Golden Visa, Residency & Taxes

Greece's 15% Property Transfer Tax for Non-EU Buyers: What Changes on 1 July 2027 Last updated: 30 September 2026. We will update this page as the legislation progresses. Planning to buy property in Greece? A proposed tax change could make timing an important consideration. The Greek government has announced that the property transfer tax on residential purchases by certain non-EU buyers will rise from 3% to 15%. The measure is scheduled to take effect on 1 July 2027. Here is what has been announced, who is affected, what it could cost, and what is still undecided. The key facts at a glance What: The basic transfer tax on residential purchases by in-scope buyers rises from 3% to 15%. Once the municipal levy is added, the effective rate moves from 3.09% to 15.45%. When: 1 July 2027. Early reports pointed to 1 January 2027, but the start date was later set six months back. Who: Individuals (natural persons) who are citizens of countries outside the EU and the EEA and who do not hold long-term resident status in Greece. What is not covered: Purchases made by legal entities, and non-residential property such as commercial premises and land. Status: Announced by the government. The final legislation, transitional provisions and any additional exemptions are still to be confirmed. What has been announced The Prime Minister, Kyriakos Mitsotakis, announced the measure at the Thessaloniki International Fair in September 2026. The Finance Minister, Kyriakos Pierrakakis, then set out the details. He said the July 2027 start date was chosen so that the market would not be taken by surprise, and that the measure would apply to individuals rather than companies. The government's stated goal is to curb additional foreign demand for residential property, which it says adds pressure on prices and makes housing harder to access for permanent residents. According to figures presented by the Ministry of Finance, investment in Greek real estate by third-country buyers reached about €1.2 billion in 2025, of which roughly €800 million went into residential property. The increase is expected to be included in a broader legislative package, which is due to go to public consultation. Targeted exemptions or corrections could still be added along the way. What it could cost: current rate vs proposed rate The table below applies the effective rates (including the municipal levy) to a taxable value equal to the purchase price. In practice the tax is calculated on the taxable value of the property, so your tax adviser or lawyer should confirm the exact base for your purchase. Property value Transfer tax today (3.09%) From 1 July 2027 (15.45%) Difference €250,000 €7,725 €38,625 +€30,900 €500,000 €15,450 €77,250 +€61,800 €800,000 €24,720 €123,600 +€98,880 €1,000,000 €30,900 €154,500 +€123,600 €2,000,000 €61,800 €309,000 +€247,200 For a €1,000,000 home, the basic tax alone moves from €30,000 to €150,000. The difference grows in direct proportion to the value, so it matters most in the higher price brackets. These amounts cover transfer tax only. Legal fees, notary costs, land registry costs and annual property taxes are separate. Who could be affected? The announced rate applies to a buyer who is all of the following: an individual, not a company; a citizen of a country outside the EU and the EEA; not a holder of long-term resident status in Greece; buying a residential property. In practice this includes buyers from countries such as the United Kingdom, the United States, China, Israel, Turkey, Canada, Australia and many others. Who is excluded? According to the government's announcements, the following are not subject to the 15% rate: citizens of EU and EEA countries; Greeks and people of Greek origin (ομογενεις); third-country nationals with long-term resident status in Greece; recognised refugees and holders of a second-generation residence permit; purchases of commercial property, land and other non-residential property. Individual circumstances matter here. Whether you fall into an exempt category, and what documents you will need to prove it, should be confirmed with a qualified Greek lawyer. What is still unclear Several practical points have not yet been settled and depend on the final legislation: Transitional provisions. It is not yet clear how contracts and preliminary agreements signed before 1 July 2027 will be treated. The tax point is expected to be linked to the transfer itself, but this should be confirmed once the text is published. Properties that change use. Industrial or commercial buildings converted into homes, and listed buildings that are restored, raise open questions. This matters in particular for the lower investment tier of the Golden Visa programme. Market participants have asked the government for an exemption or a reduced rate, but