Buying Property in Greece: The Complete Guide for Foreigners

Can Foreigners Buy Property in Greece?

Yes, foreigners can buy property in Greece. For ordinary residential and commercial purchases there is no general nationality ban, but border-zone and strategic-area checks can apply, and property ownership by itself does not create residence rights.

The main legal checkpoints are:

• Border and strategic areas: some properties in border regions or sensitive islands require extra permission before a non-EU buyer can complete the purchase. Before deposit, your lawyer should confirm in writing whether the property is in a restricted area, which authority must approve it, and whether completion can happen before permission is issued.
• Hellenic Cadastre/Land Registry status: your lawyer should confirm the correct registry, title history, boundaries, and any encumbrances before money becomes non-refundable.

For mainstream purchases in Athens, Thessaloniki, Crete, Corfu, the Cyclades, and most mainland locations, the practical difference for foreign buyers is usually process, tax, and residence planning rather than a ban on purchase.

Non-EU Buyers: Visa Considerations

Non-EU citizens can buy property freely but should understand the residency implications:

• Property ownership alone does not grant residency. Without a visa or residence permit, non-EU citizens can only stay in Greece for 90 days within any 180-day period under Schengen rules.
• The Golden Visa program allows non-EU buyers to apply for a five-year residence permit through qualifying investment. Since 1 September 2024, ordinary real-estate thresholds are EUR 800,000 in high-demand zones and EUR 400,000 elsewhere, with EUR 250,000 available only for qualifying conversions or listed-building restorations.
• Other Greek residence routes may suit retirees, financially independent applicants, or remote workers, but they are separate from the property deed. Confirm the residence route before assuming a purchase solves Schengen stay limits.

The Step-by-Step Property Buying Process

Buying property in Greece follows a well-established legal process. While the system differs from Anglo-Saxon countries, it's straightforward with proper professional guidance.

Step 1: Obtain Your Greek Tax Number (AFM)

Before purchasing property or conducting most official transactions in Greece, you need an AFM (Arithmos Forologikou Mitroou), the Greek tax identification number.

How to get your AFM:

• Visit your local Greek tax office (Eforia) or authorize a lawyer to act on your behalf
• Bring your passport (original and photocopy) and proof of address from your home country
• Non-EU nationals may need to appoint a fiscal representative in Greece
• The process typically takes one day in person or 1-2 weeks through a representative

The AFM is free to obtain and remains valid indefinitely. You'll need it for the property purchase, opening a Greek bank account, signing utility contracts, and paying taxes.

For detailed instructions, see our guide on obtaining a Greek AFM tax number.

Step 2: Hire a Lawyer (Mandatory)

A lawyer is not listed as a universal statutory requirement for every sale, but for foreign buyers it is a practical necessity. Greek transactions depend on title, tax, planning, Cadastre/Land Registry, and notarial checks; do not rely on the seller, agent, or notary alone for buyer-side advice.

Your lawyer will:

• Conduct title searches at the Land Registry or Cadastre
• Verify the seller has legal authority to sell
• Check for encumbrances, mortgages, or liens
• Confirm the property complies with building permits and planning regulations
• Review and draft contracts
• Represent you at the notary signing (with power of attorney if you can't attend)
• Handle tax declarations and registrations

Choosing a lawyer:

• Select an independent lawyer—never use one recommended by the seller or their agent
• Ensure they speak English fluently and have experience with foreign buyers
• Verify they're registered with the local Bar Association
• Expect fees of 1-2% of the property value, with a minimum of around €1,500-2,500

Documents checklist for foreign buyers

Before paying a binding deposit, ask your lawyer and notary which documents they have seen, which are still missing, and which issues must be resolved before completion.

• Buyer passport, proof of address, AFM tax number, and any power of attorney if signing remotely.
• Seller's title deed, recent ownership certificate, and confirmation that the seller has authority to transfer.
• Cadastre or Land Registry extract, cadastral diagram where available, and boundary/topographic documents.
• Tax clearance, ENFIA evidence, and confirmation of any unpaid utilities or community charges.
• Building permit, engineer's legality certificate, energy performance certificate, and records for any regularized works.
• Draft reservation or preliminary contract with deposit, refund, completion, and defect conditions written plainly.
• If residence planning matters, written confirmation that the property, use, size, and location fit the intended permit route.

Step 3: Find Your Property

With your AFM obtained and lawyer retained, you can begin your property search.

