Legal Guide: How to Buy Property in Greece

Yes. Non-EU citizens (including Serbian, British, Russian, American) can buy property in Greece without special permits. The exception is certain border zones (Thrace, parts of Halkidiki near Mount Athos, some islands close to Turkey), where Greek Ministry of Defense approval is needed (~3-6 months).

• AFM number, the Greek tax ID. Issued by the tax office in 1 day.
• Greek bank account (Eurobank, Piraeus, Alpha, National Bank).
• Passport with at least 6 months validity.
• Lawyer: not mandatory since 2014, but highly recommended (1% fee).
• Notary: mandatory, fee ~1.2% (sliding scale).

* For new builds (constructed after 1.1.2006) VAT 24% applies instead of transfer tax. Since 2024 there are temporary VAT suspensions, so check with your lawyer.

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1. 1
   Search and selection

   Online review + viewing. Our agent guides you (1-7 days)
2. 2
   Preliminary contract and deposit

   Typically 10% deposit. Signed by lawyer (1-3 days)
3. 3
   Document verification

   Lawyer checks land registry, mortgages, planning permission. Engineer does technical review (1-3 weeks)
4. 4
   Fund transfer

   Wire from your country to Greek bank (verify with your bank, as proof of funds origin may be required)
5. 5
   Final contract at notary

   You pay taxes, contract is signed and becomes legally binding (1 day)
6. 6
   Land registry filing

   Notary submits contract to registry. You receive official deed (2-6 weeks)
7. 7
   Property tax declaration (ENFIA)

   Annual tax via your AFM number. Our team handles first year free

• ENFIA (property tax): depends on area, location, year; typically €200-800 for apartments, €500-2,000 for villas.
• Utilities (DEH electricity, water, waste): ~€50-150/month.
• Building maintenance fee (if apartment): €30-150/month.
• Property insurance: recommended, €150-400/year.
• Held maintenance (cleaning, garden, pool) if not residing: €100-400/month.

• 🚨 Illegally extended building. Before 2011 many owners extended without permits. Don't buy without technical inspection.
• 🚨 Unsettled mortgages. Owner may have outstanding loans secured against the property.
• 🚨 Heir disputes. Often multiple heirs; all must sign.
• 🚨 Wrong boundary. For houses with land, measure with a surveyor and don't trust 1980s paperwork.
• 🚨 Protected zone (NATURA, archeology). You may not be able to build or extend.

By purchasing property worth €250,000 to €800,000 (depends on region; since 2024 the threshold was raised in Athens, Thessaloniki, Mykonos, Santorini to €800k) you receive a 5-year residency visa, renewable. Covers spouse and children under 21.

It does not grant right to work in Greece, but gives freedom of movement in the Schengen Area.