Greece Golden Visa: 15% Property Transfer Tax Plan & What It Means for New Investors

by Adam Fayed on November 6, 2026

Greece is proposing to raise its property transfer tax from 3% to 15% for certain foreign property buyers from July 1, 2027, potentially increasing the cost of obtaining a Greece Golden Visa.

The proposal does not directly change the Golden Visa's minimum investment thresholds, but it could significantly increase the total acquisition cost for affected investors.

Key Takeaways

The proposed tax is based on the property’s taxable value, which may differ from its purchase price.
The higher rate would apply to the property transfer tax, not annual ownership, rental income or capital gains.
A Greek residence permit does not automatically make its holder a Greek tax resident.
A preliminary agreement signed before the proposed start date may not be enough to secure the current tax rate.

My contact details are hello@adamfayed.com and WhatsApp ‪+44-7393-450-837 if you have any questions.

The information in this article is for general guidance only. It does not constitute financial, legal, or tax advice, and is not a recommendation or solicitation to invest. Some facts may have changed since the time of writing. GREEK GOLDEN VISA PROPOSED PROPERTY TAX INCREASE

What are the latest news on the Greece Golden Visa?

Greece’s Golden Visa program has previously introduced new investment options and stricter property requirements, while a proposed 15% property transfer tax in 2027 could further increase costs for foreign investors.

The latest developments include changes to the property investment thresholds, a new startup investment route, and a proposed long-term rental portfolio category.

The main updates are:

Higher property investment thresholds: Since 2024, the standard minimum investment has increased to €800,000 in designated high-demand areas and €400,000 elsewhere. The €250,000 route remains available for qualifying conversions and listed-building restorations.
A startup investment route: Introduced on January 1, 2025, Greece's €250,000 Golden Visa route allows non-EU investors to obtain residency by investing in eligible startups registered with Elevate Greece, subject to investment and job creation requirements.
A proposed property portfolio route: Greece's National Housing Policy Strategy 2026–2035 includes a plan to allow qualifying investments across multiple properties, provided they are dedicated to long-term residential rentals. The route still requires implementing legislation.
A proposed 15% property transfer tax: Announced in September 2026, the proposed increase could significantly raise the acquisition costs for certain foreign property buyers from 2027.

These developments reflect Greece's effort to maintain foreign investment while directing more capital towards housing supply and long-term rental accommodation.

The proposed 15% property transfer tax is particularly relevant to investors considering the real estate route, as it could raise the upfront cost without directly changing the Golden Visa's minimum investment thresholds.

What is Greece’s proposed 15% property transfer tax?

Greece’s 15% property transfer tax proposal would increase the tax charged on residential property purchases by qualifying foreign buyers from the existing 3% rate to 15% of the property's taxable value.

The measure was announced as part of the government’s housing policy response to rising property demand and concerns about affordability for local residents.

The proposed increase is intended to discourage additional demand from certain foreign buyers.

Tax	Current rate	Proposed rate
Property transfer tax	3%	15%
Municipal surcharge on the transfer tax	3% of the tax due	3% of the tax due
Effective total	3.09%	15.45%

The municipal surcharge is calculated on the transfer tax itself, not directly on the property's value.

As a result, the proposed effective rate would be 15.45% of the taxable value, assuming the surcharge remains applicable as drafted.

The taxable value may differ from the negotiated purchase price.

Buyers should obtain a calculation based on the property's applicable tax valuation.

Importantly, the proposed 15% charge is a property transfer tax. It is not an annual tax on ownership, a tax on rental income, or a tax on capital gains from selling the property.

Who would pay the proposed 15% property tax in Greece?

The proposed tax would apply to individuals who are tax residents outside the EU and EEA when the property transfer tax liability arises.

The draft focuses on the buyer’s tax residence and not just their nationality.

Holding a Greek residence permit does not automatically make an individual a Greek tax resident.

Tax residence generally involves considerations such as the individual's center of vital interests and physical presence.

EU and EEA tax residents would fall outside the proposed category.

The draft also contains exemptions for certain other categories, including Greek nationals, individuals of Greek descent and certain long-term residents.

The precise scope should be checked against the final legislation.

Does the proposed tax apply to companies?

The draft specifically refers to purchases by natural persons. Corporate acquisitions are not expressly covered by the proposed higher rate in the same way.

However, purchasing property through a company can involve separate legal, tax and Golden Visa eligibility considerations.

A company structure should not be assumed to provide a straightforward exemption or a qualifying route to residency.

The treatment of corporate purchases should be confirmed under the final law and the relevant immigration rules.

How much would the 15% property tax cost Golden Visa investors?

The proposed 15% property transfer tax could add €30,900 to a €250,000 property purchase; €49,440 to a €400,000 purchase; and €98,880 to an €800,000 purchase for affected Golden Visa investors.

