Buying Property in Greece 2026: Step-by-Step Guide for Foreigners

Last updated: March 2026 | Sources: Greek Ministry of Finance, Notary Association of Greece

Buying property in Greece as a foreigner is straightforward and well-regulated. This guide walks you through the entire process, costs, and legal requirements.

Can Foreigners Buy Property in Greece?

Yes! Greece has no restrictions on foreign property ownership, whether you’re:

EU citizen
Non-EU citizen
Buying for personal use or investment

Exception: Border regions (near Turkey) require special permission from the Ministry of Defense. This is usually a formality for EU citizens.

Step-by-Step Buying Process

Step 1: Get Your Greek Tax Number (AFM)

Timeline: 1-2 days
Cost: Free

Every property buyer needs an AFM (Αριθμός Φορολογικού Μητρώου).

How to get it:

Visit local DOY (tax office) in Greece
Bring passport and proof of address
Complete form M1
Receive AFM immediately

Note: You can also authorize a lawyer to obtain this on your behalf.

Step 2: Open a Greek Bank Account

Timeline: 1-2 weeks
Cost: Varies by bank

While not legally required, a Greek bank account simplifies:

Property payments (traceable)
Utility setup
ENFIA property tax payments
Rental income collection

Required documents:

Passport
AFM (tax number)
Proof of address (home country)
Proof of income/employment
Sometimes: Greek utility bill

Step 3: Property Search & Selection

Timeline: 1-6 months (varies greatly)

Popular platforms:

Spitogatos.gr
XrysiEukairia.gr
PropertyGreece.com
Local real estate agencies

Key considerations:

Location (urban vs. island vs. mainland)
Property condition (renovation needs)
Legal status (clean title)
Budget (including 3% transfer tax)

Step 4: Legal Due Diligence

Timeline: 1-2 weeks
Cost: €500-€1,500 (lawyer fees)

⚠️ CRITICAL STEP – Never skip this!

Your lawyer must verify:

✅ Clean title (no mortgages, liens, or disputes)
✅ Building permits are in order
✅ No illegal constructions
✅ Property boundaries match registry
✅ Seller is legitimate owner
✅ No outstanding debts (utilities, condo fees, taxes)

Documents to check:

Land registry certificate (Υποθηκοφυλακείο)
Cadaster certificate (Κτηματολόγιο)
Building permit
Energy Performance Certificate (required for sale)
Recent E9 form (property tax declaration)

Step 5: Make an Offer & Preliminary Contract

Timeline: 1-3 days
Cost: 10% deposit (typical)

Once you’ve selected a property:

Negotiate price – 5-15% below asking is common
Sign preliminary contract (Προσυμφωνητικό)
Pay deposit – Typically 10% of purchase price

Preliminary contract includes:

Property details and price
Payment schedule
Final sale deadline
Penalty clauses (if either party backs out)

Note: If seller backs out, they must return double the deposit. If you back out, you lose the deposit.

Step 6: Final Contract & Transfer

Timeline: 1-2 days for signing
Cost: See “Total Costs” below

The final sale happens before a notary public (συμβολαιογράφος).

At the notary:

Notary reads the sale contract aloud (in Greek)
Both parties sign (or authorized representatives)
Buyer pays remaining balance + taxes + fees
Notary stamps and registers the contract

Required at signing:

Passport (with certified translation if non-Greek)
AFM (tax number)
Greek bank account details
Proof of funds transfer (for non-EU buyers)

Step 7: Register the Property

Timeline: 1-4 weeks
Cost: Included in notary fees

After signing, the notary registers the transfer with:

Land Registry (Υποθηκοφυλακείο) OR
Cadaster (Κτηματολόγιο) – being rolled out nationwide

You’ll receive a registration certificate proving ownership.

Step 8: Post-Purchase Formalities

Timeline: 1-2 weeks

Update utilities:

Electricity (ΔΕΗ or private provider)
Water (municipal)
Internet/phone

File E9 form: Declare property to tax authority within 90 days.

Set up ongoing tax payments: ENFIA (annual property tax) and municipal taxes.

Total Costs Breakdown

Purchase Costs (One-Time)

Item	Rate/Amount	On €250,000 Property
Property Transfer Tax	3% of objective value	€7,500
Notary Fees	~1.5-2%	€3,750-€5,000
Land Registry Fees	~0.5%	€1,250
Lawyer Fees	1-2% (negotiable)	€2,500-€5,000
Real Estate Agent	2% + VAT (if used)	€5,000 + €1,200 VAT
Technical Inspection	€300-€600	€300-€600
Translation/Certifications	€200-€500	€200-€500
TOTAL (approx.)	8-12%	€20,500-€30,000

Note: Transfer tax is calculated on the “objective value” (government-assessed value), which is often lower than market price.

Ongoing Annual Costs

Item	Estimated Cost
ENFIA (Property Tax)	€200-€800+ (varies by property)
Municipal Taxes (ΔΗΜΟΤΙΚΑ)	€100-€300 (via electricity bill)
Condo Fees (ΚΟΙΝΟΧΡΗΣΤΑ)	€50-€200/month (if applicable)
Building Insurance	€150-€400/year
Utilities (electricity, water, internet)	€100-€250/month

Special Considerations for Non-EU Buyers

Golden Visa Connection

Non-EU buyers investing €250,000-€800,000+ may qualify for the Greek Golden Visa program, providing 5-year renewable EU residency.

Proof of Funds

Non-EU buyers must show proof that funds originated legally (bank statements, sale contracts, etc.). This is part of anti-money laundering regulations.

Currency Exchange

Consider using a currency exchange specialist for large transfers. Bank rates can add 2-4% in hidden fees.

Financing Options

For EU Citizens

Greek banks offer mortgages to EU residents
Typical LTV: 50-60% for non-residents
Interest rates: 3.5-5% (2026)
Required: Proof of income, credit history, Greek tax number

For Non-EU Citizens

More limited options
Some banks require Greek residency
Alternative: Finance in home country using Greek property as collateral (if possible)
Cash purchases are common (60%+ of foreign buyers)

Common Pitfalls to Avoid

❌ Skipping legal due diligence – Title issues can take years to resolve
❌ Not budgeting for total costs – Add 10% to purchase price for fees
❌ Buying without visiting – Always inspect in person or hire a trusted inspector
❌ Ignoring renovation permits – Unpermitted work can cause sale issues
❌ Not understanding ENFIA – Property tax varies significantly
❌ Using unqualified translators – Legal documents need certified translation
❌ Rushing the process – Average timeline is 2-4 months

Rental Income & Taxation

If you plan to rent out your Greek property:

Short-Term Rentals (Airbnb)

Must register property on government platform (myAADE)
Obtain EOT license (tourism ministry)
Income tax: 15-45% (progressive scale)
VAT may apply for professional operators

Long-Term Rentals

Standard lease registration required
Income tax: 15-45% (progressive scale)
Tenant protections are strong in Greece

Useful Resources

AADE (Tax Authority) – E9 forms, tax payments
Greek Cadaster – Property registry
Notary Association of Greece – Find a notary
Athens Bar Association – Find a lawyer

Need Help Buying in Greece?

OptimaStay provides comprehensive property acquisition support:

Property search and shortlisting
Legal due diligence coordination
Trusted lawyer and notary referrals
Bank account setup assistance
Utility transfer coordination
Golden Visa application (if applicable)
Property management services

Book a free consultation to start your Greek property journey

Disclaimer: This guide is for informational purposes only and does not constitute legal advice. Greek property laws can change. Always consult with a qualified Greek property lawyer before purchasing.