Buying Property in Greece in 2026: Costs, Taxes and the New Golden Visa Thresholds

Greece has become the default answer for buyers who want European residency through property — largely because the competition left. Portugal closed its residential property route to golden visa applicants in late 2023, and Spain abolished its scheme entirely in April 2025. Greece kept its programme, but raised the price of entry substantially.

If you are still working from the old “€250,000 gets you an EU residence permit” headline, this guide will reset your numbers. Here is what buying property in Greece actually costs in 2026, what you owe every year afterwards, and how the current Golden Visa tiers work.

The Golden Visa thresholds in 2026

Since the framework that took effect in September 2024, the minimum investment depends on where the property is:

Two structural conditions catch buyers out more often than the price does:

1. One single property. For the €800,000 and €400,000 tiers you cannot stack two smaller units to reach the number. It must be one asset that meets the threshold on its own.
2. A 120 m² minimum. Built property in those two tiers must offer at least 120 square metres of main interior space. Balconies, parking and separately registered storage generally do not count — so the size on the listing is not always the size that qualifies.

Zoning is decided property by property, and a single street can sit on either side of a boundary line. Verify the specific address before you transfer any deposit.

The permit itself is a five-year renewable residence permit covering the investor and immediate family, with no minimum stay requirement to keep it. Citizenship becomes possible after seven years of lawful residence, subject to language requirements and demonstrating genuine ties — which is a very different bar from simply holding the permit.

What the purchase actually costs

Budget 6% to 10% of the purchase price in transaction costs. The government share is relatively modest by European standards; professional fees make up the rest.

Two important notes. First, transfer tax is calculated on the taxable (assessed) value, which is not always the same as the price you pay. Second, the VAT suspension on qualifying new-build developments has been extended through the end of 2026 — where a developer is inside that regime, transfer tax generally applies instead of 24% VAT. Confirm the status of the specific property, because the difference is large.

Worked example — €400,000 apartment outside the high-demand zone: transfer tax ~€12,360, notary ~€4,000–6,000, lawyer ~€4,000–8,000, registry ~€2,000–3,200, agent ~€8,000 plus VAT. All-in, expect roughly €32,000–€42,000 on top of the price.

Annual costs: ENFIA and the rest

Unlike Dubai, Greece does tax ownership every year. ENFIA is a formula-driven property tax based on assessed value, zone, floor, age, surface and other factors — typically around €3 to €10 per square metre annually for buildings, meaning an 80 m² apartment usually lands somewhere between roughly €250 and €800 a year. Effective rates in premium Athens districts run higher, and a supplementary charge applies above certain portfolio values.

On top of that: municipal duties (TAP) collected through the electricity bill, building shared costs, insurance, and management fees if you let the property.

Rental income and yields

Rental income is taxed progressively, starting at 15% for the lowest band and rising for higher income, with an updated scale applying from January 2026. Non-residents may also owe tax at home, though Greece has more than 50 double-taxation treaties that usually allow a credit.

Short-term letting has extra layers. A daily climate resilience levy applies to tourist accommodation — roughly €8 per day in the April–October high season and €2 per day in winter — and central Athens has operated a moratorium on new short-term rental registrations in specific zones. Both are policy areas that keep moving, so check the current position for your exact district before building a business plan around nightly rates.

On yields, the honest picture is that Greece pays for lifestyle and residency more than it pays cash flow. Gross yields in central Athens generally sit in the high-3% to high-4% range, with working-class districts and Piraeus running higher, and prime coastal zones like Vouliagmeni lower. After ENFIA, shared building costs, management and tax, net yields typically land one to two points below the gross figure.

The process, step by step

1. Get a Greek tax number (AFM) and open a Greek bank account. Nothing proceeds without the AFM.
2. Appoint an independent lawyer. The notary does not act exclusively for you — the notary’s job is to execute a valid deed, not to protect your interests. Independent due diligence is not optional in a country where title histories, planning irregularities and undeclared building alterations are common.
3. Technical and legal due diligence. Title search, encumbrance check, engineer’s inspection, confirmation that the built area matches the permits.
4. Preliminary agreement and deposit, usually with agreed conditions and deadlines.
5. Pay transfer tax — declared through the tax authority’s myPROPERTY system before the deed is signed.
6. Sign the notarial deed, in person or through a power of attorney.
7. Register with the Land Registry or Hellenic Cadastre. Until registration is confirmed, the purchase is not practically complete.

Foreign buyers should also note that a handful of border and island regions require additional clearance for non-EU purchasers. Your lawyer will identify whether the property sits in one.

Frequently asked questions

Can non-EU citizens buy property in Greece? Yes, with no general restriction, though certain border and strategic zones require an extra permit for non-EU buyers.

Is the €250,000 route still available? Only in narrow circumstances — commercial-to-residential conversions completed before the application, and listed buildings that are fully restored. It is no longer a nationwide entry price.

Do I have to live in Greece to keep a Golden Visa? No. The permit has no minimum stay requirement while the qualifying investment is maintained. Citizenship, however, requires actual lawful residence over seven years.

Can I get a Greek mortgage as a foreigner? Yes, though loan-to-value ratios for non-residents are typically lower than for residents and the process adds time. Many Golden Visa buyers purchase in cash to avoid complications with the qualifying threshold.

Greece or Dubai for property investment? They answer different questions. Dubai offers higher gross yields and no annual property tax; Greece offers EU residence rights, Schengen mobility and a path to citizenship. Compare the objective before comparing the yield.

Before you commit

The threshold change did not make Greece a bad investment — it made it a different one. At €800,000 in Attica you are buying a prime asset in a mature market with modest yields and strong lifestyle demand. At €400,000 in the Peloponnese or a smaller island you are buying value and accepting thinner liquidity.

Get the zoning verified in writing, get the 120 m² measured against the qualifying definition, and get an independent lawyer before any money moves.