Greece Golden Visa Cost 2026: Total Budget by Route

Use the route threshold as the floor, then treat the 5% to 7% property overhead as a worksheet, not a quote. On a EUR 400,000 route, that points to roughly EUR 420,000 to EUR 428,000 before filing or setup items, or EUR 422,000 to EUR 432,000+ for a single applicant once the EUR 2,000 permit e-fee, EUR 16 card and setup items are added. On a EUR 800,000 route, it points to roughly EUR 840,000 to EUR 856,000 before filing or setup items, or EUR 842,000 to EUR 860,000+ with them. Family, tax, advisory, FX, financing, property-search and unusual due-diligence costs need separate quotes.

It is a planning allowance for normal property-route purchase and residence-filing overhead. It can include legal work, notary, registry or cadastral costs, insurance, translations, apostilles, certificates, AFM or bank setup, card fees and basic filing administration. It is not a quote and should not include Movingto fees, property search, mortgage costs, tax advice, FX loss, unusual due diligence, purchase price above the threshold or restoration overruns.

The lowest property threshold is EUR 250,000, but it is limited to qualifying conversion or listed-building restoration cases. It is not the normal route for a standard apartment purchase. For ordinary real estate, the main planning thresholds are usually EUR 400,000 or EUR 800,000, depending on location and property category.

Law 5100/2024 applies the EUR 800,000 real-estate threshold to Attica, the Thessaloniki Regional Unit, Mykonos, Santorini (Thira) and Greek islands with more than 3,100 residents. Other areas usually start at EUR 400,000, subject to the property rules and legal review.

Under the current main real-estate routes, the investment is generally made in one property, and built property normally needs at least 120 sq m of main spaces. Co-ownership has its own rules, including spouse or civil-partner treatment and minimum share-value requirements. Check the structure before signing.

Not always. A purchase that is not subject to VAT pays transfer tax of 3% of the taxable value instead (Ministry of Finance capital-taxation guide). Whether VAT or transfer tax applies depends on the property and transaction facts, so do not rely on a generic VAT assumption. Ask the notary, lawyer and tax adviser to confirm the treatment before signing.

Budget a EUR 2,000 e-fee for the investor permit (Migration Code art. 171; the Ministry of Migration and Asylum document list shows EUR 2,000 for the renewal) and EUR 16 for each residence card (Ministry of Migration and Asylum, checked 18 October 2026). Family-member fees and exemptions depend on age and category, so confirm each amount on the e-paravolo portal before you file.

For illustration only, start with the route threshold, add a rough 5% to 7% property overhead, then get separate quotes for family documents, insurance, filing, translations, legal work and excluded costs. A family of four should not treat a generic EUR 400,000 or EUR 800,000 route example as package pricing; the property, insurer, family documents and fee treatment determine the real budget.

Long-term rental may be possible, but Law 5100/2024 bans short-term sharing-economy rental and subleasing of properties used for the investor residence permit. Breaking the ban means the permit is revoked and a EUR 50,000 fine is imposed (Migration Code art. 100(7A)). Do not model Airbnb or similar income without Greek legal and tax review.

No. The Greece Golden Visa is a residence permit. Citizenship is separate and depends on naturalisation rules, language and integration requirements, and real residence in Greece. A no-minimum-stay investor permit should not be treated as an automatic citizenship path.

Law 5100/2024 states that absences from Greece are not an obstacle to renewal, provided the qualifying investment and other conditions remain in place. Tax residence, long-term residence and citizenship are separate questions.

Before paying a deposit, verify the threshold zone, property category, 120 sq m rule where relevant, title, encumbrances, zoning or use, cadastral records, building permits, payment path, tax treatment, rental restrictions, family documents and renewal consequences.

For a purchase that is not subject to VAT, the buyer pays transfer tax of 3% of the property's taxable value (Ministry of Finance, checked 18 October 2026). Some new buildings are sold with VAT instead, so ask the notary and your tax adviser which treatment applies before you sign.

The Ministry of Migration and Asylum lists a EUR 2,000 e-fee and a EUR 16 card fee for the five-year renewal, plus a new insurance policy (checked 18 October 2026). You must still own the property. Absences from Greece do not block renewal (Migration Code art. 100(4)).

Yes. Migration Code art. 99 allows EUR 350,000 in units of a mutual fund or alternative investment fund that invests only in Greece (subject to the article's conditions), EUR 500,000 in a one-year Greek bank deposit, Greek government bonds or company capital, or EUR 800,000 in listed shares or bonds. Fund, bank and custody costs replace the property transaction costs.

Migration Code art. 100(10) says the permit is issued within 2 months of the issuing authority receiving a complete file. Collecting the property and family documents before filing usually takes longer than that, so plan the purchase and paperwork first.