Greece Golden Visa Cost 2026: Every Fee Explained
Planning to obtain the Greece Golden Visa? Understanding the complete cost picture before you commit is essential. The headline investment figure is only part of the story — government fees, legal costs, property taxes, and ongoing expenses add up significantly. This guide breaks down every euro you should budget for in 2026.
Quick answer: Budget a minimum of €400,000–€800,000 for the qualifying investment (depending on location zone), plus approximately €25,000–€60,000 in fees and taxes on top of the investment itself.- What Is the Minimum Property Investment?
- What Are the Property Transaction Costs?
- What Are the Golden Visa Application Fees?
- Total Cost Examples by Zone
- What Are the Ongoing Annual Costs?
- How Does Greece Compare to Other Golden Visa Programmes?
Greece Golden Visa Cost 2026: Full Expense Breakdown
Planning a Greece Golden Visa application in 2026? The total cost extends well beyond the property purchase price. Between government fees, legal charges, property taxes, and ongoing maintenance, investors need a clear picture of every expense before committing capital.
This guide from Mirabello Consultancy provides the most detailed cost breakdown available for the Greece Golden Visa programme, covering all three investment zones and every fee category you will encounter.
Property Investment Thresholds by Zone
Since September 2024, Greece operates a three-zone pricing system for Golden Visa qualifying real estate. The zone you choose determines both your minimum investment and the type of property available.
| Zone | Min. Property Price | Coverage | Property Type |
|---|---|---|---|
| Zone A | €800,000 | Athens, Thessaloniki, Mykonos, Santorini, large islands | Residential (single property, min 120 sqm new-build) |
| Zone B | €400,000 | Rest of mainland, Crete, smaller islands, Peloponnese | Residential (single property, min 120 sqm new-build) |
| Zone C | €250,000 | Any zone — conversion/heritage only | Commercial-to-residential or heritage restoration |
Complete Cost Breakdown: Zone by Zone
Zone A — Athens/Thessaloniki/Major Islands (€800,000 property)
| Cost Category | Percentage/Amount | Estimated Cost |
|---|---|---|
| Property purchase | — | €800,000 |
| Property transfer tax | 3.09% | €24,720 |
| Legal fees | 1–2% | €8,000–€16,000 |
| Notary fees | 1–1.5% | €8,000–€12,000 |
| Land registry | 0.5–0.7% | €4,000–€5,600 |
| Golden Visa application fee | €2,000/adult | €2,000–€6,000 |
| Power of attorney | Flat | €300–€500 |
| Greek tax number (AFM) | Agent fee | €200–€500 |
| Total Estimated Cost | — | €847,220–€860,600 |
Zone B — Rest of Greece (€400,000 property)
Using the same fee percentages, a Zone B investment at the minimum €400,000 threshold would cost approximately:
- Property: €400,000
- Transfer tax (3.09%): €12,360
- Legal fees (1.5%): €6,000
- Notary fees (1.25%): €5,000
- Land registry (0.6%): €2,400
- Application + admin fees: €3,000–€7,000
- Total: approximately €428,760–€432,760
Zone C — Conversion Route (€250,000 property)
The conversion route at €250,000 has the lowest property price but carries additional renovation costs:
- Property: €250,000
- Transfer tax (3.09%): €7,725
- Legal fees: €3,000–€5,000
- Notary + registry: €4,500–€6,000
- Renovation/conversion costs: €30,000–€80,000+ (varies significantly)
- Application + admin: €3,000–€7,000
- Total: approximately €298,225–€355,725
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Ongoing Annual Costs
Your costs do not end at purchase. Budget for these recurring expenses:
| Expense | Typical Range | Notes |
|---|---|---|
| ENFIA property tax | €200–€3,000+ | Based on size, location, age of property |
| Property management | €1,200–€3,600 | If using a management company |
| Building insurance | €300–€800 | Covers structure and contents |
| Community charges (apartments) | €600–€2,400 | Shared building maintenance |
| Utilities (if occupied) | €1,200–€3,000 | Electricity, water, internet |
New-Build vs Resale: Tax Differences
An important cost distinction exists between new-build and resale properties:
- Resale properties: Subject to 3.09% property transfer tax on the declared purchase price
- New-build properties: May be subject to 24% VAT instead of transfer tax when purchased directly from a developer. This significantly increases the upfront cost and should be factored into your budget
Always verify the applicable tax regime with your legal adviser before signing any purchase agreement.
Hidden Costs to Watch For
Beyond the standard fees, several costs can catch investors by surprise:
- Currency exchange: If converting from USD, GBP, or AED to EUR, exchange rate fluctuations can add or subtract thousands. Consider using a specialist FX provider rather than your bank
- Property survey: Structural surveys cost €500–€1,500 but can save you from purchasing a property with hidden defects
- Energy performance certificate: Required by law, typically €200–€500
- Permit renewal: Every 5 years when renewing your Golden Visa, expect administrative costs of €1,000–€2,000
- Translation and apostille: All foreign documents need certified Greek translation (€50–€100 per page)
Cost Comparison: Greece vs Other European Programmes
| Programme | Min. Investment | Est. Total Cost | Asset Retained? |
|---|---|---|---|
| Greece Zone B | €400,000 | ~€430,000 | Yes (property) |
| Portugal | €250,000 | ~€280,000 | Varies by route |
| Malta MPRP | €68K–€98K/yr | ~€150,000 (5yr) | No (rental) |
| Greece Zone A | €800,000 | ~€860,000 | Yes (property) |
Greece's Zone B offers a strong middle ground — significant property ownership in a desirable EU country at a reasonable total cost. For investors who want the lowest entry point, Portugal remains competitive, though it no longer allows real estate as a qualifying investment.
Frequently Asked Questions
What is the total cost of a Greece Golden Visa in 2026?
Total costs range from approximately €285,000 (Zone C conversion) to €860,000+ (Zone A Athens). This includes property price, transfer tax (3.09%), legal fees (1–2%), notary (1–1.5%), and government application fees (€2,000 per adult).
What are the annual costs of maintaining a Greece Golden Visa?
Annual costs include ENFIA property tax (€200–€3,000+), property management (€1,200–€3,600 if not self-managed), insurance (€300–€800), and community charges for apartments (€600–€2,400).
Is there a property transfer tax for Greece Golden Visa?
Yes. Property transfer tax is 3.09% of the declared purchase price for resale properties. New-build properties from developers may carry 24% VAT instead.
How much are legal fees for Greece Golden Visa?
Legal fees typically range from 1% to 2% of the property price, with a minimum of approximately €3,000–€5,000.
What is the cheapest way to get a Greece Golden Visa?
The most affordable route is a Zone C commercial-to-residential conversion at €250,000. Zone B at €400,000 is the most practical option for standard residential property.
Plan Your Greece Golden Visa with Mirabello
Mirabello Consultancy provides complete cost analysis, property sourcing, and application management for the Greece Golden Visa. With over 350 Golden Visa cases processed and a 99% approval rate, our Zurich and Dubai teams ensure you invest wisely and efficiently. Contact us for a personalised cost projection based on your specific situation.
Ready to Start Your Journey?
Book your free consultation with Mirabello Consultancy.
The most commonly overlooked costs are the property transfer tax (3.09%), ongoing ENFIA property tax, mandatory health insurance, and property management fees if you do not reside in Greece. Budget a total of 8 to 13% on top of the purchase price for transaction costs.
In theory, yes — Greek banks do offer mortgages to non-residents. However, the full minimum investment amount must be equity-funded (not borrowed) to qualify for the Golden Visa. Any mortgage would need to be structured above and beyond the minimum threshold.
