Buying property in Greece can be an attractive choice for a permanent home, a holiday residence or a long-term investment. For foreign buyers, however, the process involves more than finding the right location and agreeing on a price.
The legal title, cadastral registration, planning status, tax obligations and technical condition of the property should all be examined before the buyer makes a binding commitment or pays a substantial deposit.
This guide explains the main legal steps involved in buying property in Greece as a foreigner and highlights the issues that should be checked before the purchase is completed.
Need legal assistance with a property purchase in Greece? Learn how our office assists foreign buyers with legal due diligence, contracts and remote representation.
In general, foreign individuals and foreign companies are permitted to purchase real estate in Greece.
A special approval procedure may apply, however, when a person or company based outside the European Union or the European Free Trade Association wishes to acquire property in certain officially designated border areas. These areas include specific northern regions and islands. The position should therefore be checked before signing a reservation agreement or paying a deposit, particularly when the property is located near a national border or on an island covered by the relevant legislation.
Foreign buyers should also remember that ownership of real estate and the right to reside in Greece are separate legal matters. Purchasing a property does not, by itself, automatically provide a residence permit.
Although every transaction is different, a property purchase will normally involve the following stages.
Before selecting a property, the buyer should clarify whether it will be used as:
The intended use can affect the type of property that is suitable, the legal and technical checks required, the tax treatment and any licensing or residence-permit considerations.
The buyer should also calculate a total budget that includes not only the purchase price but also taxes, notarial expenses, registration fees, legal fees, engineering costs, translations and, where applicable, estate-agent fees.
Every purchaser of Greek real estate needs a Greek Tax Identification Number, known as an AFM.
An AFM can be requested by the buyer personally or through an authorised representative. The official online procedure allows applicants to submit their details electronically and complete identification either by video call or by attending a Greek tax office. A properly authorised third person may also apply in suitable cases.
Depending on the transaction, the buyer may also need access to the Greek tax platform, known as myAADE, and appropriate arrangements for making and documenting the purchase payment.
Foreign buyers should obtain independent legal advice before signing a reservation document, preliminary agreement or deposit receipt.
The estate agent represents the commercial transaction, while the seller and developer have their own interests. The buyer’s lawyer should act exclusively for the buyer and examine whether the proposed transaction can safely proceed.
Where a deposit is required, the written terms should clearly state:
A deposit should not be treated as a routine payment. Depending on the wording of the document, it may create significant legal obligations.
Legal due diligence is one of the most important stages of buying property in Greece.
The lawyer should normally examine:
The description in an estate-agent listing is not a substitute for the legal title. The square metres, storage areas, parking spaces, garden rights and common areas advertised should all correspond to the actual legal documents.
The Hellenic Cadastre provides cadastral sheets, copies of registered deeds, diagrams and certificates relating to registered rights and transactions. These records form an important part of the title investigation.
Legal ownership and technical legality are separate issues. A property may have a clear title but still contain planning violations, unauthorised extensions or differences between the approved plans and the building as it exists.
An independent engineer should examine, as appropriate:
The Electronic Building Identity records the legal and technical status of a building or individual property, and authorised engineers can issue the relevant completeness certificate.
This technical review is especially important for older houses, rural plots, island properties and buildings that have been renovated or extended.
A reservation agreement may be used to remove a property temporarily from the market. In other cases, the parties may enter into a more formal preliminary arrangement.
Before signing, the buyer should understand whether the document is merely an expression of intention or creates a binding obligation to complete the purchase.
A properly drafted agreement may deal with:
The form and legal effect of the agreement should be reviewed in the context of the particular transaction.
For a standard transaction subject to Greek real estate transfer tax, the buyer is responsible for the tax.
The main transfer-tax rate is currently 3% of the taxable value of the property, with an additional municipal levy calculated on the amount of the main tax. The transfer-tax declaration and payment are completed before the final purchase deed is signed. Different rules or exemptions may apply in specific cases and should be checked individually.
