How to Buy Property in Greece as a Foreigner: 2026 Complete Guide

Buying property in Greece as a foreigner is more straightforward than most expect — but only if you know the rules. After helping hundreds of international clients close on villas, apartments and plots across the country, we have distilled the process into a clear playbook.

Can foreigners legally buy property in Greece?

Yes — with one exception. Citizens of any country (EU and non-EU alike) can purchase real estate in Greece without special permits. The only restriction applies to border zones: parts of Thrace, areas near Mount Athos in Halkidiki, and some islands close to the Turkish coast. Buying in those zones requires approval from the Greek Ministry of Defense, which typically takes 3–6 months.

For 95% of the country — including Halkidiki, Crete, Santorini, Mykonos, Athens, Thessaloniki — there are no restrictions.

Documents you need before you start

Three things are non-negotiable:

1. AFM number — Greek tax identification number. Issued by any tax office in one day. You will need it to open a bank account, sign contracts, pay taxes.
2. Greek bank account — Eurobank, Piraeus, Alpha Bank, and the National Bank of Greece all serve non-residents. You will need this for the property purchase wire and ongoing utility payments.
3. Passport with at least 6 months validity — standard requirement.

Strongly recommended:

• A lawyer. Since 2014 lawyers are no longer mandatory for property purchases, but skipping one is a false economy. A lawyer charges around 1% of the purchase price and protects you against undisclosed mortgages, ownership disputes and building permit issues. We always work with one and so should you.
• A civil engineer. For a flat fee of €500–€1,000, an engineer inspects the structure, verifies that the building matches the official plans, and flags illegal additions (common in pre-2011 Greek construction).

The 7-step purchase process

Step 1: Search and shortlist (1–2 weeks)

Browse online, then arrange in-person viewings. We typically organize a 1–3 day trip covering 5–10 properties.

Step 2: Preliminary contract and deposit (1–3 days)

Once you choose a property, your lawyer drafts a prosymfono (preliminary contract). Standard deposit is 10% of the purchase price, held in escrow or directly to the seller.

Step 3: Legal and technical due diligence (2–4 weeks)

This is the critical phase. Your lawyer checks:

• Land registry (Ktimatologio) and mortgage records (Ypothikofylakeio)
• Building permit and that no illegal extensions exist
• Inheritance issues — all heirs must sign if the seller inherited the property

Your engineer verifies the structure matches the plans.

Step 4: Fund transfer

You wire the balance from your home country bank to your Greek bank account. Important: Greek anti-money-laundering rules require you to document the source of funds. Have your bank statements, sale-of-asset proofs or income records ready.

Step 5: Final contract at the notary (1 day)

The symvolaiografos (notary) is a public official — different from a lawyer. They prepare the final deed, you pay the transfer tax in advance, and signature happens in their office. Both parties (or their representatives via power of attorney) must be present.

Step 6: Land registry filing (2–6 weeks)

The notary submits the deed to the Ktimatologio (cadastre). You receive an official title certificate.

Step 7: First ENFIA tax declaration

Within 30 days, you must register the property in the E9 tax form. From the next year on, you pay annual property tax (ENFIA). This is straightforward if you have an accountant — we handle this for our clients in the first year for free.

What it really costs

Using a €200,000 purchase price as example:

Item	Percentage	Amount
Transfer tax (used property)	3.09%	€6,180
VAT (new builds only)	24%	€48,000
Notary fee	~1.2%	€2,400
Lawyer	~1%	€2,000
Engineer inspection	flat	€800
Land registry	~0.5%	€1,000
Agency commission	2% + VAT	€4,960
Total additional (used property)	~8.6%	~€17,340

Important note on VAT: New builds (constructed after 1.1.2006) attract 24% VAT instead of transfer tax. Since 2024 the Greek government has implemented temporary VAT suspensions for new construction — always verify the current rules with your lawyer.

Top 5 mistakes we see foreign buyers make

1. Skipping the technical inspection. Pre-2011, many Greek owners extended their properties without building permits. A €800 engineer report saves you from inheriting illegal construction that you cannot insure or resell.
2. Not budgeting for additional costs. Plan for ~10% on top of the asking price for fees, taxes and inspections. Many buyers are caught short.
3. Ignoring inheritance complications. If the seller inherited the property, every heir — including those abroad — must sign. Verify this early.
4. Buying in a protected zone. NATURA 2000 reserves, archaeological zones and some forest-adjacent plots have severe restrictions on building or extending.
5. Wiring funds without preparation. Greek banks may freeze incoming wires from non-EU countries pending source-of-funds documentation. Have it ready.

Realistic timeline

From first viewing to keys in hand: 6 to 10 weeks for a straightforward purchase. Add 4–6 weeks if there are complications (multiple heirs, illegal extensions, mortgage release).

Should you use a buyer's agent?

Full disclosure: we are a buyer's agency, so take this with appropriate context. But honestly: yes, for two reasons.

First, Greek listings are scattered across dozens of portals and private brokers, many without English support. An agent who knows the local market saves weeks of searching.

Second, a buyer's agent has fiduciary duty to you, not the seller. We negotiate price, coordinate the lawyer and engineer, manage the timeline, and translate every document. Our commission (2% + VAT) is typically recovered through price negotiation alone.

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If you are considering buying in Greece and want a free consultation, send us an inquiry. We respond within 24 hours, in your language, and the first conversation costs you nothing.