Buying property in Greece as a foreigner: a 2026 guide.
There is no general bar on foreigners owning Greek property. What decides the outcome is the sequence: the tax number, the notary, the title search, and the fees that sit above the price. A step-by-step reading from the Editorial Desk.
In brief.
- No general bar. Foreigners can buy Greek property freely, whether or not they are EU nationals. The one exception: in designated border and certain island regions, non-EU or EEA buyers need clearance from a Ministry of National Defence committee before the purchase.
- The sequence. A Greek tax number (AFM) and a local bank account, an independent lawyer and a separate notary, a title search at the Land Registry and National Cadastre, then the deed signed before the notary and registered to perfect title.
- The real cost. Budget in the region of 8 to 12 per cent of the price on top, driven by a 3.09 per cent transfer tax on most resale properties plus notary, lawyer, agent and registry fees.
Can a foreigner buy property in Greece?
There is no general restriction on foreigners buying property in Greece. A buyer from inside the European Union, and a buyer from outside it, hold the same right to acquire a Greek flat, house or plot as a Greek national does. The purchase does not require residency, and it does not require that the buyer ever live in the country.
One exception is worth stating plainly. In designated border regions and certain island areas, a buyer from outside the EU or EEA needs clearance from a committee of the Ministry of National Defence before the purchase can proceed. In most cases the permit is a procedural step rather than an obstacle, but it is a required one where it applies. A Greek lawyer will confirm at the outset whether a given property sits inside one of these zones, and that check belongs at the start of the process rather than the end.
The purchase, step by step
The path from interest to secure ownership runs through a fixed set of steps. Taken in order, they are these.
- Obtain a Greek tax registration number (AFM). This is the foundation of any dealing with the Greek state and the tax office. It can be arranged in person, or through a representative acting under a power of attorney if the buyer is abroad.
- Open a Greek bank account. The account is used to evidence the transfer of the purchase funds into the country, a record the authorities and the notary will expect to see.
- Engage an independent Greek lawyer and a civil-law notary (συμβολαιογράφος). These are two separate roles. The lawyer acts for the buyer and protects the buyer's interest; the notary is a public officer who drafts and certifies the deed and is neutral between the parties.
- Complete due diligence. A title search at the Land Registry and the National Cadastre (Κτηματολόγιο) confirms ownership and reveals any mortgages, liens or other encumbrances. Alongside it come checks on planning status, forestry and archaeological designations, and confirmation that the property is free of outstanding debts.
- Sign the deed. An optional preliminary agreement can bind the parties ahead of completion. The final purchase deed is then signed before the notary, who reads and certifies it.
- Register the deed. Registration of the deed at the Cadastre perfects the buyer's title and makes the transfer effective against third parties. Ownership is not fully secure until this step is complete.
What it costs on top of the price
The headline price is not the whole cost. A buyer should budget for a set of taxes and fees that sit above it, most of them charged as a percentage of the price or the property's taxable value.
- Property transfer tax of 3.09 per cent (3 per cent plus a municipal surcharge) on the taxable value of most resale properties.
- Notary fees of roughly 1 to 1.5 per cent.
- Lawyer's fees of roughly 1 to 2 per cent.
- Estate-agent commission of around 2 to 4 per cent plus VAT, where an agent is used.
- Cadastre and registry fees of around 0.5 per cent.
As a rule of thumb, a buyer should budget in the region of 8 to 12 per cent of the price in taxes and fees, on top of the price itself. Individual quotes vary with the property and the professionals engaged, but that band is a reliable planning figure.
New builds, VAT and the Golden Visa
First sales of newly built property can in principle fall under 24 per cent VAT rather than the transfer tax. In recent years, however, VAT on new builds has been suspended — currently through 31 December 2026 — which has left the transfer-tax route applying in practice. Treat this as a point to confirm against the position at the time of purchase, not a fixed rule, and one a Greek lawyer or accountant should check before an offer is made.
A qualifying purchase can also secure Greek residence through the residency-by-investment route. Our guide to how the Greek Golden Visa works sets out the thresholds. Whether or not residence is the aim, a Greek AFM and a local bank account are practical prerequisites either way, so they are worth arranging early rather than late.
This is general guidance, not legal or tax advice. Thresholds, rates and the VAT position change, and the detail of any purchase turns on the specific property and the buyer's own circumstances. A Greek lawyer should confirm the specifics before any purchase is made.
Frequently asked
Can foreigners buy property in Greece?
Yes. There is no general restriction on foreigners buying property in Greece, whether they come from inside the European Union or outside it. The one exception is that, in designated border regions and certain island areas, a buyer from outside the EU or EEA needs clearance from a committee of the Ministry of National Defence before the purchase can proceed.
Do I need to live in Greece to buy property there?
No. Ownership does not require residency or physical presence in the country. A buyer who is abroad can act through a representative under a power of attorney. In practice, a Greek tax number (AFM) and a local bank account are the working prerequisites for the transaction.
What is the process for buying property in Greece?
Obtain a Greek tax number (AFM); open a Greek bank account to evidence the transfer of funds; engage an independent Greek lawyer and a separate civil-law notary; complete due diligence, including a title search at the Land Registry and National Cadastre plus checks on planning, forestry, archaeology and any debts; sign the final purchase deed before the notary, with an optional preliminary agreement beforehand; and register the deed at the Cadastre to perfect title.
What are the total costs of buying property in Greece?
On top of the price, budget in the region of 8 to 12 per cent in taxes and fees. This is driven by a property transfer tax of 3.09 per cent on the taxable value of most resale properties, notary fees of roughly 1 to 1.5 per cent, a lawyer at roughly 1 to 2 per cent, estate-agent commission of around 2 to 4 per cent plus VAT where used, and Cadastre or registry fees of around 0.5 per cent.
Do I need both a lawyer and a notary?
Yes, and they are separate roles. The lawyer acts for the buyer and protects the buyer's interest through due diligence and the contract. The notary (συμβολαιογράφος) is a neutral public officer who drafts and certifies the deed and is impartial between the parties. Both are standard in a Greek property purchase.
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