Buy Property in Greece — EU Residency from €250K, Schengen Access for the Family
Greece's Golden Visa is the most popular EU residency programme for international buyers from India, the Gulf, and Southeast Asia. Live, travel, and work across 27 Schengen countries — spouse, children, and parents all included.
€250K
Entry investment (heritage/conversion route)
27
Schengen countries you can enter freely
5 yrs
Residency term, indefinitely renewable
4+1
Family members covered (spouse, kids + parents)
Investment Tiers
Three Zones, Three Price Points
Greece uses a tiered system — where you buy determines your minimum investment. All tiers grant the same EU residency and Schengen rights.
Entry Tier
€250K
Heritage & Conversion Route
- Listed/heritage buildings
- Commercial → residential conversions
- 120 sqm interior minimum does NOT apply
- Typically in regional cities & islands
Most Regions
POPULAR€400K
Standard Residential Route
- Most Greek regions & islands
- Best selection of available properties
- Resale and new-build both eligible
- No minimum size requirement
Premium Zones
€800K
High-Demand Locations
- Attica (greater Athens) & Thessaloniki
- Mykonos & Santorini
- Islands with population >3,100
- 120 sqm interior minimum applies
Investment thresholds in effect as of January 2026. Subject to change — verify with a qualified Greek immigration advisor.
Why Greece
What Your Golden Visa Gets You
Full Schengen Access
Travel freely across all 27 Schengen countries without a visa. No queues at European borders for you or your family.
Family Included
Your spouse, dependent children, and parents are all included on the same application — no separate fees per family member.
Right to Work
Law 5275/2026 introduced a combined residence + work permit. Golden Visa holders can now also apply to work in Greece in one application.
No Stay Requirement
You do not need to live in Greece to maintain your visa. Visit as often or as little as you wish — residency is based on property ownership.
Indefinitely Renewable
Renew every 5 years as long as you maintain the property. Most buyers keep the property long-term as an investment or holiday home.
EU Citizenship Pathway
After 7 years of legal residence (with physical presence), you may apply for Greek citizenship and an EU passport.
Tax & Costs
Greek Property Tax Overview
Capital Gains Tax Exemption Ends 31 December 2026
Greece currently suspends the 15% capital gains tax on property sales. From 1 January 2027, gains on Greek property sold will be taxed at 15%. Buyers planning to exit or flip before 2027 retain the full exemption. Buyers holding long-term are unaffected until they sell.
| Tax / Cost | Rate | Notes |
|---|---|---|
| Property transfer tax | 3.09% | On purchase from private seller |
| VAT on new builds | 24% | On new-build from developer; exemption applies in some cases |
| Capital gains tax | 0% until 31 Dec 2026; 15% from Jan 2027 | On gains from property sale |
| Annual ENFIA property tax | Variable | Based on property value, location, and size |
| Income tax on rental income | 15–45% progressive | For Greek tax residents; non-residents taxed on Greek-source income |
| Retiree flat-rate regime | 7% on worldwide income | Optional for qualifying new tax residents; 10-year term |
Tax positions depend on your tax residency and specific circumstances. Seek advice from a qualified Greek tax advisor.
Returns Calculator
Rental Yield & ROI Simulator
Adjust the sliders to model your potential return. Figures are indicative — ask our AI for a personalised breakdown.
Investment Parameters
Projected Returns
Capital Invested
€292K
≈$268K USD
Annual Net Income
€15K
After ~25% costs
10-Year Breakdown
Total ROI on Equity
98%
Annualised Return
7.1%
per year
CGT suspended until Dec 2026 · 3% transfer tax included above · rental income taxed for residents
Get My Personalised Analysis →Indicative projections only. Net rental assumes 25% operating costs (management, vacancy, maintenance). Mortgage repayments are not deducted — figures reflect equity growth only. Acquisition costs are included in capital invested. Not investment advice.
How We Help
From Chat to Closing in 3 Steps
Tell Our AI Your Goals
Budget, zone preference, lifestyle goals, family size — our AI advisor builds your profile in 5 minutes.
Get Matched to a Greek Specialist
We route you to a verified Greek broker with experience in your preferred zone and buyer profile.
Book a Free Consultation
Your broker will share a curated shortlist and set up virtual or in-person viewings. Always free, no obligation.
Regulatory Pulse
Latest Greece Rule Changes
Greece VAT suspension on new-build homes extended to 31 Dec 2026
The suspension of 24% VAT on new residential property sales has been extended through 31 December 2026. New-build buyers continue to pay the 3% transfer tax instead. After the suspension lapses, purchases of new builds will attract the full 24% VAT, sharply raising acquisition cost.
Immigrant Invest — Taxes in Greece 2026 ↗Greek property capital gains tax exemption expires 31 Dec 2026
Greece's suspension of the 15% capital gains tax on property sales ends 31 December 2026. From January 2027, gains on Greek property sales will be taxed at 15%. Buyers planning to flip or exit before 2027 retain the exemption.
Immigrant Invest — Taxes in Greece 2026 ↗Law 5275/2026 — combined residence + work permit application
Greece's Law 5275/2026 consolidates the Immigration Code and transposes EU Directive 2024/1233. Residence and work permits now share a single application procedure, simplifying paths for Golden Visa holders who also want to work in Greece.
Global Law Experts — Greek Golden Visa 2026 ↗Greece rental income tax: new 25% band introduced for €12K–€24K range
From 1 Jan 2026 Greece added a 25% intermediate tax band for rental income between €12,001 and €24,000 (previously taxed at 35%). Updated brackets: 15% up to €12K · 25% up to €24K · 35% up to €36K · 45% above €36K. Net yields for mid-range rental income improve noticeably.
Premium Eco Platform — Greek Rental Tax Changes 2026 ↗Greece short-term rentals now require AADE registry + AMA number
Property owners letting out Greek property short-term must register each unit on the AADE short-term rental registry, obtain a Property Registration Number (AMA), and display that number on every online platform listing. Non-compliance triggers fines.
Global Law Experts — Greek Golden Visa 2026 ↗Three-zone Golden Visa pricing fully in effect
Greece's tiered system is now fully active: €250K (heritage + commercial-to-residential conversion), €400K (most regions), €800K (Attica, Thessaloniki, Mykonos, Santorini, large islands). 120 sqm interior minimum applies in premium zones.
Get Golden Visa — Greece 2026 Guide ↗Greek Golden Visa properties cannot be used for short-term rentals
Properties used to qualify for the Greek Golden Visa are prohibited from being listed on short-term rental platforms such as Airbnb and Booking.com under the current programme rules. Investors planning to let via Airbnb must use a separate non-qualifying property for rental income.
Global Citizen Solutions — Greece Golden Visa 2026 ↗Ready to Start?
Get Your EU Residency Sorted This Year
The capital gains tax exemption ends December 2026. If you're considering Greece, now is the right window to move.
Check My Greece Eligibility →Free consultation. No obligation. Figures indicative — seek qualified legal and tax advice.