EU residency in 60 days. Five-year renewable permits with no minimum stay. Three investment zones, three strategies — and one of Europe's most successful residency-by-investment programmes.
After Portugal closed the residential real estate route and Spain shut its programme entirely, Greece is the largest active EU residency-by-investment market. Bank of Greece reports 7.7% property price growth in Q3 latest data.
Thessaloniki Center leads on yield (university-driven demand, lower entry threshold). Athens Riviera leads on capital growth (Hellinikon mega-project). Mykonos villa rentals deliver headline yields but are seasonal. Note: short-term/Airbnb is prohibited for Golden Visa properties — yields shown reflect long-term rental.
Choose Zone C (€250K) if you want lowest capital outlay and don't mind a conversion or restoration project. Zone B (€400K) for emerging-region growth. Zone A (€800K) for prime liquidity and resale strength.
Plan for ~10-12% total transaction cost on top of purchase price. Property tax (ENFIA) is annual but moderate. Non-resident landlords face Greek income tax on rental income; Non-Dom regime is an alternative for new tax residents.
| Cost | Rate / amount | When | Notes |
|---|---|---|---|
| Property transfer tax (FPA) | 3.09% | On purchase | Replaces VAT for resale and most new-builds since 2020. Buyer pays. |
| VAT (new builds with permit before 2006) | 24% | On purchase (limited cases) | VAT was suspended on most new-build construction; transfer tax applies instead. |
| Notary fees | 0.8-1.2% | On purchase | Mandatory notarial deed. |
| Land Registry / Cadastre | 0.5-0.7% | On registration | Plus minor stamp duties. |
| Legal fees | 1-2% | On purchase | Legal counsel mandatory in practice. Includes due diligence. |
| Real estate agent | 2% (each side) | On purchase | Buyer and seller often each pay 2%. Negotiable. |
| Golden Visa application fee | €2,000 + €150/family | On application | Plus ~€500 biometric / processing per applicant. |
| ENFIA (annual property tax) | €2 – 13/sqm + supplement | Annual | Banded by location and property type. Typical Athens 100sqm flat: €350-900/year. |
| Income tax on rental (non-resident) | 15% / 35% / 45% | Annual | 15% up to €12K, 35% €12K-35K, 45% above. Allowable expenses limited. |
| Non-Dom regime (optional) | €100K flat /yr | For new tax residents | Flat tax on all foreign income. +€20K per family member added. 15-year max. |
| Capital gains tax | 15% (suspended) | On disposal | CGT on private property sales currently suspended through extended moratoria — confirm at time of sale. |
Six structural forces shaping Greek property investment over the next 24 months.
Portugal closed the residential real estate route in 2023. Spain shut its Golden Visa entirely in 2025. Greece is now the largest active EU residency-by-investment programme — and that scarcity supports premium pricing.
StructuralLine 4 (12.6 km) under construction, transforming neighbourhoods like Galatsi, Goudi, and Veikou. Properties within 500m of new stations historically appreciate 8-15% above area averages on opening.
ActiveEurope's largest urban regeneration — €8B+ on the former Athens airport site at Elliniko/Glyfada. Riviera Tower (Greece's tallest), marina, casino, parks. Adjacent property up 30-40% since groundbreaking.
Long-termGolden Visa properties cannot be short-term rented since 2024 reforms. €50,000 fine + permit revocation for violation. Pushes investors toward long-term rental and capital-growth strategies.
ActiveBoG reports 7.7% YoY price growth in Q3 latest. Athens leading, Thessaloniki tracking, islands varied by tourism strength. Foreign-buyer share at 41% of pre-reform applications, expected to remain elevated.
Steady7 years of legal residency + language test = path to Greek (EU) citizenship. Greek passport ranks 5th globally with visa-free access to 190 countries. Long-term holders of Golden Visa increasingly eyeing this route.
Legacy playGet a tailored shortlist matched to your zone preference (€250K conversion / €400K regional / €800K prime). We work with vetted Greek lawyers, notaries, and developers — and walk you through Golden Visa submission step by step.
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