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🇬🇷 Golden Visa · 2026 · zone-based

Greece Golden Visa
True Cost Calculator

See the full cost of Greece's residency-by-property in 2026 — the €800k / €400k / €250k tiers plus transfer tax and fees — separating recoverable property value from sunk costs.

1
Investment tier (by location)

High-demand: Attica/Athens, Thessaloniki, Mykonos, Santorini, islands over 3,100 residents. Single property, min. 120 m².

2
Property purchase price (€)

Defaults to the tier minimum. Enter your actual price if higher.

3
Property type (transfer tax vs new-build VAT)

Most Golden Visa buyers choose resale (3.09%). New-build VAT (24%) is currently suspended for many properties — confirm current status.

4
Family members
5
Legal / advisory fees (optional)

Lawyer, notary, due diligence. Leave blank for a €10,000 placeholder.

Estimated cost structure

Recoverable (property)

€0

Resale value on exit (market-dependent)

Sunk cost

€0

Transfer tax/VAT, govt + legal fees

Total capital outlay €0

Physical stay requirement: none · Renew every 5 years by proving ownership

⚠ No short-term rentals (Airbnb ban)

Article 64 of Law 5100/2024 bans short-term letting (Airbnb, Booking.com, or via third parties) of Golden Visa properties. Breaking this risks a €50,000 fine and revocation of your residence permit. Only long-term leases (12+ months) are allowed — factor a lower rental yield into your return.

Find compliant Golden Visa property & a Greek lawyer

The 120 m² single-unit rule, clean short-term-rental history, and conversion approvals all need verification before you buy. Get matched with vetted property and an immigration lawyer. [Affiliate: property/legal routing]

Comparing residency-by-investment?

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The 2026 zone-based tiers
Rules: 120 m², single property, no Airbnb
How to apply: steps, fees & timeline (2026)
Stay, renewal, and citizenship

Sources and official references: Greek Ministry of Migration and Asylum; Greek Migration Code (Law 5038/2023) as amended by Art. 64 of Law 5100/2024 (zone tiers, 120 m², short-term-rental ban); Law 5162/2024 (€250k startup route). Transfer tax 3.09%; new-build VAT 24% (suspension status varies). Fees are estimates and change periodically; property value is market-dependent. Estimate, not legal or investment advice — confirm with a licensed Greek immigration lawyer.

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