nothing has been decided. Borderline nationalities. Citizens of countries that are in neither the EU nor the EEA should check their position carefully. Proof of status. The documents required to demonstrate an exemption have not yet been specified. What about the Golden Visa? The real-estate route of the Greek Golden Visa is used by non-EU individuals, so these buyers fall squarely within the announced scope unless the final law provides otherwise. Routes that do not involve a property purchase are not affected by a property transfer tax. If you are considering a purchase in connection with a residence permit, speak to your legal adviser about both the tax and the permit requirements together. What this could mean for buyers in Corfu International buyers, including those from the UK, the US and other non-EU countries, are an important part of the interest in Corfu's villas, country houses and seafront properties. The larger the purchase price, the larger the impact of a five-fold change in the tax rate, which is why the topic is especially relevant for the premium end of the market. Buying in Greece is a multi-step process: obtaining a Greek tax number, opening a bank account, carrying out legal due diligence on title and planning status, and completing the deed before a notary. Each step takes time, and a nine-month window is shorter in practice than it sounds. If you are already considering buying in Greece This is a development worth discussing with your legal and tax advisers. It does not mean that every buyer should rush into a purchase. A property should still be right for you, in the right location, with clean title and the right use. The tax changes the arithmetic, not the fundamentals. A sensible approach is to: Confirm which category you fall into (citizenship, long-term resident status, individual or company). Confirm that the property is classed as residential. Map out a realistic purchase timeline, from shortlisting to the notary deed. Bring in a Greek lawyer and a tax adviser early. Budget the full cost of acquisition, not the transfer tax alone. How Roula Rouva | Forbes Global Properties can help At Roula Rouva | Forbes Global Properties, we help international buyers identify suitable properties in Corfu and across Greece, and connect them with the appropriate legal and tax professionals to understand how the proposed changes may affect their individual circumstances. If you are considering purchasing a property in Greece, now is a good time to review your plans and understand what the proposed changes could mean for you. Contact our team Frequently asked questions When does the 15% transfer tax for non-EU buyers start in Greece? The government has announced 1 July 2027. Early reports mentioned 1 January 2027, but the later clarification set the date six months back. The final date depends on the legislation. Is the 15% rate already law? Not yet. It has been announced, and the legislation is expected to go through public consultation. Details, exemptions and transitional provisions may change. What is the real rate, 15% or 15.45%? The basic rate is 15%. A municipal levy of 3% of the tax itself is added, so the effective rate is 15.45%, compared with 3.09% today. Does the higher rate apply to US, UK or Chinese buyers? Citizens of countries outside the EU and the EEA are within the announced scope, unless they fall into an exempt category such as long-term resident status. Does it apply to companies? According to the government's announcement, the higher rate applies to individuals, not legal entities. Different ownership structures carry their own legal and tax consequences, so take advice before choosing one. The final law may also refine the rules. Does it apply to land or commercial property? No. The announced rate covers residential property only. Is it already too late to buy under the current rate? No. The current rate applies until the new one takes effect, and the transitional rules will matter. Speak to a Greek lawyer about timing for your specific case. Important: The 15% rate is based on the government's announced measure. The final legislation, effective date and transitional provisions should be confirmed before making any purchasing decision. Tax treatment depends on the buyer's individual circumstances and should be confirmed with a qualified Greek tax adviser or lawyer. This article is for general information and is not legal or tax advice. 