To buy property in Greece you need a Greek tax number (AFM), a Greek bank account, in practice a lawyer, and a notarial deed registered at the land registry. The transfer tax on resales is about 3.09%, which is 3% plus a municipal surcharge, while new builds are nominally subject to 24% VAT, although a transfer-tax route for new builds has been suspended until 31 December 2026 according to one guide. Total closing costs are roughly 7% to 10% of the price. Non-EU buyers in border and strategic zones need authorisation, which usually takes two to four months. The golden visa has tiers of €800,000, €400,000 and €250,000, but the sources I read do not agree on which areas fall in which tier, so check the official rules. This guide covers the steps, costs with a worked example, annual taxes, the golden visa, border zones and the risks. It is general information, not legal or tax advice.
Can a foreigner buy property in Greece?
Yes. Purchases are free for foreigners, with one exception: non-EU buyers who want to buy in border and military-strategic zones, which can include some islands and areas near Turkey, need authorisation from the relevant decentralised administration. According to one guide this typically takes two to four months and is usually granted for genuine residential purchases. EU citizens do not need it. Ask your lawyer to check whether the property is in such a zone before you pay a deposit.
What are the steps?
- AFM (tax number). Free, issued at the local tax office (DOY), and mandatory for any purchase.
- Greek bank account. Needed to show that the funds were imported and to pay the ENFIA, the utilities and the notary.
- Lawyer. No longer formally required, but strongly advised: the lawyer checks the title, encumbrances and cadastre records.
- Preliminary contract. A pre-contract document is normally signed with a deposit; ask your lawyer to include conditions for planning and title checks.
- Notary. Prepares the deed and registers it.
- Land registry (cadastre). The final registration of the transfer.
What does it cost?
| Item | Rate or amount, per the sources |
|---|---|
| Transfer tax (resale) | About 3.09%: 3% plus a 3% municipal surcharge on that amount; applied to the higher of the objective value or the contract price |
| VAT (new build, first sale, permit from 2006) | 24% nominally, instead of the transfer tax; a temporary suspension of this route has applied and one guide says it runs to 31 December 2026, but dates are inconsistent, so confirm with the tax authority |
| Notary | About 1% to 2% of the price, plus VAT on the fee |
| Lawyer | About 1% to 2%, negotiable |
| Land registry | About 0.5% plus small fixed fees |
| Agent | About 2% to 4% per side plus 24% VAT |
| Translator | €200–€600 if you do not speak Greek |
A worked example
For a €300,000 resale in Athens, as an illustration with a 2% buyer-side agent fee, 1.5% for the notary and the lawyer, and the figures above:
| Item | Amount |
|---|---|
| Transfer tax at 3.09% | €9,270 |
| Notary (1.5%) | €4,500 |
| Lawyer (1.5%) | €4,500 |
| Land registry (0.5%) | €1,500 |
| Agent (2% + 24% VAT) | €7,440 |
| Translator | €400 |
| Total | €27,610 (9.2% of the price; ≈ £23,300 / $30,900) |
Conversions are approximate and use the European Central Bank reference rates of 14 October 2026 (€1 = £0.844 = $1.120). Rates move every day.
One guide gives about €25,000 to €28,000 for a similar example. The figures depend on the objective value, which is an administrative zone value that can be higher than the price, so ask your lawyer to calculate it.
What are the annual taxes?
The yearly property tax is ENFIA. One guide says it is roughly 0.1% to 1.5% of the objective value, based on size, location, age and use, with a supplement above about €500,000 for individuals, and that a €200,000 Athens apartment typically costs about €400 to €1,200 a year. Another source gives €2 to €16 per square metre plus a surcharge of up to 1% where an individual’s objective values exceed €500,000, and a 20% discount if the home is insured against earthquake, fire and flood. Both are estimates; the tax is assessed on the owner as at 1 January and paid in instalments online. The sources I read did not cover rental income tax, and one says the capital gains tax on property has been suspended until 31 December 2026, which you should verify before you plan a sale.
What about the golden visa?