Property search resources:

• Greek real estate portals: Spitogatos, XE Property, and Tospitimou list thousands of properties
• International portals: Rightmove Overseas, Idealista, and Green-Acres feature Greek listings
• Local estate agents: Particularly valuable for off-market properties and local knowledge
• Golden Visa specialists: If you're buying for residency, agencies specialize in qualifying properties

Estate agent fees: Real estate agents in Greece typically charge 2-5% commission, usually split between buyer and seller. The seller's portion is often built into the asking price. Clarify who pays what before engaging an agent.

Step 4: Make an Offer and Sign the Preliminary Agreement

Once you've found a property, the purchase process involves two contracts:

Reservation Agreement (Optional)

For popular properties, a reservation agreement (protyposi) takes the property off the market for an agreed period—typically 2-4 weeks. You'll pay a small non-refundable deposit, usually €3,000-10,000 depending on the property value.

Preliminary Contract (Compromis de Vente)

This binding private contract between buyer and seller establishes:

• The agreed purchase price
• Payment terms and schedule
• Timeline for the final contract
• Any conditions (such as satisfactory survey results)
• The deposit amount (typically 10% of the purchase price)

Important: Once signed, this contract is legally binding. If you withdraw, you forfeit the deposit. If the seller withdraws, they must return double the deposit. Your lawyer should review this contract thoroughly before you sign.

Step 5: Conduct Due Diligence

Before the final contract, your lawyer should complete due diligence before the balance is paid.

Greece is transitioning from local Land Registry records to the Hellenic Cadastre. Your lawyer should check the current registry for:

• The seller's legal ownership and right to sell
• The complete chain of title
• Any mortgages, liens, or encumbrances
• Boundary disputes or overlapping claims
• Rights of way or easements

Planning and Building Permits

Greek property law has strict requirements regarding building legality:

• Verify the building permit (oikodomiká adeía) matches what was actually built
• Check for any building code violations or unauthorized extensions
• Confirm the property has a valid energy performance certificate (EPC)
• For older properties, verify compliance with successive amnesties for building irregularities
• Ensure the property isn't subject to archaeological restrictions (particularly relevant near historical sites)

Property Inspection

While not as common as in some countries, getting a survey is wise—especially for older buildings. Greece sits in an earthquake zone, so properties should comply with the Seismic Code.

Step 6: Sign the Final Contract at the Notary

The final sale contract (symvólaio) must be signed before a Greek notary public (symvoliográfos). The notary:

• Is a public official who ensures the transaction's legality
• Prepares the final contract based on your lawyer's input
• Verifies all documentation and tax compliance
• Reads the contract aloud (in Greek, though translation can be provided)
• Witnesses signatures from both parties
• Submits the contract for registration

Who attends: The buyer (or their lawyer with power of attorney), the seller (or their representative), both lawyers, the notary, and an interpreter if needed.

Payment: The balance of the purchase price is typically paid via bank transfer at signing. You'll need a Greek bank account for this transaction.

Step 7: Register the Property

After signing, the contract must be registered at the Land Registry or Cadastre to complete the transfer of ownership. Your lawyer typically handles this.

Registration should be handled immediately after signing. Until registered, the transfer is not legally complete.

Registration costs: 0.3-0.5% of the property value.

Step 8: Transfer Utilities and Pay Taxes

Post-purchase tasks include:

• Transferring electricity (DEI), water, and internet accounts to your name
• Setting up annual property tax (ENFIA) payments
• Registering with the local municipality
• If renting short-term, registering the property with AADE's short-term rental process and using the registration number in listings

Costs of Buying Property in Greece

Budget approximately 8-12% on top of the purchase price for transaction costs. Here's the breakdown:

Transfer Tax (FMA)

The standard transfer tax is 3% of the property's taxable value, plus the municipal surcharge on the tax, commonly presented as 3.09%. Your notary and lawyer should confirm whether the taxable value differs from the purchase price.

For new-build purchases, ask the notary and lawyer whether VAT or transfer tax applies and whether any current suspension or exemption affects the deal. Do not assume the advertised price includes all tax.

Notary Fees

1-2% of the property value, with minimum fees applying to lower-value properties. The notary is a public official whose fees are regulated.

Legal Fees

1-2% of the property value, negotiable for higher-value purchases. Budget at least €1,500-2,500 for straightforward transactions.

