Greece Golden Visa property costs: the full breakdown
On top of the price, expect about 5% to 6.5% in buying costs for a resale property: 3.09% transfer tax, about 1% for the notary, about 0.5% for registration and about 1% for the lawyer, plus €2,016 for the residence permit and card. On a €400,000 property that is roughly €23,000 to €28,000.
Cost calculator
Enter the purchase price to see the typical range of costs on top of it. The figures are for a resale property. For a new build bought while VAT is suspended, the same transfer tax applies.
| Cost | Typical rate | Low | High |
|---|---|---|---|
| Transfer tax | 3.09% | €12,360 | €12,360 |
| Notary | 0.8% – 1.2% | €3,200 | €4,800 |
| Land registry or cadastre | 0.5% – 0.7% | €2,000 | €2,800 |
| Lawyer | 0.8% – 1.5% | €3,200 | €6,000 |
| Residence permit and card | Fixed | €2,016 | €2,016 |
| Total on top of the price | €22,776 | €27,976 |
Typical ranges, not quotes. The exact figures depend on the property and the professionals you use. Every property Shimi sends comes with its own cost sheet.
Transfer tax
On a resale property you pay a transfer tax of 3.09%. It is calculated on the higher of two figures: the price in the contract, or the property's "objective value", a value set by the state for every property. When the agreed price is above the objective value, the tax is calculated on the price.
New buildings and VAT
New buildings can be subject to 24% VAT instead of transfer tax. VAT on new residential property is suspended until 31 December 2026, so for now a new build is usually bought with the 3.09% transfer tax. Ask whether VAT applies before you agree on a price for a new build, especially if completion is planned after 2026.
Notary, registration and lawyer
- Notary. In Greece the notary drafts and signs the purchase contract. Every sale goes through one.
- Land registry or cadastre. The purchase is registered after signing. Registration is what makes you the legal owner, and it is required for the Golden Visa application.
- Lawyer. Checks the title, debts and permits before you sign, and usually also prepares the residence permit application.
Costs after you buy
| Cost | How it works |
|---|---|
| Annual property tax (ENFIA) | Paid every year. It depends on the size, location, age and floor of the property. |
| Building charges | Monthly charges for the lift, cleaning, heating and repairs of the common areas. Ask for the last year's figures before you buy. |
| Tax on rental income | If you rent the property out, the rent is taxed in Greece. |
| Insurance and upkeep | Home insurance and normal maintenance of the apartment. |
| Permit renewal | Every five years, while you own the property. |
The building charges deserve a close look. In a building where some owners do not pay, repairs to the lift or the roof can end up being paid by the owners who do. See what to check in the building.
Worked examples
| Route | Price | Costs on top (typical range) | Total |
|---|---|---|---|
| €250,000 conversion | €250,000 | €15,000 – €18,000 | €265,000 – €268,000 |
| €400,000 home | €400,000 | €23,000 – €28,000 | €423,000 – €428,000 |
| €800,000 home | €800,000 | €44,000 – €54,000 | €844,000 – €854,000 |
Figures rounded to the nearest €1,000. They include transfer tax, notary, registration, lawyer and the permit fee, and exclude any works on the property.
Common questions
Is the transfer tax calculated on the price?
On the higher of the agreed price and the property's objective value, a value set by the state.
Do I pay VAT on a new build?
New residential property can be subject to 24% VAT, but VAT is suspended until 31 December 2026. While it is suspended, the 3.09% transfer tax applies instead.
Can buying costs count toward the minimum investment?
No. The minimum refers to the purchase price of the property. Taxes and fees come on top.