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Greece offers retirees an attractive tax system. Among the most notable programs is the Non-Dom Tax in Greece, which allows foreign pensioners to pay a flat 7% tax on their income. For those looking to retire abroad, the Non-Dom Tax in Greece provides predictable, low-tax retirement options. By moving your tax residence, you can benefit from the Non-Dom Tax in Greece and enjoy life in a Mediterranean paradise. If you’re considering relocating to Greece and receiving a foreign pension, this special taxation program can significantly reduce your overall tax burden while allowing you to enjoy life in one of the most beautiful countries in the world. What Is the Non-Dom Tax in Greece?The Greek Non-Dom tax regime for retirees is a special alternative taxation system designed for individuals who: Receive foreign pension income Transfer their tax residence to Greece Become Greek tax residents Under this regime, all foreign-source income (including pensions, dividends, interest, rental income abroad, etc.) is taxed at a flat rate of only 7%, regardless of amount. ✔ No progressive brackets✔ No additional surcharges✔ No complicated calculations Just a simple, transparent 7% flat tax on foreign income. Who Can Apply for the Non-Dom Tax in Greece?To qualify for the Greek Non-Dom pensioner tax program, you must: Transfer your tax residence to Greece Have been tax resident in another country prior to applying Receive foreign pension income Not have been a Greek tax resident in previous years (typically the last 5 out of 6 years) In your application, you must declare the state where you last had tax residence before applying. Duration of the Regime: Up to 15 YearsOnce your application is approved, the Non-Dom tax regime begins from the next tax year and remains in force for up to fifteen consecutive years. After this period, the special tax treatment expires automatically. This allows retirees to benefit from stable, low-tax living in Greece for up to fifteen years under the same favorable conditions. How does the Non-Dom Tax in Greece work for retirees?When you apply: • You declare the country where you were last tax resident• The Greek Tax Administration notifies the tax authorities of that state• This happens under international administrative cooperation rules This ensures transparency and proper coordination between countries. What Income Is Covered by the 7% Tax?The 7% flat tax applies to: • Foreign pensions• Foreign dividends• Foreign interest• Foreign rental income• Any income earned outside Greece ⚠️ Important: Greek-source income is taxed separately under normal Greek tax rules Why Retirees Choose Greece for Tax & LifestylePeople moving to Greece under the Non-Dom regime benefit from: ✔ Very low tax on foreign income✔ No wealth tax✔ No inheritance tax on foreign assets✔ Excellent healthcare✔ Mediterranean lifestyle✔ Safety and political stability✔ Affordable living compared to other EU countries Greece combines tax efficiency with high quality of life — a rare and powerful mix. Read more here Step-by-Step SummaryFirst, you decide to relocate to Greece and transfer your tax residence. You then apply for the Non-Dom pensioner regime and declare the country where you previously held tax residency. Once approved, you will pay a flat 7% tax on your foreign income and can enjoy the benefits of this special tax status for up to fifteen years. As professionals in guiding retirees through the Greek Non-Dom tax process, we are here to help you every step of the way. Contact us today to ensure a smooth, hassle-free transition and maximize your tax benefits in Greece. Contact Us Frequently Asked Questions Is Greece good for retirees for tax?Yes. Greece offers one of Europe’s best tax regimes for retirees with a flat 7% tax on foreign income for up to 15 years. What is the Non-Dom tax in Greece?It’s a special taxation system allowing foreign retirees to pay a flat 7% tax on their non-Greek income after moving their tax residence to Greece. How long does the 7% tax regime last in Greece?The Non-Dom regime lasts 15 tax years from the year following your application. Can I pay 7% tax on my pension in Greece?Yes, if your pension is from abroad and you transfer your tax residence to Greece under the Non-Dom regime. Does Greece tax worldwide income?Normally yes — but under the Non-Dom regime, foreign income is taxed at a flat 7% only. Greece’s Non-Dom 7% tax regime for retirees is one of the most powerful relocation tools in Europe. It offers simplicity, predictability, and exceptional lifestyle advantages — all under a clear, investor-friendly legal framework. If you are thinking about retiring in Greece, this program alone can save you tens of thousands of euros over time. Ready to enjoy a low-tax retirement in Greece? Contact our experts today and let us guide you through the Non-Dom 7% tax process with ease and confidence.Read More The information provided in this article is for general informational purposes only and does not constitute legal, tax, financial, or investment advice. For advice tailored to your specific circumstances and further clarification, please contact our team or consult the relevant qualified professional.

