The Greece Golden Visa costs from €250,000 in 2026, via commercial-to-residential conversion or the new startup route, €400,000 in most regions, or €800,000 in high-demand areas like central Athens. Add roughly 5 to 8 percent in legal, notary and registration fees, plus a €2,000 government application fee.
Greece Golden Visa · from €250,000verified data- 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.
What Are the Greece Golden Visa Property Investment Thresholds by Zone?
Greece operates a three-zone pricing system for golden visa qualifying real estate since September 2024. Zone A (greater Athens, Mykonos, Santorini) requires a minimum €800,000 investment. Zone B (Thessaloniki and regional capitals) requires €400,000. Zone C (all other regions) and commercial-to-residential conversions require €250,000.
| 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 |
What Is the Complete Cost Breakdown for Greece Golden Visa 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)
Total costs for a Zone B Greece golden visa investment include: €400,000 property purchase, approximately €12,360 in property transfer tax (3.09%), legal fees of €5,000-€12,000, a €2,000 government application fee, and notary fees of approximately €1,500-€3,000. All-in cost for Zone B: approximately €420,000-€430,000.
- 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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What Are the Ongoing Annual Costs of Holding a Greece Golden Visa?
Annual costs for the Greece golden visa include ENFIA (the Greek property tax), which typically ranges from €500 to €5,000 per year depending on property location and value. Permit renewal every 5 years costs approximately €2,000 in government fees plus legal costs. Building maintenance and management fees also apply if you let the property.
| 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 |
What Are the Tax Differences Between New-Build and Resale Properties in Greece?
New-build properties in Greece attract VAT at 24% on the purchase price, not the standard 3.09% property transfer tax that applies to resale properties. This makes new-build purchases significantly more expensive on a tax basis. Resale properties completed before January 2006 are subject only to the standard 3.09% transfer tax and are generally more cost-efficient.
- 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.
What Hidden Costs Should Greece Golden Visa Investors Watch For?
Key hidden costs in Greece golden visa investments include building survey fees (€500-€1,500), pending municipal infrastructure charges on older properties, annual accountancy fees if the property is held via a company, and higher ENFIA bills for properties classified as luxury assets. Budget an additional 2-3% of the purchase price for unexpected costs.
- 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)
How Does Greece Golden Visa Compare in Cost to 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 | €99K/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.
How Can Mirabello Help You Plan Your Greece Golden Visa Investment?
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.
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In summary
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.
Frequently asked questions
Frequently asked questions
What is the total cost of a Greece Golden Visa in 2026?
Total costs for the Greece golden visa range from approximately €285,000 for a Zone C commercial-to-residential conversion to €860,000 or more for Zone A Athens. These figures include the qualifying investment, 3.09% property transfer tax, legal fees, and government application fees. Zone C and Zone B offer the most accessible entry points for new investors in Greece.
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.
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