Program update · Greece
Greece's 15% transfer tax for tax residents outside the EU: what the bill says and what it means for Golden Visa families
A bill debated in the Greek Parliament in November 2026 would raise the transfer tax on homes bought by tax residents outside the EU and the EEA from 3% to 15%, for final deeds signed from 1 July 2027. What it proposes and what it means for your Golden Visa purchase.
In this article
In September 2026 the Greek government announced a much higher transfer tax on homes bought by tax residents outside the EU and the EEA. On 3 November 2026 the measure was included in a bill submitted to the Hellenic Parliament. The bill was debated in the Greek Parliament in November 2026; the final terms depend on the text published in the Government Gazette.
This is what the bill proposes, and what it means if you are planning a Greece Golden Visa.
What the bill proposes
- From 3% to 15%. Homes bought by tax residents outside the EU and the EEA would pay a 15% transfer tax instead of today’s 3% (article 16 of the bill). The test is tax residence, not nationality.
- From 1 July 2027. The new rate applies to final deeds signed from that date (article 52.8). The bill provides no transitional rule, so a private agreement signed earlier does not protect the purchase: what counts is the date of the final deed.
- Exemptions. The bill provides for exemptions. Your advisor checks with you whether any of them applies to your family.
A municipal surcharge of 3% is charged on top of the tax, so the total moves from 3.09% to 15.45% of the property value: a difference of about 12% of the price.
What it could mean for your purchase
| Property value | Transfer tax today (3.09%) | From 1 July 2027 (15.45%) | Difference |
|---|---|---|---|
| EUR 250,000 | EUR 7,725 | EUR 38,625 | EUR 30,900 |
| EUR 400,000 | EUR 12,360 | EUR 61,800 | EUR 49,440 |
| EUR 800,000 | EUR 24,720 | EUR 123,600 | EUR 98,880 |
The three values match the minimum investments of the Greece Golden Visa, set by article 64 of Law 5100/2024, which amended article 100 of the Migration Code (Law 5038/2023): EUR 250,000 for homes resulting from a conversion to residential use or in a restored listed building, EUR 400,000 across most of Greece and EUR 800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands of over 3,100 people.
What is still open
The bill was debated in the Greek Parliament in November 2026; the final terms depend on the text published in the Government Gazette. We will update this page with the final text.
What it does not change
The Golden Visa itself stays as it is: a five-year residence permit, renewable while you keep the investment, for you, your spouse, children under 21 and the parents of both spouses, with travel across the Schengen area and no minimum stay.
What to do now
If Greece is your choice, timing matters. Under the bill as submitted, a final deed signed before 1 July 2027 would be taxed at today’s rate; your advisor checks this against the final text. Allow time for the search, due diligence and the deed. Your advisor can review your timeline and the properties available today.
If you are weighing Greece against other countries, Italy’s Investor Visa does not require a property purchase, and its application is approved before you invest.
Sources
- Bill of the Ministry of National Economy and Finance submitted to the Hellenic Parliament on 3 November 2026, articles 16, 42 and 52.8: hellenicparliament.gr.
- Law 5100/2024, article 64, amending article 100 of Law 5038/2023 (Golden Visa thresholds): circular of the Ministry of Migration and Asylum, 25 September 2024.
Reviewed by the Orience legal team. This article is general information, not legal or financial advice.