The golden visa is a five-year renewable residence permit for property investment, covering Schengen travel and extendable to family members. It does not confer tax residency or citizenship. The thresholds changed in 2024, and the sources disagree on the details. One source citing the migration code gives €800,000 for all of Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 inhabitants, €400,000 for the rest of Greece, and €250,000 only for converting a non-residential building into housing or restoring a listed building. Another gives €250,000 in most areas and €400,000 in selected zones, and a third a range from €250,000 to €800,000. The first source also says there must be at least 120 m² of main premises for built property in the two upper tiers, and that short-term letting and subletting are prohibited, with a possible revocation and a €50,000 fine. Because of the conflict, use the official migration pages and a Greek lawyer. For comparison, see why Spain’s golden visa ended.
What about buying through a company?
A company that owns Greek property pays a special real estate tax of 15% of the objective value each year unless it qualifies for an exemption. The exemption is not automatic: a company from an EU state or a jurisdiction with active tax information exchange must disclose its shareholders through the full ownership chain, and each must hold a Greek AFM. The source presents personal ownership as the default for a single house. See buying property abroad through a company.
What are the risks?
- Title and cadastre records. Your lawyer must check the title, encumbrances and cadastre entry.
- Planning and building status. Check that structures are licensed; compare illegal builds in Spain.
- Tax rules in flux. VAT, capital gains and golden visa rules have changed, with several dates in 2026.
- Climate. A comparison published in 2026 lists wildfires and heat as the main climate risks in Greece.
- Scams. See how to avoid property scams.
What is the step-by-step plan?
- Decide the area and check whether it is a border zone.
- Get your AFM and open a Greek bank account.
- Appoint an independent lawyer and a technical adviser.
- Check title, encumbrances, cadastre and planning.
- Sign the pre-contract with conditions and the deposit.
- Pay the taxes and sign the deed before the notary; register it at the land registry.
- Set up ENFIA and the utilities.
What are the common mistakes?
- Assuming that all new builds pay the same tax: the VAT position is uncertain.
- Using the contract price to estimate the transfer tax, when the objective value may be higher.
- Buying in a border zone without authorisation.
- Relying on an old golden visa threshold.
- Letting a golden-visa property short term.
To compare Greece with Spain and Italy, read Spain vs Italy vs Greece.
What should you check before paying a deposit?
Most problems in Greek purchases are found before the deposit, not after the deed, so treat the pre-contract stage as the main safety step. Ask your lawyer to confirm in writing that the seller is the registered owner, that no mortgage, seizure or co-owner claim is recorded against the property, and that the cadastre entry matches what you are buying. Ask for the building permit and any later amendments, and compare them with the property on the ground: extra rooms, enclosed balconies and pools are the usual differences. Ask whether the property sits in a border or strategic zone, because that decides whether a non-EU buyer needs authorisation before the deed. Ask for the objective value, because the transfer tax is based on the higher of that value and the price.
It also helps to agree who pays what and by when. Put the deposit amount, the deadline for the deed, the consequences if either side withdraws and the conditions that let you walk away (for example, a title or planning problem) into the pre-contract. Pay through the banking system and keep the proof that the funds came from abroad, since the bank and the notary will ask where the money came from.
Is there a tax regime for new residents?
One 2026 comparison mentions a 7% flat tax on foreign income for 15 years for new tax residents who move to Greece, available nationwide, while Italy’s equivalent is a 7% regime for 10 years in eligible southern municipalities. These regimes depend on becoming tax resident and meeting conditions, they do not follow automatically from owning a home, and they change, so confirm the current rules with the Greek tax authority or an adviser before you rely on them. Owning a holiday home that you use for a few weeks a year does not make you a tax resident.
Frequently asked questions
Do I need a lawyer to buy property in Greece?
It is no longer formally required, but it is strongly advised for checking title, encumbrances and cadastre records.
How much is the transfer tax in Greece?
About 3.09% on resales (3% plus a municipal surcharge). New builds are nominally subject to 24% VAT instead, with a suspended transfer-tax route.
What is ENFIA?
The annual property tax on Greek property, assessed on the owner as at 1 January and based on objective value.
Do I need permission to buy near the border?
Non-EU buyers in border and strategic zones need authorisation, which takes about two to four months. EU citizens do not.
How much do I need for the golden visa?
The sources disagree: from €250,000 to €800,000 depending on area and type of property. Check the official rules.
This is general information, not legal or tax advice. Rules and rates change, and your situation may differ. Confirm the figures with the tax authority and a qualified lawyer or tax adviser before you commit. Facts last checked on 16 October 2026.
Sources
Official sources (check these for the current rule):
Also cross-checked against published guides, because practice varies between notaries, registries and banks:
