Golden Visa Investment Costs Greece: Complete 2025 Breakdown

What is the Real Price of the Golden Visa Key?

You’ve seen the headline: “EU Residency from €250,000.” It sounds like the perfect key to unlocking a future in Europe. But before you budget for that key, it’s crucial to ask the most important question: what is the total price to actually turn it in the lock?

For many aspiring investors, the journey begins with excitement but can quickly become a source of stress. The initial property price is clear, but it’s often followed by a cascade of unforeseen expenses—property taxes, mandatory legal charges, and administrative fees that are rarely mentioned in promotional materials.

These “hidden costs” can inflate your final budget by tens of thousands of euros, turning a well-planned investment into a financial scramble.

This guide was created to eliminate that uncertainty. We are pulling back the curtain to provide the most transparent and comprehensive cost breakdown available for the Greece Golden Visa in 2025. Forget vague estimates. Here, you will find the specific percentages, government-mandated fees, and professional service costs you need to plan your investment with absolute confidence, down to the last euro.

Part 1: The Core Investment in Real Estate

This is the largest and most straightforward part of your budget. As of 2025, the investment must be in a single property and falls into one of three tiers based on location and type:

• €800,000: For a single property of at least 120 sq.m. in high-demand zones (the entire Attica region including Athens, Thessaloniki, Mykonos, Santorini, and other major islands).
• €400,000: For a single property of at least 120 sq.m. in all other regions of Greece.
• €250,000: For a property requiring full renovation or being converted from commercial to residential use (this tier has no size restriction and is available nationwide).

Part 2: One-Time Property Acquisition Costs & Taxes

These are the mandatory fees and taxes associated with legally transferring the property to your name. As a rule of thumb, you should budget an additional 5% to 8% of the property’s purchase price to cover these costs.

Part 3: Government & Administrative Application Fees

These are the direct costs associated with the Golden Visa application process itself, paid to the Greek government and other entities.

Part 4: Putting It All Together – Sample Budget Scenarios

To illustrate the total cost, here are three sample budgets for a family of four (investor, spouse, one child over 18, one child under 18) based on the different investment tiers.

Scenario 1: The €250,000 Renovation Project

Scenario 2: The €400,000 Regional Investment

Scenario 3: The €800,000 Prime Zone Investment

Part 5: Ongoing Costs to Keep in Mind

Your financial commitment doesn’t end entirely after the initial purchase. You should also plan for:

• Annual Property Tax (ENFIA):                                                                                                                                  This is a yearly tax paid by all property owners in Greece. The amount varies significantly based on the property’s size, age, and location (its “objective tax value”), but for a standard apartment, it can range from a few hundred to a few thousand euros per year.
• Permit Renewal Fees:                                                                                                                                                    Your Golden Visa is valid for five years. To renew it, you will need to pay the government application fees again (€2,000 for the main applicant, €150 for adult dependents) and demonstrate continued ownership of the property and valid health insurance.

A Transparent Path to European Residency

While the total cost of the Greece Golden Visa extends beyond the initial investment, the fee structure is transparent and predictable. By budgeting an additional 5-8% for acquisition costs and accounting for government fees, you can accurately plan your investment. Compared to other European programs, Greece offers a clear, straightforward, and highly valuable proposition, linking your residency directly to a tangible asset in a thriving market.

Frequently Asked Questions (FAQ)

1. Is VAT (Value Added Tax) applicable on property purchases in Greece?

VAT at 24% generally applies only to the purchase of newly built properties whose building permits were issued after January 1, 2006. However, this VAT is currently suspended until the end of 2024, and this suspension is often extended. Most resale properties are subject only to the 3.09% transfer tax, not VAT.

2. Are legal fees negotiable?

Yes, legal fees can vary between law firms. Some charge a percentage of the property value, while others offer a flat fee for the entire Golden Visa service. It is highly recommended to get quotes from a few reputable firms and choose one that offers a clear scope of work for their fee.

3. What are the costs for renewing the Golden Visa every five years?

The renewal costs are significantly lower than the initial investment. You will need to pay the government application fees (€2,000 for the main applicant, €150 for each adult dependent) and the residence card printing fees (€16 per person), plus legal fees for handling the renewal process and the cost of maintaining your health insurance.

4. Are there any hidden bank fees?

When transferring a large sum of money to open a Greek bank account and purchase the property, be aware of potential currency conversion fees and international transfer charges from your bank. It’s wise to discuss these with your financial institution beforehand.