In short
EU citizens have no use for the Golden Visa, as they may live in Greece anyway. Since the 2024 reform, buyers from outside the EU have needed at least EUR 800,000 in Attica, Thessaloniki and on islands with more than 3,100 inhabitants, and EUR 400,000 elsewhere. Georgia grants a temporary residence permit from USD 150,000 in property value. Greek purchases carry about 3% transfer tax or, on new builds, VAT; in Georgia you pay only registration from GEL 150.
See the comparisonGolden Visa rules change often. The figures on this page are as of 2 November 2026. What counts is what the Greek migration ministry publishes on the day you apply.
Residence in GeorgiaComparison
Two cases first, because residence drives the decision. Then costs and tax.
The comparison describes the general legal situation, not a guarantee for individual projects or applications.
A residence permit for longer stays
No visa, registration for longer stays
On residence, Greece wins outright for EU citizens. The choice then turns on costs and prices.
Temporary residence permit through property
Golden Visa, EUR 800,000 in Attica, Thessaloniki and large islands
If you want residence through property, Georgia needs far less capital. The Greek permit, in turn, allows short visa-free trips within the Schengen area.
No transfer tax, registration from GEL 150
Transfer tax on the tax value, 24% VAT on new builds unless suspended
Notary, land registry and lawyer come on top in Greece.
On residential rent for individuals
Banded rates for rental income
Tax at home may apply on top in both cases. Take advice.
You can compare projects in Georgia side by side.
Compare projectsThe rules
Golden Visa, purchase taxes and rental tax in Greece, plus the Georgian side. As of 2 November 2026.
Law 5100/2024 raised the minimum amounts in Art. 100 of the Migration Code (Law 5038/2023). Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 inhabitants require EUR 800,000, other areas EUR 400,000, in each case for a single property of at least 120 square metres. EUR 250,000 now suffices only for converting commercial space to housing or restoring listed buildings. Golden Visa properties may not be let short term through platforms or sublet. A breach leads to revocation of the permit and a EUR 50,000 fine.
Buying an existing property in Greece costs 3% transfer tax. A municipal surcharge of 3% of that tax comes on top, 3.09% in total. It is charged on at least the official tax value. New builds are in principle subject to 24% VAT. Under Law 5246/2025, VAT on unsold new builds is suspended until 31 December 2026 if the developer applies, and transfer tax is due instead. The tax authority AADE shows whether the suspension is extended after that.
Greece taxes rental income on its own scale. Since the reform in Law 5246/2025 the bands are 15% up to EUR 12,000 a year, 25% up to EUR 24,000, 35% up to EUR 36,000 and 45% above. The 25% band is new with that reform. Rent from a Greek property is taxed in Greece even if you do not live there.
Georgia levies no transfer tax. Standard registration costs GEL 150. Individuals pay 5% on residential rent. Since 1 March 2026 the temporary residence permit through property has required a market value above USD 150,000.
Verdict
The answer differs for EU citizens and for buyers from outside the EU.
you are an EU citizen who values EU law, the euro and short journeys. Or you come from outside the EU, have the capital for the Golden Visa and want short visa-free trips within the Schengen area.
you come from outside the EU and want a residence permit for less capital, or if low buying costs and 5% tax on rent matter to you.
Residence through property is neither citizenship nor tax residency. Have an independent lawyer check the contract and the application.
Frequently asked questions
The Golden Visa, minimum amounts, purchase taxes, rental tax and EU citizens.
Since the 2024 reform, at least EUR 800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 inhabitants, and EUR 400,000 elsewhere. The property must be at least 120 square metres. EUR 250,000 is only enough for conversions and restorations.
No. EU citizens may live and work in Greece. If you stay longer than three months, you register.
Yes, in terms of capital. Georgia requires property worth more than USD 150,000. The permit is temporary and valid for Georgia only, not the Schengen area.
For existing property, 3.09% transfer tax on at least the tax value; for new builds, 24% VAT in principle, unless suspended. Notary, land registry and lawyer come on top. In Georgia you pay only registration from GEL 150.
No. Since the 2024 reform, properties used for the Golden Visa may not be let short term. A breach can cost the permit and a EUR 50,000 fine. Long lets remain possible.
Last reviewed on November 2, 2026. Sources: Greece: Law 5038/2023 (Migration Code), Art. 100 as amended by Law 5100/2024, Art. 64, Greek Ministry of Migration and Asylum (migration.gov.gr): reply to Parliament of 23 December 2024 on the Golden Visa thresholds (hellenicparliament.gr), Greece: Law 5219/2025, Art. 27 (transfer tax and municipal surcharge), Greece: Law 5246/2025, Art. 8 (tax on rental income) and Art. 12 (VAT suspension until 31 December 2026), Independent Authority for Public Revenue AADE (aade.gr), Tax Code of Georgia (matsne.gov.ge), National Agency of Public Registry (napr.gov.ge): fees. This guide is not legal or tax advice.
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