Independent · No developer commission
Greece Golden Visa consultant
Greece is the last major EU market still offering a direct property-backed residence permit in 2026. We match tier, location and file-ready stock before you instruct lawyers or move funds, so the engineer certificate, cadastre extract and bank trail are already in order when the reservation goes in.
- €800K Attica, Thessaloniki, Mykonos and Santorini vs €400K regional routing
- 120 m² main usable area on a single title deed, verified against the engineer certificate
- Circular 1/2026 fund traceability, sequenced before the deposit rather than after
- 8,879 approvals in 2025, timeline planning that assumes the real backlog
What the consultation covers
Four checkpoints, in this order. Most failed files we see went wrong at step one or step four, and almost always because the money moved before the paperwork was ready.
- 1
Tier and zone
We confirm whether your target sits in the €800,000 prime tier or the €400,000 regional tier, checked against the cadastral parcel rather than the postal address. Addresses lie at municipal boundaries; parcels do not.
Zone lookup → - 2
Property fit
The 120 m² test on main usable area, single-title verification, and whether the unit is realistically deliverable. Balconies, parking and storage do not count, and a brochure that quotes gross area is not evidence.
120 m² rule → - 3
Cost stack
All-in modelling: 3.09% transfer tax on the higher of price or objective value, notary, lawyer, land registry, agent, engineer, then annual ENFIA and rental tax so you see the holding cost, not just the entry cost.
Cost calculator → - 4
File path
AFM, Greek bank account, Circular 1/2026 fund traceability, and a clean handoff to a migration lawyer. We sequence the engineer certificate, cadastre extract and bank file in parallel with the reservation, not after it.
Timeline →
What it costs, and how we are paid
The consultation and shortlist are free. We are not paid by developers for placement, which is the only reason an independent shortlist is worth anything. Everything else is paid directly to the licensed professional doing the work:
| Cost | Typical 2026 range | Paid to |
|---|---|---|
| Property lawyer | 1% to 1.5% of price | Greek law firm |
| Golden Visa immigration file | €1,500 to €4,000 | Migration lawyer |
| Notary | 0.8% to 1.2% | Greek notary |
| Engineer certificate and survey | €300 to €800 | Licensed engineer |
| Transfer tax (FMA) | 3.09% | Greek state |
| Government application fee | €2,000 per main applicant | Ministry of Migration |
Ranges as of August 2026. Full breakdown in the cost of buying guide and the lawyer cost guide.
Common questions
What does a Greece Golden Visa consultation cost?
The initial consultation is free and carries no obligation. We are not paid by developers for placement, so the shortlist reflects what fits your tier and area test rather than who is paying commission. Third-party costs (Greek lawyer, notary, engineer, translations) are quoted separately and paid directly to those professionals.
Are you a law firm or a licensed Greek broker?
No. Greek Invest is an independent editorial and research desk. We are not a developer, a law firm, or a licensed Greek broker, and we do not hold client funds. Enquiries are referred to licensed Greek lawyers and partner agents who handle the regulated parts of the transaction.
Which tier will apply to me?
€800,000 if the property sits in Attica, Thessaloniki, Mykonos, Santorini or an island with more than 3,100 residents. €400,000 in the rest of Greece, which includes most of the Peloponnese, most of Crete, inland mainland regions and northern Greece outside the Thessaloniki metro. The €250,000 route applies only to heritage restoration and commercial-to-residential conversion.
How long does the whole process take in 2026?
Budget 12 to 18 months end to end: roughly 60 to 90 days for the purchase phase and 8 to 14 months for the permit. Files that run past 18 months almost always have one of three causes: a title defect, a cadastre mismatch, or incomplete bank traceability under Circular 1/2026.
Can I let the property on Airbnb once I have the permit?
Not the qualifying property. Law 5100/2024 bans short-term tourist letting on the asset that supports the permit, for the life of that permit. Long-term leases of twelve months or more are allowed. If short-term yield is central to your plan, the qualifying asset is the wrong place to pursue it.
Do I need to visit Greece to complete the purchase?
No. The purchase can be completed remotely through a power of attorney granted to your Greek lawyer, apostilled in your home country. Biometrics for the residence permit itself do require an appearance, though the timing is flexible and can follow the deed.
Read first: Golden Visa hub · tier map · eligible property framework · mistakes to avoid
Request a Golden Visa consultation
Tier, 120 m² test, zone and a vetted shortlist. One business day, no developer pressure.
Independent research on the property tier and zone only, not immigration, legal or tax advice. Greece granted 8,879 new Golden Visa approvals in 2025. Thresholds, taxes and transfer rules change: verify with licensed Greek migration and property counsel before you transact.