The increase would substantially raise upfront acquisition costs, particularly for properties in Greece’s higher investment categories.

Property value	Current effective tax at 3.09%	Proposed effective tax at 15.45%	Additional cost
€250,000	€7,725	€38,625	€30,900
€400,000	€12,360	€61,800	€49,440
€800,000	€24,720	€123,600	€98,880

For an investor purchasing an €800,000 property, the proposed tax would increase the transfer tax bill by nearly €99,000.

This would be in addition to the investment itself and other transaction expenses, such as legal fees, notarial fees and registration costs.

The examples illustrate the potential impact on qualifying Golden Visa investments.

Actual costs may differ based on the taxable value, exemptions, the buyer’s tax residence and the final form of the legislation.

Will the 15% property tax change Greece's Golden Visa investment requirements?

The proposed 15% property transfer tax would increase the total cost of acquiring qualifying real estate but would not directly change Greece's Golden Visa investment thresholds.

The existing €250,000, €400,000 and €800,000 routes would remain separate from the proposed tax.

The minimum qualifying investment is not the same as the total amount needed to complete a property purchase.

Considering Investment-Based Residency in Europe?

Review investment structures that may align with residency requirements in Greece and other European countries, based on your capital and objectives.

Explore Your Investment Options

Is Greece still worth investing in for a Golden Visa in 2027?

Greece may remain an attractive residency-by-investment destination in 2027, but the proposed tax could change the financial calculation for investors who are tax residents outside the EU and EEA.

The program continues to offer a renewable five-year residence permit, access to the Schengen area for eligible travel, and no general minimum stay requirement for maintaining the permit.

These features remain relevant for investors seeking European residency without relocating full-time.

The investment decision should consider more than the Golden Visa minimum.

Investors should assess the total acquisition cost, property location, potential rental income, maintenance expenses, tax residence and long-term investment objectives.

Buying Before July 2027

Investors considering Greece should pay attention to the proposed implementation date of July 1, 2027.

If the measure is enacted as drafted, final property contracts signed from that date would fall within the new tax regime.

A preliminary agreement or reservation made before the deadline may not be sufficient to secure the existing rate.

The draft does not provide a clear general exemption for preliminary contracts signed before the implementation date.

Buyers should avoid assuming that an early reservation alone will protect them from the proposed tax.

Alternatives to the Greece Golden Visa

Investors evaluating the Greece Golden Visa may also consider alternative residency-by-investment program in Europe.

These options differ in their qualifying investments, property rules, tax treatment and residency benefits.

Portugal Golden Visa: Offers residency through qualifying investment funds, research, cultural contributions and business investments. Direct residential property purchases no longer qualify.
Hungary Guest Investor Programme: Provides residency through qualifying investment options, including a €250,000 real estate fund investment.
Italy Investor Visa: Offers residency through investments such as €250,000 in an innovative startup or €500,000 in an Italian company.
Latvia Residence by Investment: Provides a residency route through qualifying business investments or other eligible options.

The right alternative depends on the investor’s budget, preferred investment structure and intended use of the residence permit.

Greece may still be attractive for those seeking property ownership and a Mediterranean lifestyle, but comparing the total investment cost and residency conditions across programs can help determine whether another destination offers better value.

Conclusion

Greece’s proposed tax reflects a tension in residency by investment.

Foreign capital can support the property market, but it can also add pressure to housing affordability for local residents.

By raising the cost for certain overseas buyers, Greece is seeking to curb some of that demand while preserving other channels for investment.

For Golden Visa applicants, this means assessing the property beyond its role in securing residency.

The investment must still make financial sense after the additional tax, ownership costs and potential resale considerations.

Where the property case is weaker, another European residency route may offer a better fit for the investor’s capital and mobility goals.

FAQs

How much money do you need to get a golden visa in Greece?

The minimum property investment is €800,000 in designated high-demand areas, €400,000 in other regions, or €250,000 for qualifying conversions and listed-building restorations.

Additional costs include property transfer tax, legal fees and other transaction expenses.

What is the property tax rate in Greece?

Greece's property taxes include an annual ownership tax (ENFIA), a 3% property transfer tax on purchases, and taxes on rental income.

For Golden Visa investors, the relevant proposed change is an increase in the property transfer tax to 15% (15.45% including the municipal surcharge) from July 2027 for certain residential purchases by individuals who are tax residents outside the EU and EEA.

What are the changes to personal income tax in Greece in 2026?

Greece's 2026 personal income tax reforms introduced lower rates for younger taxpayers and families, alongside a new 25% intermediate tax rate on rental income between €12,000 and €24,000.

These changes are separate from the proposed 15% property transfer tax and may affect Golden Visa holders who become Greek tax residents.

Related Articles