Greece Golden Visa Cost & Requirements 2026: The Complete Fee Breakdown

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, after 7 years of actual residence in Greece, a route to Greek citizenship through naturalisation. 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.

What Is the Minimum Property Investment for the Greece Golden Visa?

The Greece Golden Visa minimum investment depends on the property's location. Zone A, covering Athens, Thessaloniki, Mykonos, and Santorini, requires €800,000. Zone B, covering the rest of mainland Greece and smaller islands, requires €400,000. Zone C applies exclusively to listed heritage building conversions anywhere in Greece, with a minimum of €250,000.

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.

What Property Transfer Tax Applies to Greece Golden Visa Purchases?

Greece levies a 3.09% property transfer tax on all resale residential properties, payable by the buyer before the title deed is registered. On a €800,000 Zone A property, this equates to approximately €24,720. New-build properties (first sale from a developer) are subject to VAT rather than transfer tax; the applicable rate should be confirmed with a qualified Greek tax adviser.

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.

What Are the Legal and Notarial Fees for a Greece Golden Visa Purchase?

Legal and notarial costs for a Greece Golden Visa property purchase total approximately 2-3% of the property value. This covers a Greek property lawyer (€3,000-€8,000), notary fees of 1-1.5%, land registry fees of 0.475%, and an optional surveyor report of €500-€1,500. On an €800,000 Zone A investment, combined legal and notarial costs typically reach €16,000-€24,000.

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.

What Are the Government Application Fees for the Greece Golden Visa in 2026?

The Greek government charges €2,000 for the main applicant's Golden Visa residence permit, plus €150 per additional family member including the spouse, children under 21, and dependent parents of both spouses. These fees apply at both the initial application and every five-year renewal cycle, and are separate from property acquisition and legal costs.

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.

What Additional Costs Should Greece Golden Visa Investors Budget For?

Beyond the core investment and transaction fees, investors should budget for document translation and apostille costs of €500-€2,000, biometric appointment travel to Greece, Power of Attorney notarisation, annual property tax (ENFIA) of €1,000-€5,000 or more depending on asset value, and advisory and case-management fees of €5,000-€15,000 for end-to-end support.

• 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)

What Is the Total Greece Golden Visa Cost for a Family of Four in 2026?

For a family of four purchasing a Zone A €800,000 property in Athens, total costs including transfer tax, notary and land registry fees, legal fees, government application fees, and advisery support typically reach €852,000-€872,000. Zone B investors purchasing a €400,000 property should budget approximately €450,000-€460,000 in total.

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.

Can Greece Golden Visa Investors Use a Mortgage to Finance the Purchase?

Greek banks do offer mortgage products to non-resident investors, though loan-to-value ratios are typically conservative at 50-60% and interest rates have risen in line with ECB policy. The residence permit does not require a mortgage-free property, but the full declared purchase price must meet the applicable zone threshold. Most Golden Visa applicants self-fund their investment.

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.

What Do Investors Most Often Ask About Greece Golden Visa Costs in 2026?

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.