has one answer that costs them $35,000, and it is “this does not suit you.”
Charging for the work is what makes that answer affordable. It is the whole reason there is a price on this page.
I am not paid by any programme to recommend it. Where an authorised firm pays a retrocession on a facility or a custody relationship, that is disclosed to you in writing before you engage them, and it does not vary by which programme you choose — which is the distinction that matters, because it is the only kind of payment that cannot bias the recommendation.
What you get for it
Three columns, and one of them costs nothing today.
The call says whether this is worth doing at all. Completion is me doing it. Managed is Completion with the fee taken from the portfolio rather than from you. If you would rather do it yourself, the build track is free.
Assessment call
Completion
Managed
What it costs
Assessment call
$100, once
Completion
$10,000, once
Managed
Nothing up front, then 1% a year
Time with an adviser
Assessment call
30 minutes
Completion
Until the permit is issued
Managed
Until the permit is issued, then ongoing
Written deliverable
Assessment call
Summary of the call
Completion
The route, the financing and the portfolio, written and reworked as the file moves
Managed
The same document, plus a standing view of the portfolio
Route selection
Assessment call
Discussed
Completion
Written, and revisited if a programme changes mid-file
Managed
Written, and revisited for as long as you are a client
Cash against financed
Assessment call
Discussed in principle
Completion
Modelled, and the facility arranged alongside the application
Managed
Modelled, arranged, and reviewed as rates move
Portfolio structure
Assessment call
—
Completion
Sized, and reviewed once the money has moved
Managed
Built and managed on an ongoing basis
Who approaches the agent
Assessment call
—
Completion
I do. Appointed and managed on your behalf
Managed
I do. Appointed and managed on your behalf
Who runs the application
Assessment call
—
Completion
Me, with the licensed agent the programme requires
Managed
Me, with the licensed agent the programme requires
Turnaround
Assessment call
Same week
Completion
As long as the programme takes, at no extra charge
Managed
As long as the programme takes, at no extra charge
Who you are paying
Luke D. Coupe
CISI Level 7 Chartered Wealth Manager, independent and tied to no programme or bank — where the typical golden visa consultant holds no investment qualification at all.
This desk
5
Postgraduate qualifications in finance and law
- MSc Wealth Management, CISI Level 7 (RDR)CISI, United Kingdom
- MSc Global FinanceCity, University of London
- Postgraduate Diploma, Financial PlanningUniversity of the Free State
- Postgraduate Diploma, Investment Analysis & Portfolio ManagementUNISA
- LLB, Bachelor of LawsUNISA
A typical consultant
0
Required, and rarely held
Advising on the visa application itself generally is not a regulated activity, which is how most of this market operates with no qualifications at all.
That is the comparison this fee is asking you to make.
Before you pay
The questions people actually ask
Mostly some version of why this costs anything when everyone else is free.
- Why does this cost anything when everyone else is free?
- Because a free consultation is paid for by somebody, and in this industry it is usually the programme, through a commission you never see. That commission is what makes the answer always yes. Charging for the half hour is what lets the answer be no.
- What if you tell me not to do it?
- Then you have saved several hundred thousand and the fee was the cheapest money you spent this year. It happens more than you would expect — most often where someone wants a passport for a reason a residence permit already solves.
- Do I pay twice if I commission Completion afterwards?
- No. The call fee is credited against Completion if you commission it within thirty days.
- How long do I have you for?
- Not a number of months. Completion runs until the permit is issued, whether that takes four months or fourteen, at the same fee — so the programme’s timetable is my problem rather than a renewal you have to remember. The one thing that stops the clock is you: where documents I have asked for are outstanding beyond sixty days it pauses, and picks up when they arrive.
- Can you not just file the application yourself?
- Not everywhere, and not because I would rather not. Malta requires a licensed agent by law and every Caribbean citizenship programme requires a government-approved one. What Completion buys is that I choose that agent, appoint them, manage them and chase them — which is the part people get wrong on their own. Where a programme does allow it, less of the work goes through a third party, but the fee does not change.
- Is this discretionary management?
- No. Nothing is managed on your behalf and no decision is taken for you. The assets stay in your name at the bank you appoint, and the firms that execute are the regulated parties in those relationships.
- Are you regulated?
- I am a CISI Level 7 Chartered Wealth Manager and I work as an independent introducer to authorised firms. The firms that execute — the private banks, the fund managers, the immigration lawyers — are the regulated parties in those relationships. I am not paid by any programme to recommend it.
- What do you need from me beforehand?
- Nothing. Turn up and talk. If you have already built a specification on the free track, send it over and we will start from there instead of from a blank page.
What happens
Four steps. Stop after any of them.
Pay, talk, get it in writing — and commission Completion only if the call says there is something worth doing.
- 2 minPay and pick a slotCheckout, then choose a time that works. No form to fill in first.
- 30 minThe callYour position, what qualifies, and whether financing beats paying cash for you specifically.
- 2 daysWritten summaryWhat was discussed and what to do next, in writing, so you are not relying on memory.
- If you want itCompletionCommission it and I run the application through to the permit — and the call fee comes off.
Not sure it is worth $100 yet?
Build the specification on the free track first — it takes a few minutes and will tell you whether there is a decision here worth paying to discuss.
Try the free track