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 — except in 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 — 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 — 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 — may require proof of funds origin)
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 surveyor, 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.