Guide · Costs and taxes · 2026

What a €250k Greek Golden Visa purchase really costs

A worked example of the one-off taxes and fees on a €250,000 Golden Visa purchase, the yearly cost of holding it, the tax on rent, and what the announced 15% tax would change.

By TPL S.A., owner and developer of MVR 19Sources last checked 27 September 2026General information, not legal or tax advice

Ask for the price list

On a €250,000 Greek Golden Visa purchase, expect one-off costs of roughly 5–7% on top of the price today: about €14,500–17,200 including permit fees. The largest item is the 3.09% transfer tax (€7,725). Yearly costs are small by comparison: ENFIA, insurance, building charges and tax on any rent. If the announced 15% transfer tax, not yet law, applied, the tax alone would be about €37,500–38,600.

MVR 19. Each residence is offered at €250,000, the full price in the deed. The building is designed for the €250,000 change-of-use route; eligibility is subject to completion of the change of use before your application. The conversion is in preparation and the Ministry decides every application.

Worked example: one-off costs on €250,000

What a buyer pays on top of a €250,000 price under today's rules, with mid-market fees, one main applicant, no buyer's agent, and transfer tax rather than VAT (see the note on VAT). Your lawyer confirms the figures before you sign.

Worked example of buyer costs on a €250,000 purchase, as of 27 September 2026. Fees vary by professional and case; the figures are illustrative, not quotes.
Item	Worked example	Basis
Transfer tax	€7,725	3% plus a 3% municipal surcharge on the tax: 3.09% of the higher of price and objective value
Notary	€2,480	About 0.8% (sliding scale of roughly 0.65–1%) = €2,000, plus 24% VAT of €480, plus small fixed costs
Land Registry or Cadastre	€1,250	About 0.5%, plus small fixed fees
Buyer's lawyer	€3,100	About 1% = €2,500, plus 24% VAT of €600
Permit fees, main applicant	€2,016	€2,000 electronic fee plus €16 for the residence card
Family members	not included	Family fees apply for each family member included
Private health insurance	not included	A policy covering you in Greece, required with the application
Total	€16,571	About 6.6% of the price, before family fees and insurance

With lower fees (notary 0.65%, registry 0.475%, lawyer 0.5%, plus VAT) the total is about €14,500 (5.8%). At the top of the notary scale it is about €17,200 (6.9%). Hence the rule of thumb of roughly 5–7%.

How each cost works

Transfer tax: 3.09%

The tax is 3% of the taxable value plus a 3% municipal surcharge on the tax, an effective 3.09%. The taxable value is the higher of the deed price and the state's objective value; for a €250,000 studio that is normally the price, so the tax is €7,725. It is paid before signing, and the notary files the return.

Notary: about 0.8% plus VAT

The notary checks title and tax clearance, records the payment details and has the deed registered. Fees follow a sliding scale of roughly 0.65–1%, plus 24% VAT and small fixed costs. For a Golden Visa the notary also certifies the price, how it was paid, and whether the property was already used for a permit.

Land Registry or Cadastre: about 0.5%

The deed is registered with the Land Registry or the Hellenic Cadastre for about 0.475–0.5% plus small fixed fees. Proof of registration, or of the request, goes with the permit application.

Your lawyer: about 1% plus VAT

A lawyer is not mandatory, but in practice you need one. Under a power of attorney your lawyer obtains your tax number, opens a Greek bank account, checks title and permits, reviews the contract and files the permit application online. Fees are commonly 0.5–1% plus 24% VAT, often with a minimum. Agree scope and fee in writing.

Permit fees: €2,016 for the main applicant

An electronic fee of €2,000 plus €16 for the card. Family members pay their own fees; ask your lawyer for the current schedule. One investment can cover a spouse or registered partner, children under 21 and the parents of both spouses.

Health insurance

A private policy covering you in Greece is needed for the application and each renewal, and for each family member. Premiums depend on age and cover.

Smaller items

Budget for the power of attorney (at a Greek consulate, or before a notary abroad with an apostille), translations and apostilles of civil documents, bank charges, and one trip to Greece for biometrics. A buyer's agent typically charges about 2% plus VAT. MVR 19 is sold directly by its owner, TPL S.A.

Price and payment rules

The price in the deed is the investment: at least €250,000, paid in full before you apply, by bank transfer, crossed bank cheque or card payment into a Greek bank account. The payer is you, your spouse or a relative up to the second degree, and the notary records the details.

