Last updated: October 2026
How Much Does the Greek Golden Visa Cost?
The investment amount is not your total cash requirement. On top of the property price, you will pay transfer tax, notary and legal fees, and government charges. This page sets out the full picture.
Greek Golden Visa Investment Options
Thresholds reflect the rules in force since the 2024 reforms. Rules change — confirm against current law before committing.
Premium zones (Attica, Thessaloniki, Mykonos, Santorini, islands >3,100 residents)
€800,000
Rest of Greece (most of the mainland and smaller islands)
€400,000
Commercial-to-residential conversion or listed-building restoration
€250,000
Qualifying Greek real estate investment fund
€350,000
Qualifying startup investment (with conditions)
€250,000
The €400,000 and €800,000 tiers generally require a single property of a minimum size. You cannot combine several smaller properties to reach the threshold. The €250,000 conversion tier is limited to specific projects, so available inventory is narrower.
Taxes and Fees on Top of the Investment
Budget for an additional 8–12% of the purchase price to cover the costs below. Exact amounts depend on the property, its location, and whether it is a new build or resale.
Transfer tax
~3.09% of purchase price
Applies to most resale properties. New-build properties may attract VAT instead — confirm with your lawyer.
Notary fees
~1–1.5% of purchase price
Notarisation of the sale contract is mandatory in Greece.
Land registry fee
~0.5–0.7% of purchase price
Registration of title at the Greek Land Registry.
Lawyer fees
1–2% of purchase price
Independent legal representation is strongly recommended and is required for due diligence.
Golden Visa application fee
€2,000 per adult applicant
Government fee per adult included in the application. Children under 21 are included at a lower fee.
Renewal fee (every 5 years)
€2,000 per adult applicant
The permit is renewable for as long as you hold the qualifying investment.
Estate agent commission
2–3% of purchase price
Varies by agent and agreement. Confirm in writing before signing anything.
A Worked Example
Illustrative only — not a quote
A resale apartment in Athens (outside the premium zone) at €420,000:
This is illustrative only. Your actual costs will depend on the specific property, its location, whether it is a new build, and the fees agreed with your lawyer and agent. We provide a written cost estimate before you commit to any property.
Ongoing Costs After Purchase
Annual property tax (ENFIA)
Greece levies an annual property tax on all real estate owners. The amount depends on the property's assessed value, location and size. Your lawyer or accountant can give you an estimate for a specific property.
Property management
If you do not live in Greece, you will likely need a local property manager, particularly if the property is rented. Fees vary by location and service level.
Permit renewal every five years
The Golden Visa is renewed every five years for as long as you hold the qualifying investment. The government fee is €2,000 per adult applicant at each renewal.
Greek tax registration
You will need a Greek tax number (AFM) to complete the purchase. If you receive rental income from a Greek property, you will have Greek tax obligations. We recommend taking independent tax advice.
Get a written cost estimate for your situation.
Book a free 30-minute consultation. We will tell you which investment tier applies, what the full cost looks like for a property in your budget, and whether the Golden Visa is the right fit for you.