Buying property in Greece can be an exciting opportunity, whether you are looking for a holiday home by the sea, a permanent residence, or a long-term investment.
Foreign buyers can purchase property in Greece, but the process involves several important steps — from obtaining a Greek tax number and carrying out legal checks to understanding taxes, purchase costs and local property rules.
In this guide, we explain how buying property in Greece works in 2026, what costs you should expect, which documents you will need, and the key things to check before signing a contract.
Can Foreigners Buy Property in Greece?
Yes. Foreigners can buy property in Greece, including both EU and non-EU citizens. For most buyers, the purchasing process is broadly the same as it is for Greek nationals.
Buying a property, however, does not automatically give a non-EU buyer the right to live permanently in Greece. Property ownership and residency are separate matters. Certain qualifying real-estate investments may provide a route to a Greek residence permit under the Golden Visa programme, but separate investment requirements apply.
Before completing a purchase, foreign buyers should also have the property’s legal status, ownership records and any applicable local restrictions checked by qualified professionals in Greece.
How to Buy Property in Greece: Step by Step
1. Obtain a Greek Tax Number (AFM)
Anyone buying property in Greece needs a Greek tax identification number, known as an AFM (ΑΦΜ). This number is used throughout the purchase process and for future tax obligations connected with the property.
Foreign buyers can obtain an AFM through the Greek tax authorities, and the procedure can also be handled by an authorized representative in Greece when the appropriate power of attorney is in place.
2. Choose the Property and Make an Offer
Most buyers begin their property search online or through local real estate agencies. Spitogatos is one of the best-known property platforms in Greece and can be a useful starting point for comparing locations, asking prices and different types of properties.
Once you have found a suitable property, the next step is usually to agree on the price and the basic terms of the purchase with the seller.
At this stage, buyers may be asked to pay a reservation deposit to take the property off the market. Before paying any significant amount or signing a binding agreement, it is wise to have an independent lawyer review the terms and confirm exactly under what conditions the deposit is refundable.
3. Hire a Lawyer and Carry Out Legal Due Diligence
A lawyer is not generally required to complete a standard property purchase in Greece. However, having an independent Greek lawyer represent your interests is strongly recommended, particularly for foreign buyers.
Before you commit to the purchase, your lawyer can verify the seller’s ownership rights and examine the property’s legal records for mortgages, liens, claims or other encumbrances. The property’s title history and registration details should also be reviewed.
Legal due diligence is particularly important when buying older homes, plots of land or properties with extensions and alterations, where additional checks may be necessary before the transaction can safely proceed.
Your lawyer should represent you independently from the seller and the real estate agent.
4. Hire an Engineer to Inspect the Property
A qualified engineer should check that the property corresponds with the approved building plans and permits and identify any unauthorized construction, extensions or alterations that could affect the purchase.
The engineer can also verify the property’s actual size and technical documentation. This is especially important with older houses, renovated properties and homes where terraces, enclosed spaces or additional rooms may not match the official plans.
When buying land, the checks are even more important. Before purchasing a plot with the intention of building, you should confirm its boundaries, planning status and whether the land is actually buildable for the type and size of property you have in mind.
Do not assume that a plot advertised as “buildable” will automatically allow you to build the house you want.
5. Appoint a Notary
A notary plays a central role in a property purchase in Greece. The final sale agreement is executed as a notarial deed, and the notary coordinates the documentation required for the transfer.
The notary acts as an independent public official rather than as the buyer’s personal legal adviser. Their role includes preparing the final deed, verifying that the required documents are in place and completing the formalities connected with the transaction.
For this reason, the notary does not replace independent legal advice. If you appoint a lawyer, the lawyer represents your interests, while the notary performs the official role required for the property transfer.
After the deed is signed, the transfer must be registered with the competent Greek Land Registry or Cadaster so that the buyer’s ownership is formally recorded.
6. Pay the Property Transfer Tax
Before the final purchase contract is signed, the buyer is generally required to pay the Greek Real Estate Transfer Tax (FMA).
The standard transfer tax rate is 3% of the taxable value of the property. In addition, a municipal levy equal to 3% of the main transfer tax is charged, bringing the effective amount slightly above 3%.
The transfer tax declaration is submitted before the purchase contract is completed, and the tax is paid by the buyer. In many transactions, the declaration is handled electronically through the AADE myPROPERTY system with the involvement of the notary.
