Greece remains the lowest-cost route to EU residency, but the August 2024 reform split the programme into price zones, so the right number depends entirely on what and where you buy. Here is what each route actually costs, and the two things — transaction taxes and the rental ban — that the headline price leaves out.
The Greece Golden Visa routes, ranked by price
| Route | Amount | Note |
|---|---|---|
| Conversion / restoration | €250,000 | Commercial-to-residential conversion or listed-building restoration, nationwide. 5-year completion deadline. |
| Startup (Elevate Greece) | €250,000 | Equity in a registered Greek startup. |
| Investment fund / shares | €350,000 | Greek listed instruments. |
| Real estate — Zone B | €400,000 | Single property ≥120m², most of Greece. |
| Bank deposit / bonds | €500,000 | Deposit ≥1yr, or bonds with ≥3yr maturity. |
| Real estate — Zone A | €800,000 | Single property ≥120m², prime zone. |
Where the €800,000 line falls
Zone A, at €800,000, covers Attica (including Athens and Piraeus), greater Thessaloniki, Mykonos, Santorini, and any island with more than 3,100 residents. Everywhere else is Zone B at €400,000. In both zones the threshold must be met with a single property of at least 120m² — you can no longer combine smaller units to reach it, which ended the old multi-apartment portfolio play.
The €250,000 conversion route in practice
The cheapest route is real but conditional. It applies only to converting a commercial property to residential, or restoring a listed or heritage building, anywhere in Greece, and the restoration must be completed within five years on penalty of permit termination. It suits investors comfortable managing a renovation; it is not a way to buy a cheap finished apartment, which no longer exists under €400,000.
The transaction taxes and fees on a Greek property
Budget roughly 7–10% on top of the purchase price for a resale:
- Transfer tax of about 3.09%
- Notary fees of roughly 1–2%
- Legal fees of roughly 1–1.5%
- Land-registry and real-estate agent fees on top
- A brand-new property can carry 24% VAT instead of transfer tax — confirm the rule for your specific property
The Airbnb ban — and what it does to your numbers
Since 2024, property acquired under the Greece Golden Visa cannot be offered as a short-term rental. Long-term residential leases are fine and yield around 3% gross, but the Airbnb income that used to underpin the Athens investment case is off the table, and listing anyway risks a €50,000 fine and permit cancellation. Model the asset on a long-term lease or pure capital appreciation, not short-let yield.
Budgeting the Greece Golden Visa on the €250,000 headline or on Airbnb income — both are largely gone. The €250,000 figure now means a conversion or restoration project, not a ready apartment, and short-term letting of Golden Visa property is banned with a €50,000 penalty. Add the 7–10% in transaction costs the sticker omits, and the real entry for a standard property is comfortably over €430,000 in Zone B.
So what does the Greece Golden Visa really cost, all in?
For a standard finished apartment, plan for €400,000 (Zone B) or €800,000 (Zone A) plus 7–10% in taxes and fees — roughly €430,000–€445,000 all-in at the Zone B floor. The €250,000 routes are cheaper on paper but assume a conversion, restoration or startup. Unlike a fund, the property is a recoverable asset, but transaction costs and the rental ban mean you should buy for residency and long-term value, not yield.
Greece golden visa cost calculator
Set route + household for an indicative all-in — investment plus the fees most quotes leave out.
- Qualifying investment (€400k Zone B real estate)
- $432,000 recoverable
- Government, legal & transaction fees
- $17,280–$43,200
Indicative estimate, not a quote. Built from Greece's published minimum plus typical fees, shown in USD.
FAQs
Is the €250,000 Greece Golden Visa still available in 2026?+
Yes, but the €250,000 Greece Golden Visa route now applies only to narrow options.
- •Commercial-to-residential conversions and listed-building restorations.
- •The Elevate Greece startup route.
- •For an ordinary finished apartment, the minimum is now €400,000 or €800,000 by zone.
Which areas need the €800,000 Greece Golden Visa investment?+
The €800,000 threshold applies in Greece's prime zone (Zone A).
- •Attica (Athens and Piraeus), greater Thessaloniki, Mykonos, Santorini, and islands over 3,100 residents.
- •Everywhere else in Greece is €400,000.
- •In both, it must be a single property of at least 120m².
What are the transaction costs on a Greece Golden Visa property?+
Plan for roughly 7–10% on top of a resale price.
- •Transfer tax of about 3.09%.
- •Notary ~1–2%, legal ~1–1.5%, plus land-registry and agent fees.
- •A brand-new property can carry 24% VAT instead of transfer tax.
Can I rent out my Greece Golden Visa property?+
Long-term yes, short-term no.
- •Long-term residential leases are permitted (around 3% gross yield).
- •Short-term lets (Airbnb and similar) are banned for Greece Golden Visa property.
- •The penalty is a €50,000 fine and possible permit cancellation.