Pasha Villas Parga Greece investment property pool mountain backdrop Epirus

Investment — Pasha Villas, Parga, Epirus, Greece

The Right Villa.
The Right Time.
The Right Place.

€450,000 for a new-build 2-bedroom villa with private pool in Parga, Greece. Golden Visa eligible. VAT and capital gains tax suspended until December 2026. One of only 4 new-build listings in the entire Parga area.

€3,947Per m² — vs €12k+ on islands

4New-build listings in Parga

+7.7%Greek property growth YoY

€400kGolden Visa Zone 2 threshold

This page is for informational purposes only and does not constitute financial, legal, or tax advice. All data should be independently verified. Consult qualified Greek legal and tax professionals before making any investment decision.

Greek Property Market — 2026 Outlook

A Market in Structural
Growth Phase

+7.7^%

Price Growth YoY

Q3 2025 · Bank of Greece. Nationwide residential prices now 7.14% above 2008 pre-crisis levels

86^%

Above 2017 Trough

Full structural recovery confirmed. Post-crisis growth phase continuing into 2026

37^M

Visitors to Greece 2025

Record high. €23bn tourism revenue driving sustained rental and second-home demand

€938^M

Foreign Investment H1 2025

33% of all Greek FDI. Stable, quality-focused capital replacing earlier speculative wave

4–7^%

2026 Growth Forecast

Moderate, sustainable pace. Supply constraints in desirable areas support price stability

8,879

Golden Visa Approvals 2025

+95% year-on-year. Foreign demand reinforcing liquidity across mid-to-premium price brackets

Greece's real estate market has moved beyond its post-crisis recovery and into a period the European Mortgage Federation describes as "moderately positive" structural growth. Nationwide residential prices surpassed pre-crisis 2008 levels in 2025, with new-build product in supply-constrained coastal locations — like Parga — performing strongly within that national trend.

The drivers are structural, not speculative. A record 37 million tourists in 2025, consistent foreign buyer demand, housing undersupply in desirable areas, and the Greek government's active investment-friendly tax framework (VAT suspension, CGT suspension, reduced rental income tax from 2026) collectively underpin the 2026 outlook.

For buyers targeting the second-home and lifestyle segment — as distinct from the urban rental yield market — the combination of authentic coastal locations with genuine scarcity, accessible pricing relative to comparable island properties, and favourable tax timing creates a compelling window through the end of 2026.

Sources: Bank of Greece Q3 2025; European Mortgage Federation Barometer; Global Property Guide; Astons Greece 2026 Outlook

The Parga Opportunity

Scarcity. Value.
Authenticity.

Parga is a supply-constrained destination by geography and planning — a small coastal town with a finite building envelope on a protected Ionian coastline. New-build villa product with private pools at Pasha Villas' specification is not just rare: there are just 4 new-build listings across the entire Parga market area as of March 2026. Six are available here.

The price per m² tells the clearest story. Pasha Villas trades at approximately €3,947 per m² — less than a third of comparable new-build villas on Corfu or Kefalonia, and less than a tenth of equivalent product on Mykonos or Santorini. The Ionian water, the Mediterranean climate, the beaches, the lifestyle — all identical. The ferry and the premium: removed.

Only 4 new-build villa listings in the entire Parga area as of March 2026. Pasha Villas represents 6 of them — a complete complex on a single site within the settlement boundary, with planning and cadastral approval confirmed (ΚΑΕΚ: 400030302005).

	Pasha Villas, Parga	Corfu / Kefalonia	Mykonos / Santorini
Price	€450,000	€700k–€1.5M	€2M–€5M+
Price / m²	~€3,947	€5,500–€9,000	€10,000–€25,000+
Private pool	Included	Often extra / shared	Often extra / shared
New build 2026	Yes — full warranty	Mostly resale	Mostly resale
Ferry required	No — drive in	Yes	Yes
Golden Visa zone	Zone 2 — €400k	Mixed / islands €400k+	Zone 1 — €800k

Pasha Villas Parga pool terrace new build investment

Aerial view Pasha Villas Parga complex all six units

Greek Golden Visa — Zone 2 Eligibility

Residency by Investment —
Parga Qualifies at €400,000

Greece's Golden Visa grants a 5-year renewable Schengen residence permit to non-EU investors who purchase qualifying Greek real estate. Parga, Epirus falls within Zone 2, where the threshold is €400,000. At €450,000, Pasha Villas exceeds this threshold.

