Greece Golden Visa Total Cost 2026: Detailed Breakdown
Updated: Sep 25
AVLA REAL ESTATE · GREECE GOLDEN VISA · COST GUIDE 2026
The complete answer to "what is the real total cost?" with 2026 tariffs. This guide walks through €250,000, €400,000 and €800,000 scenarios: transfer tax, notary, cadastre, legal fees, permit fees, mandatory health insurance and paperwork, then the annual ENFIA, building charges and rental income tax, followed by a 5-year ownership and return calculation.
At a Glance
Total costs on top of the price: about €21,100 (8.4%) on a €250,000 purchase, €29,700 (7.4%) on €400,000, €52,200 (6.5%) on €800,000.
Avla service fee: 0% on Golden Visa and conversion properties; 2% + VAT applies only to properties outside the Golden Visa scope.
Legal fees are two items: 1% of the price + VAT for the purchase and title work; €3,000 + VAT for the Golden Visa application (family file).
Permit fee: €2,000 for the investor only; spouse €150, children under 18 €0, card €16 per person.
Health insurance is mandatory: a separate policy for each family member, roughly €70–105 per person per year; travel insurance is not accepted.
VAT: the 24% VAT on new builds is suspended until 31 December 2026; where the suspension applies, only the 3.09% transfer tax is paid.
2027 warning: the government announced that transfer tax on residential purchases by non-EU individuals would rise to 15% from 1 July 2027; not enacted, and its application to Golden Visa purchases is unclear. Purchases completed in 2026 are outside that risk.
1. €250,000 investment: every item
Scenario: a €250,000 conversion apartment in Athens that meets the Golden Visa threshold, bought directly from the developer, VAT suspension applied, single investor.
Property price: €250,000
Transfer tax (3.09%): €7,725
Notary (tariff + 24% VAT): ≈€2,500
Cadastre registration (0.5% + €23): €1,273
Legal fees, purchase (1% + VAT): €3,100
Legal fees, Golden Visa application / family file (€3,000 + VAT): €3,720
Permit fee + card (investor): €2,016
Health insurance (1 year, one person): ≈€90
Power of attorney, apostille, translations: ≈€400
Tax number (AFM) and bank account (lawyer's service): ≈€300
TOTAL ADDITIONAL COSTS: ≈€21,100 (8.4%)
GRAND TOTAL: ≈€271,100
For a family of four add: spouse's fee €150, three extra cards €48, health insurance for the spouse and two children ≈€230; about €450 in total. Children under 18 pay no permit fee.
2. €400,000 investment
Scenario: a €400,000 home outside Attica (for example Thessaloniki); same assumptions.
Property price: €400,000
Transfer tax (3.09%): €12,360
Notary (incl. VAT): ≈€3,800
Cadastre registration: €2,023
Legal fees, purchase (1% + VAT): €4,960
Legal fees, Golden Visa application (€3,000 + VAT): €3,720
Permit fee + card: €2,016
Health insurance: ≈€90
Power of attorney, apostille, translations: ≈€400
AFM and bank account: ≈€300
TOTAL ADDITIONAL COSTS: ≈€29,700 (7.4%)
GRAND TOTAL: ≈€429,700
For the Golden Visa the full price must be paid by bank transfer before the application; if financing is planned, the file's eligibility should be confirmed with your lawyer before the contract.
3. €800,000 investment
Scenario: an €800,000 apartment or villa on the Athens south coast (Voula, Glyfada) or in Kolonaki.
Property price: €800,000
Transfer tax (3.09%): €24,720
Notary (incl. VAT): ≈€7,050
Cadastre registration: €4,023
Legal fees, purchase (1% + VAT): €9,920
Legal fees, Golden Visa application (€3,000 + VAT): €3,720
Permit fee + card: €2,016
Health insurance: ≈€90
Power of attorney, apostille, translations: ≈€400
AFM and bank account: ≈€300
TOTAL ADDITIONAL COSTS: ≈€52,200 (6.5%)
GRAND TOTAL: ≈€852,200
In premium locations a technical survey and international tax advice may add €2,000–5,000; both are optional.
4. Two items that change the picture
Service fee: Avla charges no service fee on Golden Visa and conversion properties. On a property outside the Golden Visa scope, 2% + VAT applies: +€6,200 on €250,000, +€9,920 on €400,000, +€19,840 on €800,000.
New build without VAT suspension: if the developer has not opted for the suspension, 24% VAT replaces the 3.09% transfer tax; the extra cost is about €52,300 on €250,000, €83,600 on €400,000 and €167,300 on €800,000. We confirm the project's VAT status before any contract.
5. Annual operating costs
Yearly obligations after the title transfer (€250,000, 60 m² Athens apartment, one person):
Health insurance (mandatory, per person): €70–105. Ages 61–70 €100–160, 71–75 €250–300; children €60–85.
ENFIA (annual property tax): €170–290. It is calculated on the tax value and the floor area, not on the purchase price; about €340–430 in the €400,000 scenario and €690–1,200 in the €800,000 scenario. A home insured against earthquake, fire and flood receives a 20% discount.
Building charges: €100–175 per month, €1,200–2,100 per year. Complexes with a pool and security: €150–350 per month.
Home insurance (optional): €120–300.
Maintenance reserve: €500–1,000 (estimate).
Property management (long-term rental): 5–10% of collected rent (minimum about €40 per month); €900–1,800 on a €1,500 monthly rent. The 15–20% level applies to furnished and short-term management, which is not permitted on a Golden Visa property.