The Greek Golden Visa is one of the most attractive residency-by-investment programs in Europe. It allows non-EU citizens to obtain a Greek residence permit through property investment, giving access to the Schengen Zone, long-term security, and lifestyle opportunities in Greece.With the 2026 Golden Visa updates, Greece continues to strengthen its position as a top destination for international investors seeking European residency through real estate. Your Complete Guide to Residency by Investment in Greece What Is the Greek Golden Visa?The Greek Golden Visa Program offers a 5-year renewable residence permit to non-EU nationals who invest in qualifying Greek real estate or other approved investment routes.✔ No minimum stay requirement✔ Family members included✔ Free travel within the Schengen Area✔ Pathway to long-term residency Golden Visa Investment Options in Greece (2026)Let’s take a closer look at all the Golden Visa options available in Greece, helping you find the perfect investment and residency path that fits your lifestyle and goals. From €400,000 Property Investment Available across mainland Greece and smaller islands like Paxos — perfect for a holiday home, second residence, or lifestyle investment. Explore €800,000 Property InvestmentApplies to Athens, Thessaloniki, Mykonos, Santorini, and major islands like Corfu & Crete — ideal for prime urban and luxury properties. Explore €250,000 Property Conversion RouteQualify by converting commercial property to residential or restoring heritage buildings — a top Greek Golden Visa option. Request Why Invest in Greece for a Golden Visa?• One of Europe’s most affordable Golden Visa programs• Strong real estate market growth• High lifestyle value & Mediterranean climate• Safe legal framework for foreign buyers• Excellent healthcare, schools & infrastructure Whether you are looking for residency, asset diversification, or lifestyle freedom, the Greek Golden Visa offers a powerful solution. Who Is the Greek Golden Visa For?✔ Non-EU investors✔ International families✔ Entrepreneurs & digital nomads✔ High-net-worth individuals✔ Buyers seeking Schengen access You don’t need to live permanently in Greece to keep your Golden Visa — making it ideal for global investors. Golden Visa vs Other Residency ProgramsCompared to other European programs, the Greek Golden Visa stands out for:• Lower investment threshold• Faster processing time• No stay requirement• Strong real estate returns It’s one of the best Golden Visa programs in Europe in 2026 Start Your Greek Golden Visa JourneyIf you're considering investing in Greece for residency, now is the perfect time to explore your options. Our team specializes in Golden Visa real estate, helping international clients: ✔ Choose the right property✔ Handle legal & technical checks✔ Complete the Golden Visa application✔ Secure your residence permit smoothly Why Now Is the Best Time to Apply for the Greek Golden Visa Why Now Is the Best Time to Apply for the Greek Golden VisaInterest in the Greek Golden Visa program continues to grow as more international investors seek stability, mobility, and long-term value in Europe. With recent changes to the program and rising demand for premium properties in Greece, acting early gives you a strategic advantage. Securing your residency in Greece through investment now means locking in opportunities before prices and competition increase further.Greece is not just a destination — it’s a lifestyle. From world-class beaches and historic cities to a vibrant culinary culture and excellent private healthcare, the country offers an unmatched quality of life. Investors benefit not only from real estate appreciation, but also from the freedom to travel across the Schengen Area and the peace of mind that comes with a secure European residence permit.At the same time, the Greek government continues to modernize the Golden Visa framework, making it more transparent and aligned with long-term economic growth. This ensures that investors are not only welcomed, but also supported with a clear legal structure and strong property rights.Whether your goal is to relocate, secure a second home, diversify your assets, or protect your family’s future, the Greek Golden Visa is a powerful and flexible solution. With the right guidance, the process can be smooth, efficient, and stress-free. Talk to a Golden Visa Expert Our experienced team at Roula Rouva | Forbes Global Properties will guide you through every step — from selecting the right property to securing your Greek residence permit. Book a consultation and let us handle the details for you.Contact Us The information provided in this article is for general informational purposes only and does not constitute legal, tax, financial, or investment advice. For advice tailored to your specific circumstances and further clarification, please contact our team or consult the relevant qualified professional.