Yes, foreigners can buy property in Greece, and in most of the country the process works the same way it does for a Greek citizen. EU and EEA nationals have identical rights to locals. Non-EU buyers are free to purchase almost everywhere too, with one carve-out: designated border regions require an extra permit from the Ministry of National Defense. Wherever you buy, plan on a Greek tax number, a local lawyer, and closing costs of roughly 7% to 10% on top of the price.
EU and EEA Buyers
If your passport is from an EU member state or from an EFTA country (Iceland, Liechtenstein, Norway, or Switzerland), Greek law treats you exactly as it treats a Greek national when you buy property. No special permits. No additional paperwork. You can buy residential or commercial real estate anywhere in the country.1ELRA. Legal Restrictions – Greece
Non-EU Buyers and the Border Region Rule
Non-EU nationals can also buy freely across most of Greece. The exception is a set of frontier zones defined under Law 1892/1990, which include the Dodecanese, the Eastern Aegean islands, and strips of Northern Greece near the land borders.1ELRA. Legal Restrictions – Greece To buy in one of these areas as a non-EU national, you need a permit from the Ministry of National Defense. A committee drawn from the ministries of National Defense, National Economy, Public Order, and Agriculture reviews each application on its own facts, considering the property’s intended use and the applicant’s background. There is no set timeline, and the committee can deny requests it considers contrary to national defense interests.
The restriction is geographically specific. Athens, most of the Peloponnese, the Ionian islands including Corfu, Zakynthos, and Kefalonia, and the Cyclades including Mykonos and Santorini are not affected.
Setting Up Before You Can Buy
Getting a Greek Tax Number (AFM)
Every buyer needs a Greek tax identification number, the AFM, before any transaction can proceed. You apply through the myAADE digital portal or in person at a local tax office, submitting passport details, nationality, family status, and contact information.2Gov.gr. Attribution of Tax Identification Number (AFM) and Key to Natural Person
Non-residents must appoint a Greek tax representative. That person logs in with their own TAXISnet credentials to file your AFM application, receives your tax number and authentication codes for you, and handles ongoing correspondence with the tax authority. Your lawyer or accountant can serve in this role. A signed and authenticated solemn declaration accepting the appointment is required.3Independent Authority for Public Revenue (IAPR). Useful Tax Guide for Greeks Abroad and Non-residents
Opening a Greek Bank Account
A Greek bank account handles the transfer tax, notary and legal fees, and ongoing costs like utilities. Banks follow standard Know Your Customer rules. The National Bank of Greece, for example, asks foreign individuals for a valid passport, tax information (your Greek AFM or a tax residence certificate from your home country), proof of address such as a recent utility bill or lease, and proof of income or profession such as an employer’s certificate, recent salary statement, or professional license.4National Bank of Greece. Identification and Verification of Natural Persons Identity Some of this can now be verified electronically through the egov-KYC service on gov.gr.
Lawyer, Title Search, and Property Checks
Hiring a specialized lawyer is not technically mandatory, but skipping one is a bad idea. Your lawyer runs a title search at the Land Registry (Ktimatologio) or the local Mortgage Registry to confirm the seller owns the property and that no liens, mortgages, or legal claims are attached to it.5Gov.gr. Land Registration
A civil engineer must also inspect the property and issue a certificate under Law 4495/2017 confirming there is no illegal construction or unauthorized modification. The engineer checks that the topographic plan accurately reflects the property’s boundaries and area. Undeclared additions can trigger substantial fines and block the sale outright, so this step keeps you from inheriting someone else’s code problems.
The seller also has to provide a valid Energy Performance Certificate. Under Law 4122/2013 it is mandatory for any sale involving a building over 50 square meters, remains valid for ten years, and must reflect the property’s current energy class. The seller pays for it and is responsible for having it ready before closing.
Buying Without Traveling to Greece
If you cannot fly in for the closing, you can authorize a representative through a power of attorney. Sign the document in front of a notary in your home country, then have it legalized for use in Greece. In countries that participate in the 1961 Hague Convention, that means an Apostille from the designated national authority, often the foreign ministry or secretary of state. From non-Hague countries, you go through consular legalization at a Greek embassy or consulate.
Once the apostilled or legalized document reaches your Greek lawyer, a certified translator has to render it into Greek before it can be used. The full sequence takes time, so start early.
Signing at the Notary and Registering the Deed
When the checks are done and the transfer tax is paid, both parties meet at a notary’s office to close. The notary prepares the final deed of sale, reads the full contract aloud, confirms both parties understand and agree to the terms, then provides certified copies for both sides to sign.
