Golden Visa in Athens?

Most of the Athens basin now sits in the €800,000 tier since September 2024 — the €250,000 entry survives only in designated areas. Check the municipality, not the marketing.

New-build may carry VAT instead of transfer tax; older stock pays 3.09% on assessed value but needs the seismic and legality file checked. They are different trades.

Greece · EUR

Athensreal estate

Athens is a capital, a port economy and a tourism machine on one cadastre — Kolonaki, Koukaki and Glyfada are three different assets, and the Golden Visa repriced each of them in 2024.

Thessaloniki

Notary-verified path

Ktimatologio title checked

3D map

3.09%transfer tax on the assessed value

Ktimatologiothe cadastre that must show your title

3 yearsminimum residential lease term

€250k+Golden Visa entry, by zone since 2024

What a purchase really costs

€250,000 home in Athens

Transfer tax (φόρος μεταβίβασης) (3.09%): €7,725
Notary, Ktimatologio & fees (≈1.5%): €3,750
Lawyer (≈1%): €2,500
Cash needed at the notary: €263,975

≈ +5.6% over the price. Transfer tax is 3.09% on the tax-assessed (objective) value, which is often below the price you agree. New-build from a developer may carry 24% VAT instead of transfer tax under repeatedly extended suspension schemes — confirm which regime your unit falls in before you wire. Golden Visa thresholds rose in September 2024 and now run €250,000–€800,000 by municipality.

Rentals run on rules

The rent side, in three lines

Residential leases run a three-year minimum — a shorter agreed term extends by law, not by negotiation.
Deposits cap at two months’ rent.
Short-let income needs an AMA registration number with AADE — unregistered listings face fines, and Athens has restricted new registrations in the centre.

Qualitative anchors only. Live rents come from signed leases, never a hardcoded table.

Cities

Two metros, one national deed

Transfer tax is national; demand is not. Athens prices off the capital, tourism and the port economy; Thessaloniki off northern industry and students. Each city guide carries the same rate with a different market.

The centre trades on scarcity and footfall: Plaka and Koukaki live off the Acropolis overflow, Exarchia and Kypseli off students and professionals. The southern suburbs — Glyfada, Voula, Ellinikon — are the coast market, repriced by the Ellinikon regeneration and the €800,000 Golden Visa tier that now covers much of Attica.

Earthquake code is a real diligence line in Attica, and post-1985 construction with an electronic building identity is a different file from an older flat without one. Short-let is restricted in central municipal districts — the AMA registry, not the listing photos, decides the model.

Buy in Athens Rent in Athens

FAQ

Golden Visa in Athens?: Most of the Athens basin now sits in the €800,000 tier since September 2024 — the €250,000 entry survives only in designated areas. Check the municipality, not the marketing.
New or old stock?: New-build may carry VAT instead of transfer tax; older stock pays 3.09% on assessed value but needs the seismic and legality file checked. They are different trades.

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