Nothing may flow back. Under Circular 1/2026 (Clarification 23), undocumented transfers before or after the investment, and misleading advertising about price or payment, lead to referral to the tax, police and anti-money-laundering authorities and to revocation of permits. So each MVR 19 residence has one price, recorded in full in the deed. There are no rebates or cash-back, and the seller does not pay the buyer's taxes, fees or furniture.

A note on VAT

Some sales of new buildings carry 24% VAT instead of transfer tax. That VAT is suspended until 31 December 2026 (Law 5246/2025, art. 12); an extension into 2027 has been reported but is not law. Whether VAT could apply to a conversion depends on its permits and dates. Ask your lawyer to confirm in writing, before you sign, which tax applies and how it interacts with the €250,000 minimum.

Yearly holding costs

These costs arrive whether or not the studio is let.

Yearly costs of holding a small Greek studio. Amounts depend on the unit and on your choices; no figure here is a quote.
Cost	How much	What it covers
ENFIA property tax	Typically low for a 16–28 m² studio; compute it on AADE for the specific unit	Annual tax on property you own on 1 January, based on size, zone value and building factors
Building charges	Set in the building's rules; ask before you reserve	Your share of shared costs, such as cleaning, common lighting and roof-garden upkeep
Home insurance	Depends on cover	Cover for the unit and its contents
Health insurance	Depends on age and cover	Private policy for you and each family member, kept in force for renewals
Tax on rent	From 15%; see the scale below	Greek income tax on rent received, if you let
Accountant	Agreed with your accountant	Your annual Greek tax return
Letting and management	Agreed with the manager	Only if you appoint a manager
Utilities between tenancies	Usage-based	Electricity and water while the studio is empty
Permit renewal	About €400 a year, averaged	€2,000 electronic fee plus the card fee, every five years

Easy to miss: the €2,000 permit fee recurs at every renewal, and if you let the studio you file a Greek tax return every year, even from abroad.

Tax on rental income from 2026

Rent from Greek property is taxed in Greece, for residents and non-residents alike, with no tax-free band. From tax year 2026 this scale applies after a flat 5% deduction:

Greek tax on rental income from tax year 2026 (Law 5246/2025, art. 8), applied after the 5% deduction.
Taxable rent a year	Rate
Up to €12,000	15%
€12,000.01 to €24,000	25%
€24,000.01 to €36,000	35%
Above €36,000	45%

An illustration, not a forecast: conventional studios of up to 25 m² in the Zarouchleika area of Patras were advertised at about €250–300 a month, bills extra, in September 2026. At €280 a month for ten months, rent is €2,800; €2,660 is taxable after the deduction, and tax at 15% is €399. Ask your adviser whether your home country also taxes it. A temporary exemption for previously empty homes let long-term exists, but whether a converted unit qualifies is unconfirmed.

That rent is about 1.1% of €250,000 a year, before costs and tax. The value case is the residence permit plus a low-maintenance, long-let asset, not the yield. See the Patras student housing guide for both sides of the evidence.

The 15% transfer-tax scenario

In September 2026 the government announced a 15% transfer tax for non-EU and non-EEA individuals buying residential property, from 1 July 2027, with companies, people of Greek origin and long-term residents reported as excluded. It is not law. Its treatment of converted property, and whether the surcharge applies on top, are unknown. If it applied in full:

Scenario only, using the worked example above. The lower figure is 15% flat; the higher adds the 3% municipal surcharge (15.45%). The 15% tax is announced, not law; its start date (1 July 2027 as announced), its scope and its treatment of converted property may change.
On €250,000	Today	If 15% applied
Transfer tax rate	3.09%	15–15.45%
Transfer tax	€7,725	€37,500–38,625
One-off total	€16,571	€46,346–47,471
Share of the price	6.6%	18.5–19.0%

A stress test, not a forecast: do not rush to beat a tax that is not law, nor assume an exemption. The 15% transfer tax guide tracks every update.

Budget checklist

Price: €250,000, paid in full through a Greek bank before you apply.
One-off costs: about €14,500–17,200 (5.8–6.9%) including the main applicant's permit fees, plus family fees and health insurance.
Before signing: written confirmation from your lawyer of transfer tax or VAT, the objective value, and every fee.
Every year: ENFIA, building charges, insurance, the tax return and tax on any rent.
Every five years: the €2,000 renewal fee, the card fee and renewed health insurance.
Stress test: about €29,800–30,900 more transfer tax if the announced 15% applied in full.

Read how the €250,000 change-of-use route works end to end, compare the 19 MVR 19 residences, or ask for the price list and legal pack.