Accountant (annual E1/E2/E9 filings for a non-resident owner): €300–700. A property that is not rented needs only the E9 asset declaration; no annual income return is required.
Municipal charges (TAP and local fees): collected through the electricity bill, small amounts; water, electricity and internet subscriptions are separate.
Total: about €2,100–3,800 for own use (if no accountant is needed), about €3,300–6,300 for a rented, professionally managed property. Short-term (platform) rental of a Golden Visa property is prohibited; a breach means revocation of the permit and a €50,000 fine. Long-term rental is allowed and rent is collected through a bank account only.
6. Rental income and tax
For 2026 income, Greek rental tax has four brackets; the taxable base is gross rent less a 5% notional expense deduction:
€0–12,000: 15%
€12,001–24,000: 25%
€24,001–36,000: 35%
above €36,000: 45%
Scenario: a €250,000 Athens apartment rented at €1,500 per month. Gross €18,000; taxable base €17,100; tax = €12,000 × 15% + €5,100 × 25% = €3,075. Rent after tax €14,925; after operating costs (≈€5,000) the annual net contribution is about €9,900.
Double taxation: Greece has treaties with most home countries, and tax paid in Greece is generally credited at home. Plan it with your accountant.
7. Five-year ownership table (€250,000 scenario)
Assumptions: first-year costs €21,100, annual operating costs ≈€5,000 (including management and accountant), rent after tax €14,925 (net contribution ≈€9,900 per year), 30% appreciation over five years (≈5.4% per year). This is a projection, not a guarantee.
Year 1: value ≈€263,500; cumulative net rent €9,900; net position ≈+€2,300
Year 2: ≈€277,700; €19,800; ≈+€26,400
Year 3: ≈€292,700; €29,700; ≈+€51,300
Year 4: ≈€308,500; €39,600; ≈+€77,000
Year 5: ≈€325,200; €49,500; ≈+€103,600
The net position is measured against the total outlay of €271,100. On a sale, agency commission is deducted; the 15% capital gains tax for individuals is suspended until 31 December 2026. A sale ends the Golden Visa.
8. Return calculation
Total outlay at the start: €271,100
Value after five years: ≈€325,200 (+€75,200)
Net rental contribution over five years: ≈€49,500
Total gross return: ≈€124,700
Return: ≈46% over five years, about 7.9% compound per year
The calculation uses a conservative appreciation assumption; Athens and Piraeus prices rose faster than that between 2021 and 2026. Free movement in the Schengen area and the family's residence right are gains outside the financial return.
9. Frequently asked questions
Do I pay VAT when buying property in Greece? No VAT on second-hand property; you pay the 3.09% transfer tax. On new builds the 24% VAT is legally borne by the buyer, but it is suspended until 31 December 2026 and an extension for 2027 has been announced; where the suspension applies, only 3.09% is paid. We confirm each project's status before the contract.
How is the transfer tax calculated? 3.09% of the sale price, paid by the buyer before the deed is signed: €250,000 × 3.09% = €7,725.
What are the legal fees? Two items: 1% of the price + 24% VAT for the purchase and title work; €3,000 + 24% VAT for the Golden Visa application, per family file. The notary's fee also carries 24% VAT.
Is health insurance mandatory, and how much is it? Yes. Each family member needs a separate policy of at least one year covering Greece, with minimum cover of €10,000 for hospital treatment, €1,500 for outpatient care and €15,000 for permanent disability. Travel or Schengen visa insurance is not accepted. Up to age 60 it costs about €70–105 per year; children €60–85. Our team arranges the policy in Greece.
What are the fees for the spouse and children? Investor €2,000; spouse and children aged 18–20 €150; children under 18 €0; a child turning 21 receives an independent three-year permit for €450; the card costs €16 for everyone.
How much is ENFIA? It is based on the tax value and the floor area. For a 60 m² Athens apartment about €170–290 per year; 20% less if the home is insured.
Is there tax when I sell? The 15% capital gains tax for individuals is suspended until 31 December 2026; today the seller pays no tax, and the buyer pays the transfer tax. A sale ends the Golden Visa.
Are there limits on transferring money from my home country? Greece sets no limit, but the bank requires proof of the source of funds. The price must be paid from the investor's own account, or that of the spouse or a relative up to the second degree, by bank transfer and before the application; cash and third-party company accounts are not accepted.
Can I buy through a company? For the Golden Visa only a company wholly owned by the investor qualifies, and accounting and reporting become heavier. In most files buying as an individual is simpler.
What is the total outlay for a €250,000 investment? About €271,100 in the first year, including all the items above and no Avla service fee.
10. Conclusion and first steps
A Golden Visa investment is a long-term ownership decision as much as a residence right. The first-year outlay on a €250,000 purchase is about €271,100, covering transfer tax, notary, cadastre, both legal items, the permit fee, health insurance and paperwork, with no Avla service fee.
Independent legal review: title, mortgages and planning status, plus confirmation of the project's VAT suspension.
Payment plan: the full price by bank transfer before the application, with source-of-funds documents ready from the start.
Family file: insurance and fees for the spouse and children budgeted from day one.
Want a personal cost table for your own scenario? Let us build it together. → WhatsApp: +90 532 318 4567 · info@avlarealestate.com
Figures as of 25 September 2026, based on official tariffs (permit fees under Law 5038/2023 art. 171, insurance minimums under Ministerial Decision 133692/2024, notary and cadastre tariffs, tax brackets under Law 5246/2025) and market indicators. Each file is governed by the written quote of a lawyer admitted in Greece.
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