Cost Guide · 11 min read
Greece Golden Visa Cost in 2026: Build a Verifiable Budget
Property thresholds, transaction-specific costs, residence fees and the written checks required before payment
Current property routes use EUR 800,000 and EUR 400,000 thresholds subject to location and property conditions, while EUR 250,000 is reserved for qualifying conversion or listed-building restoration cases. The threshold is not a total budget. Tax, notarial, registry, independent professional, insurance, translation, residence and ongoing ownership costs depend on the property, transaction and applicant file. Do not rely on a universal percentage or fixed fee bundle.
Total cost structure
The property price is only the budget starting point
One-time acquisition
Contract to transfer
- Property price (EUR 250k / 400k / 800k tiers)
- Transfer tax · approx. 3.09%
- Lawyer (due diligence and transfer)
- Notary and land-registry fees
Application costs
Calculated per family member
- Translation and apostille
- Residence application and card fees (per person)
- Health insurance covering Greece
Annual holding costs
Reviewed every year
- ENFIA property tax
- Building fees and maintenance
- Accounting and tax filing
- Property management (optional)
- Document refresh before the five-year renewal
Apart from the transfer-tax rate, costs vary by property, area, transaction structure and family size. Each item should be reviewed before signing.
1. The Investment Itself
The largest component is the qualifying investment. Current property routes include EUR 800,000 and EUR 400,000 thresholds with location, single-property, size and use conditions, plus EUR 250,000 for qualifying commercial-to-residential conversion or listed-building restoration cases.
For the change-of-use exception, the current Greek National Registry record requires one property, a EUR 250,000 minimum, no 120-square-metre minimum and a completed qualifying change of use before the residence application. Other routes must be checked against their own current official record.
2. Taxes and Fees on Top of the Price
The tax treatment and calculation basis must be confirmed for the exact deed, property and buyer by the notary and tax adviser. Do not copy a headline transfer-tax percentage into a budget without checking the objective value, exemptions, VAT treatment and rules in force at the transaction date.
Legal, engineering, notarial, registry, translation, insurance and government charges vary by scope and applicant count. Require each recipient, calculation basis, payment stage and refund term to be listed in writing before commitment.
3. Ongoing Holding Costs
Ongoing costs can include ENFIA, insurance, common charges, maintenance, accounting, management, vacancy, repairs and tax on any income. The amount depends on the property, ownership structure, use and rules in force.
If the property will be let, obtain a current written rental-use and tax review. A residence-eligible purchase does not itself prove that the proposed letting model is lawful or that a particular net yield will be achieved.
4. How to Budget Realistically
Build three written scenarios before signing: the transaction budget, the residence-file budget for every applicant, and the annual ownership budget. Include contingencies and identify which figures are fixed, estimated or still awaiting professional confirmation.
OULANG can coordinate property and service-cost inputs, but legal, tax, engineering and notarial calculations remain with the relevant independently appointed professional. OULANG does not promise a fixed total cost, approval date or investment return.
OULANG Research Institute · Greece Golden Visa Research
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