Greece Golden Visa Cost & Requirements 2026: The Complete Fee Breakdown
The Greece Golden Visa is one of Europe's most established residency-by-investment programmes, offering Schengen access and a path to EU citizenship through property investment. However, the total cost of acquiring Greek residency goes well beyond the minimum property threshold. Mirabello Consultancy has compiled this comprehensive fee breakdown so that investors can budget accurately before committing. Understanding the full picture — including transfer taxes, legal costs, and government fees — is essential for sound financial planning.
Minimum Property Investment by Zone
Since August 2024, Greece operates a three-tier zone system. Your minimum property investment depends on where you buy:
- Zone A (Athens, Thessaloniki, Mykonos, Santorini, islands with population >3,100): €800,000
- Zone B (rest of mainland Greece and smaller islands): €400,000
- Zone C (listed heritage building conversions): €250,000
These are the minimum thresholds. Most qualifying properties in central Athens or the islands substantially exceed the Zone A floor. For a detailed explanation of the zones, see our guide on the Greece Golden Visa programme.
Property Transfer Tax: 3.09%
Greece levies a property transfer tax of 3.09% on the purchase price of all second-hand (resale) residential properties. This is a statutory cost payable by the buyer and must be settled before the title deed is registered. For a €800,000 property, this equates to approximately €24,720.
Note: Newly built properties (first sale from a developer) are subject to VAT rather than transfer tax. However, the VAT rate on new residential properties in Greece is currently suspended for primary residences; for investor purchases, professional legal advice is essential to confirm the applicable tax treatment.
Legal Fees
Legal costs in Greece typically include:
- Greek property lawyer: €3,000–€8,000 (varies by property value and complexity)
- Notary fees: Approximately 1–1.5% of the property value, covering the title deed notarisation and registration
- Land registry fee: 0.475% of the transaction value
- Surveyor/technical report: €500–€1,500
You should budget approximately 2–3% of the property value in combined legal and notarial costs. For a €800,000 investment, this translates to roughly €16,000–€24,000.
Government Golden Visa Application Fees
The Greek government charges a separate fee for processing the Golden Visa residence permit. Current fees as of 2026:
- Main applicant: €2,000
- Each additional family member: €150
- Permit renewal (every 5 years): Same schedule as initial application
Family members who can be included are the spouse, children under 21, and the parents of both spouses, each incurring the €150 fee.
Other Costs to Budget For
- Biometric appointment: Mandatory in-person visit to Greece
- Greek tax number (AFM): Free to obtain but requires in-person attendance or a Power of Attorney
- Bank account opening: Required; most banks require in-person visits and KYC documentation
- Translation and apostille of documents: €500–€2,000 depending on volume
- Consultancy/agent fees: Typically €5,000–€15,000 for end-to-end case management
- Annual property tax (ENFIA): Varies by property; budget €1,000–€5,000+ per year for higher-value assets
- Property management: 8–12% of rental income if letting the property (note: Airbnb/short-term rentals are not permitted on Golden Visa properties)
Total Cost Estimate Table
| Cost Component | Estimated Amount | Notes |
|---|---|---|
| Property price (Zone A minimum) | €800,000 | Minimum threshold; actual price typically higher |
| Transfer tax (3.09%) | ~€24,720 | Applies to resale properties |
| Notary and land registry fees | ~€14,000–€20,000 | Approx. 1.75–2.5% of value |
| Legal fees | €5,000–€8,000 | Property lawyer + due diligence |
| Government application fee (main applicant) | €2,000 | Per renewal cycle |
| Family member fees (e.g. spouse + 2 children) | €450 | €150 per family member |
| Document translations + apostilles | €500–€2,000 | Varies by country of origin |
| Consultancy fee | €5,000–€15,000 | End-to-end case management |
| Estimated total (Zone A) | ~€852,000–€872,000 | For a family of 4, excluding ongoing property costs |
How Does Greece Compare to Other European Golden Visas?
For investors evaluating European options, the Portugal Golden Visa offers investment fund routes from €500,000 with no real estate requirement, while the Cyprus Residency by Investment programme accepts property purchases from €300,000. Compared to these, Greece's Zone B (€400,000) and Zone C (€250,000) heritage routes remain cost-competitive for investors who want EU Schengen access through direct property ownership. You can compare all options on our golden visa investment programmes hub.
Financing Considerations
Greek banks do offer mortgage products to non-resident investors, though loan-to-value ratios are typically conservative (50–60%) and interest rates have risen in line with ECB policy. Most Golden Visa applicants self-fund the purchase. The residency permit does not require the property to be mortgage-free, but the full declared purchase price must meet the minimum threshold.
Get an Accurate Cost Projection for Your Greece Golden Visa
Mirabello Consultancy will prepare a personalised cost breakdown tailored to your family size, target zone, and investment budget. Book a complimentary consultation today.
Book Free ConsultationFrequently Asked Questions
What is the total cost of the Greece Golden Visa including all fees?
For a Zone A property in Athens, total costs including purchase price, transfer tax, legal fees, notary, government fees, and consultancy typically range from €852,000 to €872,000 for a family of four. Zone B investors should budget approximately €450,000–€460,000 total.
Is the property transfer tax 3.09% always applicable?
The 3.09% transfer tax applies to resale (second-hand) properties. New builds are subject to VAT. The applicable rate depends on the property type and should be confirmed by a qualified Greek tax adviser.
Do I need to pay fees again when I renew my Golden Visa?
Government application fees (€2,000 + €150 per family member) are due at each renewal cycle, typically every 5 years. Legal and notary fees are one-time costs at purchase.
Are there annual property taxes on Golden Visa properties in Greece?
Yes. Greek property owners pay ENFIA (property ownership tax) annually. The amount depends on the property's assessed value, location, and characteristics. Budget approximately €1,000–€5,000+ per year for higher-value assets.
Can I offset costs by renting out my Golden Visa property?
Long-term rentals are permitted. Short-term rentals via platforms such as Airbnb are not allowed on Golden Visa qualifying properties under current Greek regulations.
How do I start with Mirabello Consultancy?
Our experts will prepare a personalised investment plan covering zone selection, property search guidance, and a detailed cost projection. Book your free consultation here.