Certain buyers may qualify for a first-home exemption, subject to specific eligibility, residency and property requirements.
7. Sign the Final Purchase Contract.
Once the legal and technical checks have been completed, the required documents are in place and the applicable transfer tax has been paid, the buyer and seller can proceed with the final purchase contract.
The contract is signed before the notary and sets out the property details, the agreed purchase price, the payment terms and the rights and obligations of the parties.
Before signing, make sure you understand the entire contract and that the property described in the deed is exactly the property you agreed to purchase. If you do not speak Greek, arrange for the contract and its legal implications to be properly explained to you before signing.
The remaining purchase price is paid according to the terms recorded in the contract and the applicable rules for the transaction.
8. Register the Property in the Greek Cadaster
Signing the purchase contract is not the final administrative step. The transfer must also be registered with the competent Greek Land Registry or the Hellenic Cadastre (Ktimatologio).
Following the signing of the notarial deed, the documentation for the transfer is submitted for registration so that the new ownership is formally recorded.
Once the registration process is completed, keep copies of the purchase deed, registration documents, tax records and all other documents related to the transaction. These may be required later when selling, transferring, renovating or otherwise dealing with the property.
How Much Does It Cost to Buy Property in Greece?
The purchase price is not the only cost to consider when buying property in Greece. Buyers should also budget for taxes and professional fees associated with completing the transaction.
For a typical purchase, additional costs may include the property transfer tax, notary fees, Land Registry or Cadastre fees, legal fees, engineering or technical checks and, where applicable, real estate agent fees.
The standard property transfer tax is 3% of the taxable value, plus a municipal levy calculated on the transfer tax itself. Other costs vary depending on the property’s value, complexity and the professionals involved.
As a practical rule, buyers should keep a separate budget above the agreed property price rather than using their entire available budget for the purchase itself.
Can Buying Property in Greece Get You a Golden Visa?
Buying property in Greece does not automatically give a non-EU citizen the right to live permanently in the country. However, qualifying real estate investments may provide a route to a Greek residence permit through the Golden Visa programme.
The minimum investment required depends on the location and type of investment, and the rules have changed significantly in recent years. Different thresholds and special cases may therefore apply to different properties.
Because Golden Visa rules can change, buyers who intend to combine a property purchase with residency should check the current requirements before choosing a property or paying a deposit.
We cover the investment thresholds, eligible properties and current requirements in our complete guide to the Greek Golden Visa.
Where Are the Best Places to Buy Property in Greece?
The best place to buy property in Greece depends on what you want from the investment. Some buyers are looking for a holiday home by the sea, while others prioritize year-round living, rental demand or long-term investment potential.
Athens and Thessaloniki offer large, active property markets and year-round demand. Halkidiki is particularly attractive for buyers looking for seaside homes within easy reach of Thessaloniki, while Crete combines a long tourist season with established towns and international connections.
Greek islands also offer attractive opportunities, but prices, accessibility, seasonality and local property markets can vary considerably from one island to another.
Before choosing a location, consider not only the purchase price but also accessibility, infrastructure, rental potential and how you intend to use the property.
Common Mistakes to Avoid When Buying Property in Greece
Buying property in another country requires extra care. Some of the most common mistakes foreign buyers should avoid include:
- Paying a large deposit before completing appropriate legal checks.
- Relying only on the seller’s or agent’s advisers instead of obtaining independent advice.
- Assuming that the advertised size of a property always matches its official documentation.
- Buying land without confirming its boundaries, planning restrictions and buildability.
- Focusing only on the purchase price and forgetting taxes, professional fees and other transaction costs.
- Assuming that buying a property automatically provides residency rights in Greece.
- Choosing a location based only on the summer season without considering accessibility, infrastructure and year-round conditions.
Taking the time to complete proper legal and technical checks before committing to a purchase can prevent expensive problems later.
Final Thoughts: Is Buying Property in Greece Worth It?
Greece can be an attractive property market for foreign buyers looking for a holiday home, a place to live or a long-term investment. But a good purchase depends on much more than finding a beautiful property in the right location.
Take time to understand the total costs, carry out independent legal and technical checks, and make sure the property fits your plans before committing to the purchase.
With the right preparation and professional support, buying property in Greece can be a relatively straightforward process — and one that allows you to enjoy much more than just a few weeks of Greece each summer.
