Buying property in Greece as a foreigner: costs, taxes and steps

You find the house on a hillside in the Peloponnese, with a lemon tree and a view of the sea. The price is lower than anything you saw in Lisbon or Nice, and your first instinct is to say yes. In Greece, the gap between the dream and the deed is the title. Buying property in Greece is entirely possible for a foreigner, and not complicated if you follow the order: tax number, legal check, transfer tax, notary, land registry.

Can foreigners buy property in Greece?

Yes. Citizens of the EU, the EEA and Switzerland have the same rules as Greeks. For people from outside the EU and EFTA, law 1892/1990 restricts purchases in border zones, which cover many Aegean islands and northern regions. A prior authorisation from a regional committee may be needed. The list of areas and the procedure need to be confirmed with your notary, case by case. If you are British, this affects you directly: read moving to Greece from the UK.

What are the steps to buy a house in Greece?

1. Get an AFM. It is mandatory even if you live abroad. See the AFM guide.
2. Have the property checked. A lawyer or the notary verifies the title, the cadastre entry and the building permit before you commit. This is the step people skip, and it is the one they regret.
3. Declare and pay the transfer tax before signing. The declaration is signed by you and the seller and filed at the tax office (ΔΟΥ) covering the property. You can pay at a bank, or at the tax office by card or bank cheque.
4. Sign the deed in front of a notary. This is compulsory in Greece.
5. Register the deed with the land registry or the cadastre (Κτηματολόγιο). Who files it and by when depends on what you agreed with your notary or lawyer. Ask before you sign and keep the proof of filing.

If you buy through the myPROPERTY platform, the E9 property declaration is often pre-filled. If you buy, you must file the E9 declaration on myAADE before 31 March of the year after the purchase.

How much are the taxes and fees?

• Transfer tax: 3% of the value of the property (AADE). Exemptions exist, for example for a main residence under conditions.
• New builds: in principle subject to VAT. Until 31 December 2026, at the developer's request, VAT is suspended and the transfer tax applies instead (law 5246/2025, article 12; circular Ο.3068/2025). Ask the seller which regime applies.
• Other costs: the fees of the notary, the lawyer, the agency and the registration. We have no official figure for them, so ask each professional for a written quote.
• ENFIA: the annual property tax, calculated by the AADE and paid in instalments. It is due by every owner, including non-residents. Under law 5246/2025, ENFIA on the main residence is being phased out in places with fewer than 1,500 inhabitants and in certain areas of western Macedonia, Evros, central Macedonia, eastern Macedonia and Thrace, and Epirus.

What do properties cost?

EURES, quoting the Bank of Greece, gives indicative 2026 prices of about €3,500 per square metre in the centre of Athens, €3,240 in the centre of Thessaloniki and around €1,825 in Patras. Apartment prices rose by about 7.8% over one year in the first quarter of 2026. Islands and prime coastlines are another market again. Compare with rents in renting in Greece before deciding.

Can you get a mortgage as a foreigner?

Greek banks do lend to foreigners, but the amount, the term and the deposit asked of a non-resident are each bank's own policy. Ask for the standardised European information sheet (ESIS) from several banks and compare the total cost. You have at least seven days to reflect. More in opening a bank account in Greece.

What are the traps?

• Signing a promise to buy without a legal check. Titles, debts and easements must be checked first.
• Forgetting the extras. The 3% tax is only part of the bill.
• Assuming the rate will stay the same. Changes to the transfer tax for some foreign buyers were announced in 2026. Confirm the rate with the tax office at the time you buy.
• Not planning the yearly tax. ENFIA is due for a holiday home too.
• Buying to get a residence permit without reading the rules. That is a different route, for non-EU citizens, and has strict conditions.

What happens after you buy?

If you live in the property, you can use the deed as proof of address for the police registration and the AMKA. Declare it on E9 and make sure your electricity and water are in your name. If you are thinking of living on an island, read living on the Greek islands before you fall for the view.

How long does buying property in Greece take?

There is no official timetable, because the length depends on the legal checks and on the parties. The steps that have a deadline are the declarations: the transfer tax is declared and paid before the deed, and the E9 property declaration is due by 31 March of the following year. Plan for the legal check to take real time if the title is old, if the property is inherited or if the land registry entry is incomplete. Do not tie your move date or your lease end to a completion date that nobody has guaranteed.

What should you ask your lawyer and notary?

• Is the seller the registered owner, and are there co-owners?
• Are there mortgages, debts, easements or disputes recorded on the property?
• Does the building have a permit, and does what stands match what is permitted?
• Is the energy performance certificate available? The seller must provide it.
• Does the transfer tax regime apply to this sale, with or without VAT for a new building?
• Who files the deed at the land registry, by when, and who gets the proof?
• If you are not from the EU or EFTA, is the property in a border zone that requires authorisation?

Ask for a written quote from each professional and compare. The costs beyond the 3% tax are not published in the official guide we used.

Should you buy property in Greece before you move?

Many people prefer to rent first. If you do want to buy first, remember what it triggers: an AFM, a bank transfer trail for the price, a yearly ENFIA bill, and, if the property is your home, the proof of address you need for the police and the AMKA. A property bought as a holiday home does not make you a tax resident, and it does not give you residence rights. The residence-by-investment route is a different programme with its own conditions.

Is buying property in Greece a good idea for a first year?

Not usually. Buying property in Greece makes sense when you know the neighbourhood, the building and the language of the paperwork, and when you can afford the costs on top of the price. Treat the first year as a test, with a lease and a list of questions, then buy with a lawyer you chose yourself.