Spent 15 days at my own cave house here and covered just about every corner of the island — more to follow.
Edit: Venetian Castle of Emporio Δωματιο μεσα στο Ενετικό Καστέλι Εμπορείου : https://maps.app.goo.gl/9nHonvfcRYoYGvdZ7?g_st=ic
More details about Emporio:
Spent 15 days at my own cave house here and covered just about every corner of the island — more to follow.
More details about Emporio here
https://www.santorinisecrets.com/places/emporio/
TL;DR — applied Feb 2025, biometrics done Mar 2025, status has been frozen on “under examination” for 18 months, and my lawyer has just… stopped talking to me. Trying to figure out what I can do on my own from outside Greece.
I don’t even know where to start except to say I’m stuck. Submitted my Investor’s Permanent Residence Permit application through Athens back in February 2025, did biometrics at the end of March, and since then — nothing. The portal still just says “the request has been received and is under examination”. 18 months of that exact same line.
I could live with a slow process — I know Greece has a backlog. What I can’t live with is that my lawyer has basically gone silent on me. Emails, calls, texts — nothing back that actually tells me what’s going on with my file.
So I’m here asking the people who’ve actually been through this:
*Is 18 months genuinely long even by Greek standards, or is this just how it is right now?
*Does “under examination” mean anything’s happening, or is it just what the portal always says regardless of progress?
*Is there a way to contact the Athens migration authority directly myself, without going through a lawyer?
*Is there an actual complaint process if a lawyer stops responding to a client?
*Has anyone swapped lawyers mid-application? Was it a nightmare or fairly painless?
*Any chance there’s something missing from my file that nobody’s told me about?
Basically — if you were me, what would you actually do first? I’m outside Greece right now, so I’m hoping there’s something I can do remotely before I have to think about flying over or finding new representation.
Any specific contacts, portals, or escalation paths that have worked for you would mean a lot.
TL;DR — applied Feb 2025, biometrics done Mar 2025, status has been frozen on “under examination” for 18 months, and my lawyer has just… stopped talking to me. Trying to figure out what I can do on my own from outside Greece.
I don’t even know where to start except to say I’m stuck. Submitted my Investor’s Permanent Residence Permit application through Athens back in February 2025, did biometrics at the end of March, and since then — nothing. The portal still just says “the request has been received and is under examination”. 18 months of that exact same line.
I could live with a slow process — I know Greece has a backlog. What I can’t live with is that my lawyer has basically gone silent on me. Emails, calls, texts — nothing back that actually tells me what’s going on with my file.
So I’m here asking the people who’ve actually been through this:
*Is 18 months genuinely long even by Greek standards, or is this just how it is right now?
*Does “under examination” mean anything’s happening, or *is it just what the portal always says regardless of progress?
*Is there a way to contact the Athens migration authority directly myself, without going through a lawyer?
*Is there an actual complaint process if a lawyer stops responding to a client?
* Has anyone swapped lawyers mid-application? Was it a nightmare or fairly painless?
*Any chance there’s something missing from my file that nobody’s told me about?
Basically — if you were me, what would you actually do first? I’m outside Greece right now, so I’m hoping there’s something I can do remotely before I have to think about flying over or finding new representation.
Any specific contacts, portals, or escalation paths that have worked for you would mean a lot.
If you’re planning Santorini and want to experience a village where everyday life still happens, I wanted to share Emporio. It’s one of the island’s largest villages, and it still runs on its own rhythm — church bells instead of tour buses, laundry drying over the alleys, friends playing backgammon outside the local café
Emporio also has its own quiet attractions worth a wander: the ruins of the old Kasteli castle, and a cluster of windmills on the hilltop that make for a peaceful, uncrowded sunset spot.
We restored a cave house here (built around 1940) that we rent out — named after my 6-year-old son. Kept the original curved walls and vaulted ceilings, added AC, decent wifi (~50Mbps, fine for remote work), a kitchenette, and the basics.
A few practical notes if you’re considering Emporio as a base:
*Bakeries, cafés, and a mini market are all a couple minutes’ walk
*Bus stop 5 min away, with direct routes to Fira and Perissa
*By car: ~10 min to Perissa’s black-sand beach, Akrotiri, and Pyrgos; ~25 min to the airport or Fira
One thing guests always mention: arrival is easier than they expect. From the nearest public parking, it’s just a 3-minute, mostly flat walk to the house — manageable even with luggage. We also send a short video beforehand showing exactly how to get from the parking area to the door, so nobody’s wandering the alleys trying to find it.
If you want to check it out: Ryan’s Cave on Airbnb
Happy to answer questions about the area, transport, or beaches if anyone’s planning a trip. And if you’ve stayed in Santorini before, curious where — always interested in how people split their time between the busier spots and the quieter ones.
I’ve stayed around Santorini a few times and wanted to mention Emporio for anyone planning a trip and looking for something different from Oia or Fira.
Emporio is on the south side of the island and one of the larger traditional villages. The highlight is the Kastelli — a medieval fortified village within the village, with maze-like alleyways, low arched passages, and houses built into each other as a defensive structure.
It has the same whitewashed aesthetic you’d expect from Santorini, but the layout and atmosphere feel far more raw and lived-in than the curated streets of Oia or Fira.
What I like about it:
*It feels more local and residential than Oia or Fira — actual people live here year-round.
*There are family-run cafes, bakeries, and tavernas scattered around the village, nothing fancy.
*Perissa Beach and Vlychada Beach are both a short drive or bus ride away.
*Bus connections are decent, so you can get around the island without renting a car.
*The hill above the village has old windmills, a hilltop church, and open views toward the southern coastline.
It’s not the place to stay if you want caldera views right outside your door, and nightlife is minimal compared to Fira. But if you want a quieter base and a more authentic side of Santorini, it’s worth considering.
I want to take my little one to this drag race. Has anyone been to this before? Is it cool to watch?
I also want to join the race with my old BMW 420i 2018 model. Should I do it or it will be embarrassing among the beasts that will be racing also can my 6 yo be passenger?