Real estate
Greece Golden Visa: property threshold and total cost
Check the minimum real-estate investment by location and estimate acquisition and permit costs.
- For tax year 2026
- Rules last checked 24 October 2026
- Takes about 2 minutes
Estimated total acquisition budget
€826,736.00
What is included
What is included
The estimate adds the purchase price, the selected transfer tax or VAT treatment, and the main applicant's basic residence-permit fees. Transfer tax is 3% plus a 3% municipal levy on that tax, or 3.09%. A property subject to VAT is estimated at 24%.
Criteria to confirm
The €800,000/€400,000 routes require one property of at least 120 m². The €250,000 route covers specific completed conversions or listed buildings to be restored. Short-term rental is prohibited for the relevant investments. For Crete and other islands, confirm the location tier using the island and latest census.
How the estimate works
Standard residential purchases require one property worth at least €800,000 in specified high-demand areas or €400,000 elsewhere, with a minimum area of 120 m².
A separate €250,000 route applies to qualifying completed conversions to residential use and listed buildings to be restored. Confirm the location tier and every property condition before purchase.
The calculator compares the purchase price with the selected threshold and checks the 120 m² and single-property conditions for a standard purchase.
It estimates either 3.09% transfer tax or 24% VAT according to the option selected, adds the official €2,016 main-applicant permit fees and any extra costs you enter.
The purchase price is used as a proxy for taxable value. Actual tax, notary and registration charges depend on the contract and property.
Sources
- Law 5100/2024, Article 64 — Golden VisaΕθνικό Τυπογραφείο / National Printing Office
- Real Estate Transfer TaxΑνεξάρτητη Αρχή Δημοσίων Εσόδων / Independent Authority for Public Revenue
- Golden visa: change-of-use applicationΕθνικό Μητρώο Διοικητικών Διαδικασιών / National Registry of Administrative Public Services
- Value Added Tax: immovable propertyMinistry of Economy and Finance
Frequently asked questions
Which areas use the €800,000 threshold?
Attica, the Thessaloniki regional unit, Mykonos, Thira (Santorini), and islands with more than 3,100 residents under the latest census. Euboea is explicitly treated as an island; verify the exact property location.
Is Crete in the €800,000 tier?
Crete has more than 3,100 residents and meets the island population test. Smaller islands have separate population counts. Confirm the exact parcel and census classification with a Greek lawyer.
Does the total include every buying cost?
No. Enter a separate estimate for notary, Cadastre/Land Registry, lawyer, translation, due diligence and other costs. The €2,016 permit fee covers only the main applicant's listed application and card fees.