Greece Golden Visa Cost in 2026

Dreaming of European residency without overpaying? In 2026, the Greece Golden Visa offers a cost-efficient path to EU mobility. With real estate options starting at €250,000, investors and their families can obtain a renewable 5-year residence permit and enjoy visa-free travel across the Schengen zone. Beyond the property price, applicants should also account for transfer tax, land registry fees, notary charges, and other mandatory expenses. This guide breaks down every Greece Golden Visa costs for 2026: from investment thresholds and hidden fees to family inclusions and long-term ownership costs, helping you calculate your total budget with accuracy.

Key Takeaways

• Minimum Investment: The Greece Golden Visa starts at €250,000 for converted or historic properties, €400,000 for regional properties, and €800,000 for premium locations.
• Additional Costs: Property transfer tax of 3.09%, land registry of 0.6%, notary fees ~1.5%, private health insurance from €150+ per person, document translations ~€150 per family member, and immigration fees of €2,000 for the main applicant plus €150 for each additional adult family member. VAT on new builds is suspended until the end of 2026.
• Family Inclusion: The program covers the investor, spouse, children under 21, and parents on both sides without extra investment.
• Annual Property Costs: Maintenance ranges from 2–3% of the property value. Rental income is taxed at 15–45%, with land tax around €400/year, municipal charges up to €2,000/year, luxury tax between 0.1–1% for properties valued at €300,000 or more.
• Timeline: The process from property purchase to residence approval generally takes about six months.
• Benefits: Investors receive a renewable five-year residence permit, no minimum stay requirement, visa-free access to the Schengen Area, potential property appreciation and rental income, and eligibility for permanent residency after five years and citizenship after seven years.

What Is the Greece Golden Visa Program?

The Greece Golden Visa program grants non-EU nationals a residence permit in exchange for real estate investment. It offers a straightforward and reliable path to European residency, enabling investors and their families to live in Greece, travel freely across the Schengen Zone, and benefit from long-term property appreciation and rental income.

Key advantages include:

• No residency requirement: Investors are not obliged to live in Greece, allowing flexibility in personal and professional life.
• Long-term growth potential: Properties purchased under the program often appreciate in value, particularly in prime locations such as Athens, Thessaloniki, Mykonos, and Santorini.
• Pathway to permanent residency and citizenship: After five years of holding a Golden Visa, investors can apply for permanent residency, with citizenship eligibility after seven years, offering full EU rights and mobility.

The program is particularly attractive for families seeking multi-generational residency under a single investment, providing security, mobility, and financial growth opportunities within the EU.

Who Is Eligible for the Greece Golden Visa?

The Greece Golden Visa program is designed for investors and their families, providing a seamless route to European residency.

Eligible applicants include:

• Investor: Must be at least 18 years old, have a clean criminal record, and meet the minimum real estate investment of €250,000.
• Spouse: Can be included with no additional investment, provided they also have a clean criminal record.
• Children: Dependents under 21 years old are automatically included without extra costs.
• Parents: The investor’s and spouse’s parents can be added, ensuring that up to three generations can benefit from a single investment.

This family-oriented structure makes the Greece Golden Visa one of the most accessible and flexible European residency programs, allowing investors to secure mobility, legal protection, and EU benefits for their loved ones under a single investment.

Breakdown of Greece Golden Visa Costs in 2026

In 2026, obtaining a Greece Golden Visa requires a minimum real estate investment starting at €250,000, with higher thresholds for regional and premium locations. Beyond the property purchase, investors should account for additional mandatory fees and long-term ownership costs. These include property transfer tax, land registry registration, notary fees, private health insurance, document translations, immigration fees, and annual property maintenance and taxes.

Understanding these costs is essential for accurately calculating the total investment required.

Minimum Real Estate Investment:

• €250,000: Converted or historic properties
• €400,000: Regional properties
• €800,000: Premium locations

Investment Options

1. €250,000 – Entry-Level Option

• Residential properties converted from commercial use or buildings of historical/cultural significance.
• Restoration must be completed within five years.
• Properties can be located anywhere in Greece.
• Ideal for investors seeking a cost-effective entry point while meeting all Golden Visa requirements.

Converted real estate offers the lowest entry threshold while meeting all Golden Visa requirements. Fully renovated former offices, hotels, and commercial buildings provide turnkey investment opportunities, with developers handling permits, construction, and regulatory approvals. These properties are often located in prime, high-demand areas such as central Athens, ensuring strong potential for capital appreciation and stable rental income. For international investors, this makes converted real estate a cost-effective, hassle-free pathway to EU residency.

2. €400,000 – Regional Properties

• Suitable for regions such as Halkidiki and the Peloponnese.
• Minimum single property size: 120 sqm.
• Offers balanced investment potential in less central locations.

3. €800,000 – Premium Locations

• Prime areas including Attica, Thessaloniki, Mykonos, Santorini, and islands with over 3,100 residents.
• Minimum single property size: 120 sqm.
• Targeted at investors seeking prestige properties in high-demand areas with strong capital appreciation potential.

Note:Long-term ownership also entails annual maintenance (2-3% of property value), rental income tax (15-45%), land tax (€400), municipal charges (up to €2,000/year), and luxury tax (0.1 – 1% for properties ≥€300,000)

Example: Total Costs for a Family

Assume the family applying includes:

• Investor (main applicant)
• Spouse/Partner
• One 19-year old child
• Two 65-year old parents of the investor

If they purchase a €250,000 property, estimated costs are:

Total Estimated Investment: €267,305

Government Fees for Real Estate Owners

In addition to the initial Greece Golden Visa investment, property owners are responsible for ongoing annual taxes and fees. These include income tax on rental income, maintenance costs, municipal charges, and other applicable levies. Awareness of these obligations is essential for accurate financial planning and ensuring a stable return on investment.

Note: Costs vary based on property type, location, and construction year. Long-term rentals typically cover maintenance and tax obligations, making Greek real estate a stable and profitable investment.

Step-by-Step Application Process and Timeline

1. Consultation with Astons

• Preliminary eligibility assessment within 24 hours.
• Guidance on suitable investment options based on budget, location, and family inclusion.

2. Select Property & Pay Deposit

• Choose the property that meets Golden Visa requirements.
• Sign a preliminary agreement and pay a 10% deposit to secure the investment.

3. Prepare Documents & Power of Attorney

• Gather passports, police clearance certificates, and other required documents (apostilled if necessary).
• Execute a power of attorney (POA) for applicants over 18 if purchase will be completed remotely.

4. Finalise Purchase & Register Property

• Sign the final purchase agreement through a licensed lawyer.
• Pay the remaining balance.
• Register the property with the Hellenic Land Registry to comply with Greek legal requirements.

5. Submit Residence Permit Application

• Astons lawyers submit the application electronically to Greek authorities.
• Temporary residence permit is typically issued within ~40 days.

6. Biometrics & Card Issuance

• All applicants over 6 years old provide biometric data.
• Residence cards are issued.

Timeline Overview:

From initial property purchase to receipt of residence cards, the process generally takes approximately 4+ months.

Partnering with Astons ensures a stress-free investment-to-residency journey. Our team handles property selection, document preparation, application submission, and family inclusion, maximising your EU mobility and investment value.

Astons is recognised as the Best Real Estate Agency in Greece 2024-2025, providing exclusive property access, legal supervision, and a fully managed process. Start your journey to European residency today.