Signing does not by itself make you the owner. Legal ownership transfers only when the signed contract is filed with the Land Registry (Ktimatologio), which creates the official public record of the change.5Gov.gr. Land Registration Depending on the local office, receiving the final registered documents can take a few weeks or several months. Do not treat the purchase as complete until registration is confirmed.
Purchase Taxes and Fees
The largest closing cost is the real estate transfer tax at 3.09% of either the contract price or the property’s objective tax value, whichever is higher. The rate breaks down into a 3% base plus a 0.09% municipal surcharge.6Gov.gr. Real Estate Transfer Tax Calculation Factors
New-build properties with building permits issued after January 1, 2006 would normally be subject to 24% VAT instead of transfer tax. The Greek government has repeatedly suspended that VAT. Under Law 5246/2025 the suspension runs through December 31, 2026, so most new-build purchases in this window pay the 3.09% transfer tax rather than VAT.
Beyond the transfer tax, expect the following:
- Notary fees of roughly 1% to 1.5% of the property value, plus 24% VAT on the fee itself. Lower-value properties usually sit at the higher end of the percentage range.
- Legal fees of roughly 1% to 1.5% of the property value plus VAT, covering the title search, contract review, and closing representation.
- Land Registry fees of about 0.475% of the property value for registration at the Ktimatologio.5Gov.gr. Land Registration
- Agent commissions of around 2% for each side, negotiable.
Together these typically add 7% to 10% to the purchase price. Budget for the upper end.
Annual Property Taxes
Owning property in Greece triggers two recurring taxes even if the place sits empty.
ENFIA
ENFIA is the main annual property tax and applies to every building and plot of land. It is calculated per square meter, with base rates adjusted by coefficients for location, age, floor level, intended use, and whether the property faces a main road. Payment is spread across ten or twelve monthly installments.
If the total taxable value of all your Greek real estate exceeds €500,000, a supplementary ENFIA charge of 5% to 20% of the main tax amount applies to the entire tax bill rather than just the portion above the threshold. This can catch owners of multiple properties by surprise.
TAP
Each municipality also charges TAP at 0.25% to 0.35% of the property’s value. Instead of a separate bill, the municipality collects TAP through your electricity account, dividing the annual amount across regular payments. A vacation home you use only part of the year still owes TAP as long as the power connection is active.
The Golden Visa for Non-EU Buyers
Non-EU nationals who invest above certain thresholds in Greek real estate qualify for a five-year residence permit under Greece’s Golden Visa program. The rules changed significantly in late 2024. Under Law 5100/2024 the minimum investment depends on location and use:
- €800,000 for residential property in high-demand areas including Athens (Attica), the Thessaloniki region, Mykonos, Santorini, and any island with a population over 3,100. The investment must go into a single property of at least 120 square meters.
- €400,000 for residential property elsewhere in Greece, including rural areas, smaller cities, and less-populated islands. Again, a single property of at least 120 square meters.
- €250,000 anywhere in the country, but only for converting commercial real estate into residential use or restoring registered and protected buildings.
The threshold refers to the contract price; taxes and fees do not count toward it. You cannot combine two cheaper properties to reach the minimum.
The permit covers your spouse or registered partner, unmarried children up to age 21, and the parents of both you and your spouse. Children can renew until age 24 if they stay unmarried and enrolled in higher education. Adding family members does not raise the investment requirement.
Renewal happens every five years, and the main condition is that you still own the qualifying property. The renewal fee is €2,000 for the primary investor plus €150 per adult family member. You are not required to have lived in Greece during the five-year period.
Renting the Property Out
Short-term rentals through platforms like Airbnb are legal, but registration and tax obligations start before your first listing goes up.
AMA Registration
Every short-term rental must be registered on the tax authority’s STR Property Registry to receive an AMA registration number, which has to be displayed on every online listing.7Independent Authority for Public Revenue (AADE). Core Obligations: Short-Term Rental (STR) via Digital Platforms Listing without a valid AMA can trigger fines.
Rental Income Tax
Non-residents owe Greek income tax on rental income from Greek property. Under the reformed tax scale effective January 1, 2026 (Law 5246/2025), rental income from real estate is taxed at progressive rates: 15% up to €12,000; 25% from €12,001 to €24,000; 35% from €24,001 to €35,000; and 45% above €35,000.
These rates apply when you rent out a furnished property without hotel-style services beyond bed linen. Adding services like cleaning, breakfast, or concierge arrangements can reclassify the income as business income with different tax treatment. Your tax representative handles the annual filing.
Management Costs
If you plan to manage a short-term rental from abroad, expect a property management company to charge 20% to 25% of gross rental income for guest turnover, cleaning, maintenance, and communication. Utilities remain your responsibility. Factor the management cost into any yield calculation before you buy.