The final transfer is completed through a Greek notarial deed. The notary coordinates the formal execution of the contract and the supporting documents required for the transaction.
Through the Digital Property Transfer File, the notary can initiate the electronic transaction file, obtain authorisation from the parties and retrieve a number of documents through connected public systems, including the tax authority, the Hellenic Cadastre and the Technical Chamber of Greece.
Before signing, the buyer should receive an explanation or translation of the material contractual terms, including:
Signing the notarial contract is not the final administrative step. The deed must also be submitted for registration with the competent Cadastral Office or Land Registry.
The buyer should obtain proof that the deed has been submitted and subsequently registered. Greek public services allow registrable notarial deeds to be submitted electronically in covered areas and provide a digital certificate of registration.
After completion, the buyer’s property details must also be correctly reflected in the Greek tax register.
Foreign residents, like Greek residents, are required to submit an E9 real estate declaration following the acquisition of property in Greece. In many digitally processed transactions, the E9 declaration may be generated automatically through the myPROPERTY system. The annual Greek property tax, known as ENFIA, is calculated on the basis of real estate owned in Greece on 1 January of the relevant year.
The total cost depends on the purchase price, the property, the location, the professionals involved and the complexity of the legal and technical review.
A foreign buyer should normally budget for:
Before becoming contractually committed, the buyer should request a written estimate of the main transaction expenses.
Many parts of a Greek property purchase can be handled without the buyer being present at every stage.
The buyer may appoint a lawyer or another authorised person through a transaction-specific power of attorney. Depending on the buyer’s country and circumstances, the document may be signed before a Greek consular authority or a foreign notary and may require an Apostille or consular legalisation, together with an official Greek translation. Official Greek procedures recognise the use of appropriately authenticated foreign powers of attorney for property-related investment applications.
The power of attorney should be carefully drafted. It should grant the powers genuinely required for the transaction without being unnecessarily broad.
The buyer may still need to complete certain identification, banking or immigration formalities personally, depending on the case.
Purchasing property in Greece does not automatically provide residence rights.
Certain third-country nationals may qualify for the Greek Golden Visa programme when the investment and the property satisfy the applicable legal requirements.
As of July 2026, the general real-estate investment thresholds are €800,000 in specified high-demand areas, including Attica, Thessaloniki, Mykonos, Santorini and qualifying larger islands, and €400,000 in other areas. Separate €250,000 routes remain available for certain qualifying conversions from commercial to residential use and for particular listed buildings, subject to additional legal and technical requirements.
Golden Visa rules should be reviewed separately from the property purchase. A property that is suitable as a home or investment is not necessarily eligible for a residence permit.
The most common problems arise when buyers proceed on the basis of photographs, informal assurances or commercial pressure without completing the necessary checks.
Foreign buyers should avoid:
The safest approach is to complete legal and technical due diligence before making the purchase unconditional.
Generally, yes. However, because these buyers are nationals of countries outside the EU and EFTA, additional approval may be required when the property is located in a designated border area. The location should be checked before the buyer becomes contractually committed.
A Greek AFM is required. The appropriate banking arrangements depend on the transaction, the source of the funds, the payment method and the requirements of the notary and financial institutions. These arrangements should be addressed early so that payment can be made and documented correctly.
Not necessarily. Many transactions can be completed through a carefully drafted power of attorney. Some personal identification, banking or immigration steps may still require the buyer’s involvement.
There is no reliable standard period for every transaction. The timeframe depends on the availability of the seller’s documents, the condition of the title, cadastral registration, technical legality, tax formalities and whether any defects must be corrected.
The appropriate structure depends on the intended use, tax residence, succession planning, financing and investment strategy. Purchasing through a company should not be treated as the automatic choice and requires individual legal and tax advice.
A property purchase should be reviewed before the buyer signs a binding document or transfers a significant deposit.
Our office assists foreign buyers with:
Send us the location of the property, the asking price, the documents provided by the seller or estate agent, your nationality and the intended use of the property. We can advise you on the legal checks and the next steps.
