Greece Golden Visa: What the Proposed 15% Property Transfer Tax Means for Non-EU Buyers
If you’ve been thinking about buying property in Greece and applying for the Greece Golden Visa, there’s a new development you need to know about.
The Greek government has announced plans to increase the property transfer tax for non-EU buyers from 3.09% to 15%, with the new rate expected to apply from 1 January 2027.
At first glance, it might sound like just another tax change. But for someone buying a property in Greece, it could mean tens of thousands of euros more added to the cost of the purchase.
So, what does it actually mean for Golden Visa investors?
Is the Greece Golden Visa changing?
The good news is that the Golden Visa itself is not going away.
The proposed change is focused on the tax paid when a non-EU buyer purchases property in Greece. It does not mean that the Golden Visa programme is being cancelled.
For investors, however, it does mean that the amount you need to budget for your property purchase could be considerably higher.
And when you’re making a significant investment, those additional costs matter.
Let's look at a €250,000 property
The easiest way to see the difference is with a real example.
Imagine you’re buying a property for €250,000.
At the current transfer tax rate of 3.09%, you would be looking at approximately:
€7,725 in transfer tax
If the proposed 15% rate comes into effect, that same calculation would be:
That’s an increase of €29,775.
In other words, the tax on a €250,000 property could be almost €30,000 higher.
Why does this matter for Golden Visa buyers?
When investors look at the Greece Golden Visa, they naturally focus on the property investment itself.
But the purchase price isn't the only cost.
You also have to consider the transfer tax, legal fees, notary fees, registration costs and other expenses involved in completing the purchase.
A move from 3.09% to 15% changes that calculation quite significantly.
For a €250,000 purchase, we're talking about almost €30,000 more in transfer tax alone.
For a larger investment, the difference can be much bigger.
This is why anyone considering a Golden Visa investment should look at the total cost of the purchase, rather than simply asking whether they meet the investment requirement.
Does this make the Golden Visa less attractive?
Not necessarily.
Greece remains a very popular choice for international investors, and the Golden Visa continues to offer non-EU nationals the opportunity to obtain Greek residency through qualifying investment.
For many investors, the appeal goes beyond residency.
Greece offers a European lifestyle, excellent weather, strong tourism demand and access to the wider European market. For property investors, there are also opportunities to use the property as a holiday home or investment, depending on the property and applicable rules.
The new tax does, however, mean that investors will need to be more careful about their numbers.
A property that looks attractive at one price can look very different once you add all the associated purchase costs.
It is worth mentioning this will be the highest property transfer tax in Europe.
So we could say Greece is causing damage to itself, by out pricing itself compared to Europe
Is 2026 an important year for buyers?
Potentially, yes.
If the new 15% transfer tax comes into effect on 1 January 2027, investors who are already considering a qualifying property may want to look carefully at their timing.
The potential saving can be substantial.
On a €250,000 property, for example, the difference between the two rates is €29,775.
On an €800,000 property, the difference in our example is more than €95,000.
That doesn't mean investors should rush into a purchase simply to beat a tax deadline. Buying property is a major decision, and the property itself, the investment strategy and Golden Visa eligibility all need to make sense.
But if you were already planning to buy, the proposed change is certainly something worth factoring into your decision.
What should investors do now?
If you’re considering the Greece Golden Visa, the best place to start is by looking at the full picture.
Don't just look at the advertised property price.
Work out the purchase costs, understand the applicable taxes, confirm that the property qualifies for the Golden Visa and consider how the timing of your purchase could affect the overall cost.
The rules surrounding the proposed tax change may also develop before the new rate takes effect, so professional advice should be taken before committing to a purchase.
The bottom line
The Greece Golden Visa is not going away.
But for non-EU property buyers, purchasing a property in Greece could become considerably more expensive if the proposed 15% transfer tax comes into effect in 2027.
For a €250,000 property, the simple example is the difference between €7,725 and €37,500 in transfer tax.
That’s €29,775 more.
So, if Greece is already on your list and you’re considering the Golden Visa, this is definitely a development worth paying attention to.
The Golden Visa remains an option. The question is now how much the property purchase will cost you — and when you choose to make it.