While many investors are focused on Greece’s increased Golden Visa investment threshold of €800,000 (approximately VND 24.4 billion) in Athens, Thessaloniki, Mykonos, and Santorini, another important opportunity has received far less attention.
The Greek Government continues to suspend the application of the 24% VAT on eligible newly built properties until December 31, 2026.
For investors, this policy could translate into savings of tens or even hundreds of thousands of Euros—an advantage that may significantly impact overall investment returns.
A major cost difference many investors overlook
Under normal circumstances, newly built properties in Greece may be subject to a 24% VAT.
However, under the current policy, many qualifying transactions are instead subject to a property transfer tax of approximately 3.09%.
The difference can be substantial.
For example, for a property valued at €400,000 (approximately VND 12.2 billion):
- VAT at 24% would amount to €96,000 (approximately VND 2.93 billion).
- Under the current VAT suspension, the transfer tax would be approximately €12,360 (approximately VND 377 million).
This creates a difference of approximately €83,640 (approximately VND 2.55 billion).
But the most significant impact may be found within the Golden Visa market.
Golden Visa investors at the €800,000 threshold could save more than €167,000
In Athens, Thessaloniki, Mykonos, and Santorini, the current Golden Visa investment threshold stands at €800,000 (approximately VND 24.4 billion).
If the 24% VAT were applied:
- Property value: €800,000 (approximately VND 24.4 billion)
- VAT: €192,000 (approximately VND 5.86 billion)
The total acquisition cost would reach nearly:
€992,000 (approximately VND 30.26 billion).
Under the current VAT suspension:
- Property transfer tax would be only approximately €24,720 (approximately VND 754 million).
This means investors could potentially save approximately:
€167,280 (approximately VND 5.1 billion)
This amount alone could be sufficient to acquire an additional investment property in several parts of Greece or be redeployed into other investment opportunities.
Why are investors paying attention to this opportunity now?
The Greek market is currently benefiting from several favorable trends simultaneously:
- Property prices have continued rising for multiple consecutive years.
- Tourism continues to break international visitor records.
- Rental demand remains strong across Athens, Piraeus, and other key locations.
- The Greece Golden Visa remains one of Europe’s most attractive residency-by-investment programs.
- The temporary 24% VAT suspension remains in place.
Unlike market conditions, however, this tax incentive comes with a clear deadline.
Under current legislation, the VAT suspension is scheduled to expire on December 31, 2026.
Unless the Greek Government introduces a further extension, eligible transactions completed after that date may once again become subject to the full 24% VAT.
Keranis Residences: What incentives are available to investors?
In addition to qualifying for the Greece Golden Visa from €250,000 (approximately VND 7.63 billion) and benefiting from Greece’s temporary VAT suspension through the end of 2026, investors who purchase through Casa Seguro Capital at Keranis Residences are currently eligible for a range of exclusive promotional incentives designed to enhance overall investment value.
Complimentary premium furniture package
Investors receive a premium furniture package valued at:
€30,000 (approximately VND 915 million).
Each apartment is delivered fully furnished and ready for immediate occupancy or rental operation, eliminating additional furnishing costs.
Waived handover, property management, and insurance fees
Investors also receive:
- Waived handover fees
- Waived property management fees
- Complimentary home insurance
Total value:
€15,000 (approximately VND 458 million).
Mercan property management support
Investors are not required to manage their property remotely.
Mercan provides ongoing operational support, maintenance services, and furniture replacement when necessary, helping to simplify ownership and property management.
Total potential value for investors
For a Golden Visa-eligible property valued at €250,000 (approximately VND 7.63 billion):
- VAT-related savings: €52,275 (approximately VND 1.6 billion)
- Premium furniture package: €30,000 (approximately VND 915 million)
- Waived handover, management, and insurance fees: €15,000 (approximately VND 458 million)
Total Potential Benefit: €97,275 (approximately VND 2.97 billion)
This represents nearly 39% of the minimum investment amount of €250,000 (approximately VND 7.63 billion).
As the number of €250,000 Golden Visa projects continues to decline and the VAT suspension remains scheduled to expire on December 31, 2026, Keranis Residences is increasingly attracting international investors seeking a combination of real estate investment and European residency benefits.
What could happen as the deadline approaches?
Experience from investment migration programs worldwide suggests that when major incentives approach expiration:
- Investor demand typically rises significantly.
- High-quality projects are absorbed more quickly.
- Processing and transaction timelines may become longer.
- Golden Visa-eligible opportunities may become increasingly limited.
For this reason, many investors are evaluating opportunities now rather than waiting until the final months of 2026.
Casa Seguro Capital supports Greece Golden Visa investors
For families considering the Greece Golden Visa, this may be an ideal time to reassess investment plans before the current VAT incentive expires.
Potential savings of up to €167,280 (approximately VND 5.1 billion), or total benefits approaching €97,275 (approximately VND 2.97 billion) through projects such as Keranis Residences, can make a substantial difference to overall investment performance.
Casa Seguro Capital provides comprehensive Greece Golden Visa advisory services, including eligibility assessment, project selection, and end-to-end support throughout the investment and residency process.
Contact Casa Seguro Capital to explore Golden Visa-qualified projects and discover some of the most compelling opportunities currently available in Greece during 2026.