Estate Agent Commission

2-5% of the purchase price, typically split between buyer and seller. Clarify the arrangement in advance.

Land Registry Fees

0.3-0.5% of the property value for registration.

Example Cost Calculation

For a €300,000 property:

• Transfer tax (3.09%): €9,270
• Notary (1.5%): €4,500
• Lawyer (1.5%): €4,500
• Registration (0.4%): €1,200
• Total transaction costs: Approximately €19,470 (6.5%)

Add estate agent fees of 2-3% if applicable.

Golden Visa: Residency Through Property Investment

Greece's Golden Visa program allows non-EU citizens to apply for a five-year residence permit through qualifying investment. The real-estate route has strict zone, size, use, and rental restrictions.

Investment Thresholds (2026)

Since 1 September 2024, Greece uses a tiered zone system for Golden Visa real-estate investments:

€800,000 Zone (High-Demand Areas)

• Attica (Athens and surroundings)
• Regional Unit of Thessaloniki
• Mykonos
• Santorini
• Islands with populations over 3,100

€400,000 Zone (Medium-Demand Areas)

• All regions not in the EUR 800,000 category
• Smaller islands below the population threshold, unless otherwise listed
• Mainland regions outside the Attica and Thessaloniki high-demand zones

€250,000 Zone (Specific Conditions)

• Properties classified as listed buildings requiring restoration
• Commercial properties being converted to residential use
• Properties in industrial areas being converted to residential

Important requirements:

• For the EUR 800,000 and EUR 400,000 standard real-estate tiers, the investment must generally be in one property with at least 120 square meters of main areas. The EUR 250,000 conversion/restoration routes have separate conditions.
• A property used for the Golden Visa cannot be let short-term in the sharing economy or subleased; breach can trigger permit revocation and a EUR 50,000 fine.
• The qualifying threshold is per investment/application. Family inclusion depends on the residence-permit rules and should be checked before structuring the purchase.

Golden Visa Benefits

• Five-year residence permit, renewable indefinitely while maintaining investment
• No minimum stay requirement
• Visa-free travel throughout the Schengen Zone (90 days in any 180-day period)
• Access to education and healthcare subject to Greek insurance and eligibility rules
• Include spouse, children under 21, and parents of both spouses
• Renewable residence while the qualifying investment is maintained
• Citizenship is separate: standard naturalization requires seven years of lawful residence with real presence, tax residence, and language/integration conditions.

For detailed visa information, see our comprehensive guide to visas in Greece.

Property Types in Greece

Greece has a wide range of property types. Budget depends heavily on title, condition, location, and planning status:

City Apartments

Athens and Thessaloniki offer apartments at prices well below other European capitals. A central Athens apartment can be purchased from €100,000-150,000, with renovated properties in prime neighborhoods like Kolonaki or Plaka reaching €4,000-6,000 per square meter.

Traditional Village Houses

Stone-built houses in rural areas and villages offer character at affordable prices. These often require renovation but provide authentic Greek living experiences. Prices can start from €50,000-100,000 for properties needing work.

Island Villas

White-washed Cycladic villas with sea views represent the quintessential Greek dream. Prices vary enormously—from €200,000 for modest properties on less-touristed islands to several million euros on Mykonos and Santorini.

Beachfront Properties

Coastal properties on the mainland and islands command premiums. The Peloponnese, Halkidiki, and Crete offer beachfront options at more accessible prices than the Cyclades.

New Developments

Modern apartment complexes and villa developments cater to international buyers, particularly around Athens' southern suburbs (the Riviera) and on popular islands.

Private Islands

Private islands are specialist transactions. Expect extra legal, environmental, coastline, and national-security due diligence before treating one as buyable.

Regional Guide: Where to Buy

Athens and Attica

Greece's capital combines ancient history with modern urban living. Key areas include:

• City center (Plaka, Kolonaki, Exarchia): Historic neighborhoods with high rental demand
• Southern suburbs (Glyfada, Voula, Vouliagmeni): The "Athens Riviera" with beaches and upscale living
• Northern suburbs (Kifisia, Marousi): Green, family-friendly areas with good schools
• Piraeus: Port city with improving infrastructure and lower prices

Price guide: €2,000-6,000/sqm depending on area and condition

Thessaloniki

Greece's second city offers excellent value with a vibrant cultural scene, waterfront promenade, and strong university presence.

