In his speech at the 90th Thessaloniki International Fair on 5 September 2026, Prime Minister Kyriakos Mitsotakis announced an increase in the property transfer tax from 3% to 15% for buyers from countries outside the European Union, effective 1 January 2027. For any investor considering Golden Visa Greece 2027, the change materially alters the total cost of acquisition — and creates a clear, measurable window.
What exactly was announced
- Rate: from 3% to 15% on the taxable value of the property.
- Who is affected: third-country nationals. Buyers from EU member states remain at 3%.
- Effective date: 1 January 2027.
- Rationale: curbing speculative demand and pressure on housing — an approach close to the so-called "Canadian model", modelled on Ontario's Non-Resident Speculation Tax.
As a reminder, transfer tax is calculated on the taxable value — the higher of the objective value and the declared price — and is paid by the buyer before the contract is signed.
What it means on a €250,000 purchase
€250,000 is not a random example: it corresponds to the special Golden Visa threshold for properties created through a legal change of use from commercial to residential. The figures:
- Under the current regime (3%): €7,500
- From 1/1/2027 (15%): €37,500
- Additional burden: €30,000 — that is 12% of the property value
To these amounts a 3% municipal surcharge, calculated on the tax itself, is added. Under the current regime the effective rate is 3.09%, or €7,725 on a €250,000 property; at 15% it would be 15.45%, or €38,625. The real difference therefore exceeds €30,900.
The scale at other values
- €100,000: from €3,000 to €15,000
- €200,000: from €6,000 to €30,000
- €250,000: from €7,500 to €37,500
- €500,000: from €15,000 to €75,000
- €1,000,000: from €30,000 to €150,000
In every case the remaining transaction costs are added: notary, Land Registry, legal fees and any agency commission.
How the Golden Visa is affected
A Golden Visa applicant is by definition a third-country national. The measure therefore does not touch the programme indirectly — it applies to it directly and to every applicant, from Turkey and the Middle East to China.
Two points that are often misunderstood:
- The tax does not count towards the investment threshold. The €250,000, €400,000 and €800,000 thresholds refer to the value of the property, not the total cost of acquisition. Investors should budget for the property value plus tax plus other costs.
- The programme itself is not being abolished. The announcement concerns transfer taxation, not the criteria or duration of the residence permit.
What has not yet been clarified
For now this is a government announcement, not enacted legislation. Until the tax bill is tabled, the following remain open:
- Whether the decisive criterion is citizenship or tax residency.
- How permanent residents of Greece and existing permit holders living in the country are treated.
- Whether exemptions will be provided, for example for a primary residence.
- How purchases through legal entities established in the EU are treated.
- Transitional provisions: whether the decisive date is the final contract, the transfer tax declaration, or an earlier preliminary agreement.
None of these details should be treated as settled before the text of the law is published.
What it means in practice for anyone planning a purchase
Based on the announced date, the 3% window closes on 31 December 2026. A realistic timeline for a complete purchase by a foreign buyer:
- Obtaining a Greek tax number and opening a bank account, or issuing a power of attorney.
- Legal due diligence on title and encumbrances at the Land Registry.
- Technical due diligence: planning compliance, electronic building identity, structural adequacy.
- Declaration and payment of transfer tax, signing of the contract, registration.
Even with a complete file, the process rarely takes less than six to ten weeks. In practice, decisions on purchases to be completed within 2026 need to be made during the autumn.
One note we owe our readers: the deadline is not a reason to rush. A property with defective title or incomplete permitting costs far more than the difference in tax. Speed only makes sense when the file is already clean.
The role of ATLAS
ATLAS Engineering & Development is not a brokerage promoting third-party properties. We are the contractor: we identify the property, prepare the studies, obtain the change-of-use permit, build and hand over turnkey. For investors aiming to complete a transfer within 2026, the decisive factor is the availability of properties with a complete, verified file — with support in the investor's own language at every step.
This article is for information purposes, is based on a government announcement of 5 September 2026 and does not replace legal or tax advice. Final provisions will be set out in the tax bill. Every investment file should be reviewed by a lawyer and a tax adviser.