Buyer Advisory

Buying Property in Greece

Updated October 2026. Any nationality can buy freehold property in Greece on the same terms as Greek citizens. A straightforward purchase completes in six to twelve weeks, total acquisition costs run at 5–7% of the price, and a lawyer acting under power of attorney can handle every step remotely. This roadmap sets out each stage, the professionals involved, the documents required and the costs to expect, so you can direct your independent legal, tax and technical advisers with confidence.

  1. Define the brief and the structure

    Location shortlist, property type, budget envelope — and how you will hold the asset. Individual ownership, Greek entity or foreign entity have materially different tax and inheritance outcomes; take structuring advice before you fall in love with a house. EU and EEA citizens buy anywhere in Greece. Non-EU citizens buy freely in Attica, the Cyclades, the Ionian islands, Thessaloniki and most of Crete, and need a Ministry of Defence permit only in border areas such as the Dodecanese and eastern Aegean, routinely granted and adding three to six months.

    Key documents

    • Passport
    • Greek tax number (AFM) — obtainable via proxy

  2. Search and viewings

    Market research, off-market access and viewings. In thin luxury markets the best properties often trade quietly; a briefed adviser surfaces what portals cannot.

  3. Offer and letter of intent

    Terms are agreed in a letter of intent: price, timeline, inclusions, and any conditions. A reservation deposit may take the property off the market while due diligence runs.

  4. Appoint the legal and technical team

    A Greek lawyer with property specialisation and an independent engineer. Both work for you, not the transaction. Under power of attorney the lawyer obtains your tax number (AFM, one day to two weeks), opens the bank account and signs on your behalf, so the purchase can complete without a further trip to Greece. Non-residents also appoint a Greek tax representative.

  5. Due diligence

    Two to four weeks. Title review to the root at the land registry and cadastre, encumbrance checks, planning and building-permit compliance, forest and archaeological status, energy certificate, and — for older properties — legalisation of any unpermitted works, which the seller completes before the deed and which is priced into the negotiation. This stage kills bad deals; that is its job.

    Key documents

    • Title deeds
    • Cadastre extract
    • Building permits
    • Energy certificate

  6. Open a Greek bank account and import funds

    Two to six weeks, depending on the bank's compliance review, so open the account in parallel with the search. Funds must arrive through the banking system with documented origin — Greece applies EU anti-money-laundering rules strictly. Keep the paper trail: it also establishes the funds’ provenance for tax purposes.

  7. Notarial deed and completion

    The purchase contract is executed before a notary — a public official who certifies the transaction. The buyer pays the 3.09% transfer tax before signing, on the higher of the contract price and the objective (zone) value; the deed is then registered at the land registry and cadastre, which perfects your ownership within days. Typical total from accepted offer to registered title: six to twelve weeks.

  8. After completion

    Utilities, insurance and property management move to your name. ENFIA, the annual property tax, is assessed on the owner at 1 January; a 150 m² coastal villa typically pays €600–1,500 a year. Rental income is taxed at 15% to €12,000, 25% to €24,000, 35% to €35,000 and 45% above. Capital gains tax on sales by individuals is suspended to 31 December 2026. A qualifying purchase opens the Golden Visa application and meets the €500,000 investment test of the Non Dom regime: a flat €100,000 a year on foreign income for up to 15 years.

Costs of purchase

Item Typical Notes
Transfer tax 3.09%† of the higher of price and objective value; paid before signing
VAT on new builds 0% to 31 Dec 2026† 24% VAT suspended (Law 5246/2025); eligible new builds pay the 3.09% transfer tax instead; confirm per project
Notary ≈0.8–1.2%† plus VAT
Legal fees ≈1–1.5%† plus VAT; scope-dependent
Land registry / Cadastre ≈0.5–0.6%† registration of the deed
Agent commission 2% -3%† plus VAT (2.48% effective)
Civil engineer Fixed fee† building-legality and energy certificates
Total ≈5–7%† of the purchase price

† Indicative professional-fee ranges; confirm current rates and tax treatment with your advisers before budgeting.