Greece · Golden Visa · Updated 2026-08-11
Greece Golden Visa Cost Calculator
Work out the full 2026 cost of Greece's residence-by-investment programme. Choose your route — direct property, a tourist-accommodation contract, startup or financial investment — and family size to see the qualifying amount, route-specific government fees, estimated property transfer tax where applicable, and legal and ancillary costs. Investment capital and contract consideration are shown separately from taxes and fees, but their value is not guaranteed.
1. Investment route
2. Applicants
Government fees differ for adults and for children under 18.
Main applicant
Always included
Spouse / registered partner
Adult dependents
Unmarried children aged 18–20, or either partner's parents
Children under 18
Total applicants: 1
3. Adjust the estimate
Editable estimate for notary, cadastre, translations and other case costs. Direct property purchases receive a separate 3.09% transfer-tax estimate; qualifying new-build VAT may apply instead.
Your estimate
- Qualifying investmentInvestment capital · value can change
- €400,000
- Greek government fees1 applicant
- €2,016
- Property transfer tax (est.)3.09% estimate; qualifying new-build VAT may apply instead
- €12,360
- Legal fees (est.)
- €7,000
- Ancillary costs (est.)
- €3,000
- Fees & costsNon-recoverable
- €24,376
- Total capital requiredInvestment + all costs
- €424,376
€2,000 investor fee + €16 card × 1
Estimates only — confirm figures with a licensed firm.
What goes into the cost of a Greece Golden Visa
The selected route's headline figure, from €250,000 to €800,000, is the qualifying amount, not a government fee. It may be investment capital or consideration under a qualifying tourist-accommodation contract. Property, contract, startup, credit and market risks differ, and ending or disposing of the qualifying arrangement can affect the permit.
On top sit the government fees: €2,000 for the main applicant on B.1–B.5 investor routes or €2,500 on the B.6 startup route, €150 for each adult family member, and €16 per residence-permit card. Minors are exempt from the €150 permit fee and pay the card charge only.
Finally there are transaction and professional costs. For direct property-purchase routes, the calculator estimates transfer tax at 3.09% of the selected minimum property value. A qualifying new-build transaction can instead attract VAT, while B.5 tourist-accommodation contract routes require separate tax advice. Legal, notary, cadastre and other case costs remain editable.
Greece Golden Visa investment routes (2026)
The direct-property and B.5 tourist-accommodation contract routes below follow Article 100 of the Migration Code as amended by Law 5100/2024. Financial routes follow Article 99, and the startup route follows Article 100A.
Real estate — €400,000 (standard areas)
Purchase of one property worth at least €400,000 outside the high-demand zones. A built property, or one with a building permit, must have at least 120 m² of main areas.
One property; the 120 m² rule applies to built property or property with a building permit.
Real estate — €800,000 (high-demand areas)
€800,000 in the entire Attica Region, the Thessaloniki Regional Unit, the Mykonos and Thira Regional Units, and islands with more than 3,100 residents. The purchase must be one property; a built property, or one with a building permit, must have at least 120 m² of main areas.
One property; the 120 m² rule applies to built property or property with a building permit.
Property conversion / restoration — €250,000
€250,000 for a property whose main spaces are converted to residential use, or for a listed building to be fully restored or reconstructed. The 120 m² minimum does not apply.
Change of use must be completed after 5 April 2024 and before applying; the converted property cannot be used as a business registered office or branch. A listed building must be restored by the first renewal.
Tourist accommodation contract — €400,000 (standard areas)
A qualifying tourist-accommodation timeshare or long-term tourist-accommodation-complex lease lasting at least five years, with an agreement value of at least €400,000 outside the high-demand zones.
The agreement must be registered with the competent land registry or cadastre. No property-transfer tax is automatically added to this contract route.
Tourist accommodation contract — €800,000 (high-demand areas)
A qualifying tourist-accommodation timeshare or long-term tourist-accommodation-complex lease lasting at least five years in Attica, the Thessaloniki Regional Unit, the Mykonos and Thira Regional Units, or an island with more than 3,100 residents, with an agreement value of at least €800,000.
The agreement must be registered with the competent land registry or cadastre. No property-transfer tax is automatically added to this contract route.
Elevate Greece startup — €250,000
At least €250,000 by subscribing to the capital of an Elevate Greece-registered startup or acquiring bonds when it issues a bond loan. The investor's stake or voting rights cannot exceed 33%; the startup must create at least two jobs within one year and maintain the increased headcount for five years.
B.6 permit: one year initially, then two-year renewals; the investment must be held for five years.
Qualifying mutual fund / AIF — €350,000
€350,000 in a qualifying regulated mutual fund established in Greece or another country and invested only in eligible Greek-traded securities, or in a qualifying AIF established in Greece or another EU member state and invested exclusively in Greece.
Company / investment-vehicle capital — €500,000
At least €500,000 as a qualifying capital contribution to a company with a Greek seat or establishment, a Greek REIC, or an eligible venture-capital investment vehicle investing in Greece.
Bank deposit — €500,000
A €500,000 time deposit of at least one year with a Greek credit institution, with a standing renewal order.
Government bonds — €500,000
€500,000 in Greek government bonds with a residual maturity of at least three years, acquired through a Greek credit institution.