Zone 2 — €400,000

Parga, Epirus · Confirmed qualifying zone

Zone 1 Athens · Thessaloniki · Mykonos · Santorini · Islands 3,100+ pop. €800k

Zone 2 ✓ All other regions — including Parga, Epirus €400k

Pasha Villas: €450,000 — exceeds the Zone 2 threshold by €50,000. A single property purchase qualifies the buyer and their entire immediate family (spouse + children) for the 5-year renewable residence permit. No minimum stay requirement.

Important rental restriction: Under current Greek law (Law 5038/2023), properties purchased to qualify for the Golden Visa programme cannot be used for short-term rental (Airbnb, Booking.com, holiday lets). Violations carry fines up to €50,000 and risk permit revocation. Buyers intending to generate short-term rental income should purchase independently of the Golden Visa programme, or seek qualified legal advice on structuring. Long-term rental remains permitted. Always consult a licensed Greek immigration attorney before purchase.

What the Golden Visa Provides

🛂

5-Year Renewable Schengen ResidencyVisa-free travel across all 29 Schengen Area countries without applying for individual visas. Renewable every 5 years as long as the property is retained.

👨‍👩‍👧

Full Family CoverageThe investor's spouse, dependent children, and parents of both spouses are all included on the same permit. No additional investment required per family member.

🏠

Zero Minimum Stay RequirementUnlike most residency programmes, the Greek Golden Visa does not require the investor to spend any minimum time in Greece. Use the property as you wish.

🎓

Access to Greek Public ServicesGolden Visa holders have access to Greek public healthcare and education during their period of residency in Greece.

🏛

Pathway to Permanent Residency & CitizenshipEligible for permanent residency after 5 years. Greek citizenship becomes possible after 7 years of tax residency in Greece, subject to language, history, and culture requirements.

⏱

Processing Time: 6–9 MonthsAs of 2026, the Greek government's Digital Residency Portal has reduced processing delays. The investor may live normally until the permit is issued.

Tax Advantages — The 2026 Window

Three Tax Suspensions.
All Expiring December 2026.

The Greek government has confirmed three significant tax suspensions applying to new property purchases through 31 December 2026. All three directly benefit buyers of new-build property like Pasha Villas. All three expire at year-end — and none are guaranteed to be extended again.

🏗 Suspended until 31 Dec 2026 · Law 5246/2025

VAT Suspension on New Builds

Standard Greek VAT on new residential property is 24%. Under the current suspension, qualifying new-build purchases are subject only to property transfer tax of 3.09% rather than VAT. On a €450,000 purchase, this represents a direct saving of over €93,000 compared to full VAT application.

€93,000+ VAT saving vs standard rate · Estimated on €450,000

📈 Suspended until 31 Dec 2026 · Law 4172/2013 (extended)

Capital Gains Tax Suspension

The 15% capital gains tax on individual property sales has been suspended since 2015 and extended again through 31 December 2026. When you sell, any profit from appreciation is not currently subject to Greek capital gains tax for individual sellers. Once lifted, the standard 15% rate applies to gains. Note: your home country's CGT rules may still apply.

0% Current CGT for individual sellers in Greece · Until Dec 2026

🏘 New rate from 2026 · Rental income

Reduced Rental Income Tax

From 2026, the rental income tax rate for the €12,001–€24,000 band is reduced from 35% to 25% — a meaningful improvement for owners generating mid-range rental income through long-term lets. Rental income in Greece is taxed at 15% (up to €12,000), 25% (€12,001–€24,000), and progressively above. The standard 5% expense deduction applies. Short-term rental income is taxed as business income — different rules apply.

25% New 2026 rate · €12,001–€24,000 annual rental band · Down from 35%

All tax information reflects current Greek legislation as of March 2026 and is subject to change. This does not constitute tax advice. Buyers must consult a qualified Greek tax attorney and their own home-country tax adviser before purchase. Double taxation treaties between Greece and most EU countries, the UK, USA, and UAE generally prevent double taxation on the same income.

Acquisition Costs — Pasha Villas

What You Pay to Buy —
Full Cost Breakdown

Buying property in Greece involves predictable, well-regulated costs. The current VAT suspension means new-build buyers pay transfer tax (3.09%) rather than VAT (24%). Total acquisition costs for a Pasha Villa are approximately 6–8% above the purchase price.

Total Cost on €450,000 Purchase

Purchase price	€450,000
Property transfer tax (3.09%) Replaces VAT — suspended until Dec 2026	~€13,900
Notary fees (1–1.5%)	~€5,400–€6,750
Land Registry / registration (0.5%)	~€2,250
Legal fees — property lawyer (1–1.5%)	~€4,500–€6,750
Greek Tax Number (AFM) — one-off	Minimal
Power of Attorney (if applicable)	~€500–€1,500
Total acquisition cost (estimated)	~€477–€481k

All figures estimated based on standard Greek conveyancing. Exact costs depend on notary, legal complexity, and exchange rates for non-euro buyers. Greek property lawyers typically charge 1–1.5% of purchase price. Obtain formal quotes before exchange. If a buyer acquires via a company rather than personally, different tax and cost rules apply — consult a Greek tax attorney.