Price guide: €1,500-2,500/sqm

The Islands

Cyclades (Mykonos, Santorini, Paros, Naxos): Iconic white architecture, premium prices, strong rental yields from tourism. Mykonos and Santorini are the most expensive; Naxos and Paros offer better value.

Price guide: €3,000-8,000/sqm (Mykonos/Santorini can exceed €10,000/sqm)

Crete: Greece's largest island offers diverse landscapes, year-round living, established expat communities, and more affordable prices than the Cyclades.

Price guide: €1,500-3,500/sqm

Corfu and the Ionian Islands: Venetian architecture, green landscapes, and good access from Western Europe. Strong British expat presence.

Price guide: €2,000-4,000/sqm

Dodecanese (Rhodes, Kos): Historic islands with good infrastructure and year-round communities. Popular with British and German buyers.

Price guide: €1,500-3,000/sqm

The Mainland

Peloponnese: Beautiful coastline, ancient sites (Olympia, Epidaurus), improving infrastructure, and excellent value.

Halkidiki: Three-pronged peninsula near Thessaloniki with beautiful beaches and growing development.

Pelion: Mountain villages with traditional architecture and proximity to both mountains and sea.

Price guide: €1,000-2,500/sqm across mainland areas

Due Diligence: Protecting Your Purchase

Property due diligence in Greece requires particular attention to several issues:

Title Verification

The Greek Cadastre system is still being rolled out across the country. In areas not yet covered, title searches require examining records at the local Land Registry, which can be fragmented and complex. Your lawyer must verify:

• Unbroken chain of title for at least 20 years
• No competing claims or disputes
• Clear boundaries matching the property

Building Legality

Greece has experienced significant unauthorized construction historically. Successive amnesty laws have allowed regularization of many properties, but issues remain. Verify:

• Original building permit exists
• Actual construction matches the permit
• Any modifications were properly permitted or regularized under amnesty
• The property has valid completion certificates

Archaeological Restrictions

Properties near archaeological sites may face restrictions on modifications or development. The Archaeological Service must approve any building works in protected zones.

Environmental Considerations

Check for forest designations that restrict building, coastal setback requirements, protected natural areas, and flood or erosion risks.

Ongoing Costs of Property Ownership

ENFIA (Unified Property Tax)

All property owners in Greece pay annual ENFIA (Eniaios Foros Idioktisias Akiniton). The tax is calculated based on property location and zone values, size and use, age and floor level, and number of facades.

ENFIA is assessed electronically from the owner's E9 property declaration. Modest homes may be manageable, but larger, prime, or high-value portfolios can carry a much higher bill.

Tax reductions available:

• ENFIA reduction for qualifying insured residences: 20% when taxable value is up to EUR 500,000, or 10% above EUR 500,000, provided the home is fully insured for earthquake, fire, and flood.
• For 2026, a 50% reduction can apply to qualifying main residences in small settlements, subject to the Ministry of Finance conditions
• 50% or 100% ENFIA discounts can apply for Greek tax residents who meet the income, property-value, surface-area, family, or disability conditions

Utility Costs

Monthly utility costs vary by property size and location:

• Electricity: €50-150/month for an apartment
• Water: €20-50/month
• Heating: €100-300/month during winter (depends on system)
• Internet/TV: €30-50/month

Community Fees (Koinochrista)

Apartments and properties within complexes pay monthly community fees for shared maintenance, cleaning, and building insurance. Typical costs: €50-150/month.

Income Tax on Rental Income

If you rent your property, rental income from immovable property is taxed at progressive rates from the 2026 tax year:

• Up to EUR 12,000: 15%
• EUR 12,000.01-EUR 24,000: 25%
• EUR 24,000.01-EUR 36,000: 35%
• Over EUR 36,000: 45%

Short-term rentals must be registered with AADE and use the property's registration number in listings. Separate planning, condominium, and Golden Visa rules can also matter.

Final Thoughts

Buying property in Greece can work well for holiday-home, relocation, or residence-planning buyers, but the safety of the deal comes from documented title, tax clearance, building legality, and independent legal review before completion.

If the purchase is tied to residence planning, confirm Golden Visa eligibility before reserving the property, especially zone, size, use restrictions, and whether short-term letting is allowed.

Start by obtaining your AFM tax number, engaging an independent property lawyer, and checking the Cadastre or Land Registry record before paying a binding deposit.