Greece Golden Visa Costs and Fees in 2026

The purchase price is only the starting line. Families who budget for €400,000 and then meet transfer tax, lawyer fees, the state fee and insurance in the same month feel the squeeze. Here is the cost stack I walk through before anyone pays a reservation deposit, based on BRIDGES published figures (checked 15 Oct 2026).

The investment itself

Option	Headline minimum
Conversion / listed restoration	€250,000
Standard zone property	€400,000
Premium zone property	€800,000
Deposit, funds or securities	€500,000

These are programme thresholds, not “all-in” budgets.

Taxes and transaction costs on property

BRIDGES states that taxes and transaction costs typically add around 10% of the property value. The main lines are:

• Transfer tax of about 3% on resale properties, or VAT of 24% on qualifying new builds (check the current VAT treatment for the specific project).
• Notary, land registry, lawyer and due diligence fees.
• A proposed higher transfer tax for some non-EU buyers has been discussed in Greek policy debate; as of the BRIDGES programme notes in 2026 the law on a 15% rate was not yet passed. I never price a deal on a draft tax.

State fee and insurance

• State fee: €2,000 for the investor residence application (BRIDGES figure; confirm the e-paravolo amount on filing).
• Medical insurance: about €300 per person covered by the application, compulsory for everyone on the file.

Printing of the biometric card has a small separate fee in the official checklist (often cited around €16); it is minor next to the rest.

Worked example: conversion route

BRIDGES gives a preliminary all-in starting point of about €277,300 for a conversion property at the €250,000 threshold. That sketch includes the investment plus typical taxes, the state fee and insurance for a lean file. It is not a government quote and it grows with family size, lawyer scope and any renovation overrun.

For an €400,000 resale, a rough planning band using the ~10% transaction add-on plus €2,000 and insurance for four people lands well above €440,000 before any furniture or travel. For €800,000 premium zones, plan the same percentage logic rather than hoping fees stay flat.

Costs people forget

• Translations, apostilles and sworn translations for civil status documents.
• Travel for biometrics if the family is not already in Greece.
• Annual property ownership taxes and building common charges once you hold the asset.
• Support fees if you work with an advisory firm. BRIDGES charges for transaction and residency work; this free guide does not.

What you should ask for in writing

Before you wire a deposit, ask for a one-page budget with separate lines for: purchase price, estimated tax, notary/registry, legal due diligence, state fee, insurance per person, and advisory fees. If a broker shows only the headline threshold, I treat the file as incomplete.

More on timing of payments is in the application process guide. Zone choice is in thresholds by region.

Last checked 15 Oct 2026.