Cost Guide · 11 min read
Greece Golden Visa Cost in 2026: A Full Breakdown
The investment, the taxes and fees on top, and the ongoing holding costs
The Greece Golden Visa cost in 2026 starts with the investment itself: EUR 800,000 in prime areas, EUR 400,000 in most regions, EUR 250,000 for a compliant commercial-to-residential conversion, or EUR 500,000 via the financial route. On top of the property price, budget a 3.09% transfer tax plus legal, notary, registry and residence-card fees of roughly EUR 20,000–30,000. Ongoing costs include annual ENFIA property tax and, if you let the property, long-term rental income tax.
1. The Investment Itself
The largest component is the qualifying investment. Under the 2026 three-tier system that is EUR 800,000 in prime areas (Athens/Attica, Thessaloniki, Mykonos, Santorini), EUR 400,000 in most other regions, or EUR 250,000 for a compliant commercial-to-residential conversion or listed-building restoration. A financial-investment route (bank deposit, government bonds, or qualifying funds) starts at EUR 500,000.
For property routes other than conversions, the purchase must be a single property of at least 120 square metres. The startup/strategic-investment route introduced by Law 5162/2024 is also available from EUR 250,000.
2. Taxes and Fees on Top of the Price
The main transaction tax is a 3.09% transfer tax on the property objective value, applied equally to residents and non-residents. Newly built property falls under VAT instead, although Greece has applied a staged VAT suspension on new builds, so the current status should be confirmed per transaction.
Beyond tax, budget for legal fees (typically 1–2% of the price), notary and registry fees (around 1–2%), and government fees for the residence application and cards. As a rule of thumb, these additional costs come to roughly EUR 20,000–30,000, varying with the property value and the number of family members.
3. Ongoing Holding Costs
Each year you pay ENFIA property tax, calculated on location, size, floor, age and use. For a central Athens apartment this is often in the EUR 500–1,500 per year range. From 2026 a primary residence in communities of 1,500 residents or fewer receives a 50% ENFIA reduction, eliminated entirely in 2027.
If you let the property on a compliant long-term basis, rental income is taxed on a progressive scale: 15% up to EUR 12,000, 25% from EUR 12,001–24,000, 35% from EUR 24,001–35,000, and 45% above EUR 35,001. Qualifying long leases can access a temporary rental-income tax exemption.
4. How to Budget Realistically
A realistic total budget is the investment amount plus about 5–10% in transaction costs, then a modest annual allowance for ENFIA, management and compliance. The clearest sign of a trustworthy advisor is an itemised cost sheet before you sign, with no hidden fees.
OULANG INTERNATIONAL provides a transparent cost breakdown up front and coordinates the purchase, legal due diligence, tax setup and ongoing management from its Athens base.
OULANG Research Institute · Greece Golden Visa Research
This article is part of the OULANG Research Institute publication series. The institute hub explains its scope, source standards and update policy.
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