The Purchase Process — 6 Steps

Instruct a Greek Property Lawyer

Appoint a qualified Greek attorney. They conduct title search, verify cadastral records, confirm planning status, and check for encumbrances. A Power of Attorney allows them to act on your behalf if you cannot be in Greece for each step.

Obtain Greek Tax Number (AFM)

Required for any financial transaction in Greece. Issued by the local tax office or via a representative. Takes 1–5 days. Can be done by your lawyer via Power of Attorney.

Preliminary Contract & Deposit

A reservation or preliminary contract is signed and a deposit paid (typically 5–10% of purchase price) to secure the unit. This locks in your villa and purchase price.

Due Diligence Period

Your lawyer completes full title due diligence — cadastral certificates, building permits, energy performance certificate, planning compliance verification. Full documentation provided including ΚΑΕΚ references.

Final Contract & Transfer

Final contract is executed before a Greek notary. Transfer tax paid. Full payment made. Title registered at the Land Registry in your name. Can be completed via Power of Attorney without requiring your physical presence.

Golden Visa Application (if applicable)

Once the purchase is complete and title registered, your lawyer submits the Golden Visa application via the Greek Migration Ministry's Digital Residency Portal. Processing: 6–9 months. One physical visit to Greece required for biometrics.

Why Pasha Villas — Why Now

Four Reasons to Move
Before December 2026

⏰

The Tax Window Closes

VAT suspension, capital gains tax suspension, and the reduced rental income tax band are all time-bounded to December 31, 2026. Completing a purchase this year locks in all three simultaneously — they are not guaranteed to be extended. A purchase in 2027 would face standard VAT (24%) on a new build at the minimum.

🏗

Only 6 Villas Exist

Pasha Villas is a closed, finite complex — six units, no further phases, no expansion. There are just 4 new-build villa listings in the entire Parga area as of early 2026. Once these six are sold, this specific product does not exist again. New-build inventory at this price point on the Ionian coast is structurally rare.

📈

Prices Are Rising

Greek property prices rose 7.69% YoY in Q3 2025 and are forecast to grow a further 4–7% in 2026. New-build prices on the Ionian coast tend to outperform the national average due to supply constraints. Waiting 12 months may mean a higher price — and none of the current tax advantages.

🛂

Golden Visa Momentum

8,879 Golden Visa approvals in 2025 — a 95% increase year-on-year — signal sustained international demand for Greek residency via property. Zone 2 (€400k) properties like Pasha Villas represent the most accessible entry point for EU Schengen residency among all comparable European programmes.

Ready to discuss the investment case?

Request Investment Pack → View The Villas →

This investment page is provided for informational purposes only and does not constitute financial, legal, investment, or tax advice. All market data, tax rules, and regulatory information reflects sources available to March 2026 and is subject to change without notice. Greek property law and the Golden Visa programme are complex and subject to ongoing legislative amendments. Past property market performance does not guarantee future results. Rental income projections and yield figures are indicative only and not guaranteed. The Golden Visa short-term rental restriction is a legal obligation — violation carries significant penalties. Buyers are strongly advised to instruct qualified Greek property lawyers, tax advisors, and if applicable, immigration attorneys before making any purchase decision. PargaDreams.com is a marketing website for Pasha Villas and does not provide legal, financial, or immigration advice.

Request Investment Pack — Pasha Villas, Parga

Get the Full
Investment Pack

We send a complete investment pack to serious buyers — floor plans, specification sheet, cadastral documentation, pricing, availability, and referrals to qualified Greek property lawyers and Golden Visa specialists.

📐Full-resolution floor plans & site plan (PDF, A1)

📋Complete specification sheet + current pricing

📋Cadastral certificates + building permit references

⚖️Referrals to qualified Greek property lawyers

🛂Golden Visa specialist referrals on request

✈️Site viewings in Parga arranged on request

✉️info@pargadreams.com — respond within 1 business day

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We respond within one business day. Only 6 villas available. From €450,000. This does not constitute financial advice.

The Right Villa.The Right Time.The Right Place.

A Market in StructuralGrowth Phase

Scarcity. Value.Authenticity.

Residency by Investment —Parga Qualifies at €400,000