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.
Assessment Call
$100
30 minutes
Half an hour to answer the question you actually have. Whether a golden visa is the right instrument at all, or whether a long-term visa with no capital contribution gets you the same place for nothing. You leave with a direction, not a brochure.
- ·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 the Private Client tier
Payment is taken by Paystack. Card details are entered on their page and never reach this site.
Private Client
$2,500 / $5,000
Six months or Twelve months
Which route, and then everything that follows from it. The difference between what qualifies and what you get sold is where the money goes, and nobody paid out of that spread will point it out. This is the engagement that gets it right: the plan, the financing, the portfolio, and me on the end of a phone while it happens. Six or twelve months — most applications run past six.
- ·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
- ·Portfolio management across the holding period
- ·Calls and email throughout the term
- ·Introductions to the networks that execute — lenders, fund managers, counsel
- ·The written plan, one week from payment, reworked as things move
- —Not included: Discretionary management, or any decision taken on your behalf
- —Not included: The application itself, which is lodged by the immigration counsel you appoint
- —Not included: Automatic renewal — the term ends unless you choose to continue
Payment is taken by Paystack. Card details are entered on their page and never reach this site.
The Assessment Call fee is credited against the Private Client fee if you go on to commission one 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
7×
The commission on one Grenada application, against the $5,100 the call and the private client 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
Thirty minutes, or six months.
The call answers whether this is worth doing at all; the plan is the document and me alongside it until you lodge.
Assessment Call — $100
Private Client — $2,500 / $5,000
Time with an adviser
Assessment Call — $100
30 minutes
Private Client — $2,500 / $5,000
Six months of it
Written deliverable
Assessment Call — $100
Summary of the call
Private Client — $2,500 / $5,000
The plan, one week from payment, reworked as things change
Route selection
Assessment Call — $100
Discussed
Private Client — $2,500 / $5,000
Written, every threshold that applies to you, revisited as they move
Cash against financed
Assessment Call — $100
Discussed in principle
Private Client — $2,500 / $5,000
Modelled, then compared across actual lenders
Portfolio structure
Assessment Call — $100
—
Private Client — $2,500 / $5,000
Sized, with the drawn ratio that survives a fall
Introductions to authorised firms
Assessment Call — $100
—
Private Client — $2,500 / $5,000
Private-bank desks, fund managers, immigration counsel
Turnaround
Assessment Call — $100
Same week
Private Client — $2,500 / $5,000
One week, then six months alongside you
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
- 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 want the plan afterwards?
- No. The call fee is credited against the Private Client fee if you commission one within thirty days.
- How long does the access actually last?
- Until the application is lodged. The plan is written in the first few weeks; the rest is for everything after it — a bank asking for something nobody mentioned, a threshold moving, a fund closing to new subscriptions. It runs to twelve months at the outside, because a milestone you control is not an open-ended one on my side. It does not renew on its own and nothing is charged again unless you decide to extend.
- 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 the plan only if the call says there is one worth having.
- 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 itThe planCommission the Implementation Plan — the document, and me alongside it until you lodge — 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