Listed shares / corporate bonds — €800,000
€800,000 in shares, corporate bonds or Greek government bonds traded on a regulated market or multilateral trading facility operating in Greece.
Greek government fees (2026)
| Fee | Who pays | Amount |
|---|---|---|
| B.1–B.5 investor e-paravolo | Main applicant, per permit cycle | €2,000 |
| B.6 startup e-paravolo | Main applicant, per permit cycle | €2,500 |
| Adult dependent fee | Each qualifying adult family member | €150 |
| Residence-permit card | Per person (incl. children) | €16 |
Official sources: Migration Code, Article 171 (B.1–B.5, family-member fees and minor exemption), Law 5162/2024 (B.6 startup fee), and the official Mitos service record (€16 card charge).
Important property conditions
Direct property used for an investor permit cannot be sublet or used for short-term rental. For the €250,000 conversion route, the change to residential use must be completed after 5 April 2024 and before the permit application. A converted property cannot be used as a business registered office or branch; a breach can lead to permit revocation and a €50,000 fine.
A listed-building investment must be fully restored or reconstructed by the first renewal, and transferring it before that work is complete is invalid. Confirm the property category and evidence before signing or paying.
Sources: Law 5100/2024 and the National Registry of Administrative Public Services, including its B.5 timeshare and long-term lease record.
Frequently asked questions
How much does the Greece Golden Visa cost in 2026?
The qualifying investment starts at €250,000 for a qualifying change-of-use property, listed-building project or Elevate Greece startup; €350,000 for a qualifying fund; €400,000 for standard-area direct property or a qualifying tourist-accommodation contract; €500,000 for qualifying company capital, a time deposit or Greek government bonds; and €800,000 for high-demand direct property, a qualifying tourist-accommodation contract or listed securities. The calculator then adds government fees, an estimated 3.09% property-transfer tax to direct property purchases where applicable, and editable legal and ancillary estimates.
Is the €250,000 or €400,000 a cost?
It is qualifying investment capital rather than a government fee, but it is not guaranteed or automatically recoverable. Property, startup equity, funds, bonds and shares can rise or fall in value, and selling or liquidating the qualifying investment can affect the residence permit. The calculator therefore separates investment capital from taxes and fees without promising a return of capital.
What are the Greece Golden Visa government fees?
The main applicant pays €2,000 for B.1–B.5 investor routes or €2,500 for the B.6 Elevate Greece startup route. Each adult family member pays €150, and the electronic residence-permit card costs €16 per person. Minors are exempt from the €150 permit fee and pay the card charge only. A standard-route couple pays €2,182 for one cycle; a startup-route couple pays €2,682.
What are the property investment tiers?
Law 5100/2024 sets €800,000 for the entire Attica Region, the Thessaloniki Regional Unit, the Mykonos and Thira Regional Units, and islands with more than 3,100 residents; €400,000 applies elsewhere. The purchase must be one property, and the 120 m² main-area rule applies to built property or property with a building permit. The €250,000 exceptions cover qualifying residential conversions and listed buildings; the 120 m² rule does not apply to them.
Are there cheaper non-property routes?
Yes. Article 99 includes €350,000 qualifying mutual-fund and AIF routes; €500,000 qualifying company or investment-vehicle capital, Greek bank time-deposit and Greek government-bond routes; and an €800,000 Greek-market listed-securities route. Article 100A separately provides the €250,000 Elevate Greece startup route, with a 33% ownership or voting-rights cap and job-creation conditions.
Do children pay the same government fees?
No. Minors are exempt from the €150 residence-permit fee and pay only the €16 card charge. Qualifying adult family members pay €150 plus the card charge. For these investor permits, family members include a spouse or registered partner, unmarried children under 21, and the direct parents of either partner.
What extra costs come with buying property?
For an ordinary transfer-tax transaction, the buyer generally pays 3% on the taxable value plus a municipal levy equal to 3% of that tax, producing an effective 3.09% estimate. The calculator applies 3.09% to the selected minimum direct-property investment. Some qualifying new-build transactions can instead attract 24% VAT unless the constructor has opted into the VAT suspension available through 31 December 2026. Confirm the actual taxable value, VAT status, exemptions and transaction costs before committing.
Are the legal fees fixed?
No. Legal and professional fees are set by each firm. The calculator's legal-fee figure is an editable planning assumption, not a government-set charge, and should be replaced with an itemised quote for the actual route, property and family.
Get an exact quote
Property selection, tax and fund eligibility all move the final number. Compare verified Greece Golden Visa lawyers — ranked on credentials and reviews, never pay-to-play — and get fixed quotes for your situation.
Disclaimer. This calculator provides general estimates for information only and is not legal, tax or immigration advice. Government fees and route thresholds are sourced only from Greek government legislation and service records. The property-tax estimate follows the Independent Authority for Public Revenue, while the potential new-building VAT treatment follows the Ministry of Economy and Finance VAT guide. Legal and ancillary figures are editable private-market assumptions, not government-set charges. Confirm taxable value, VAT status, current rules and eligibility with a licensed Greek lawyer before committing funds. Last reviewed 2026-08-11.