How to buy property in Greece as a foreigner in 2026
A foreigner can buy property in Greece without a residence permit and without travelling there. There is one restriction: citizens from outside the EU need a permit in border zones. A purchase needs a Greek tax number (AFM), a bank account, a lawyer and a notary. About 6.9% is added to the price: the 3.09% transfer tax and about 3.8% for the lawyer, the notary and the land registry. A rise of the tax to 15% for non-EU buyers has been announced; it is not law yet.
Checked on 13 November 2026 against public sources and our own calculators; rules and taxes change, so confirm current ones with a Greek lawyer.
Can a foreigner buy property in Greece
There is no general ban: citizens of any country can buy a home in Greece, and no residence permit is needed. The exceptions are border and military zones.
Citizens from outside the EU and the EEA need a permit to buy in a border zone from a special committee in which the Defence Ministry's representative has a mandatory vote. The legal basis is Law 1892/1990. As the sources describe it, the zone covers the whole Dodecanese, Lesvos, Chios, Samos, Limnos, Samothraki, Skyros, the Diapontia islands and parts of northern mainland Greece and Evros. Sources differ on places such as Santorini. Citizens of the EU, Switzerland, Norway, Iceland and Liechtenstein do not need this permit. Areas of military interest need a permit from every buyer.
Sources give different times for the permit, from one or two weeks to four to eight. We could not confirm reports of tighter rules around Evros. The Attica districts we cover on the Attica page are not in the border zones those sources name; for any other place, ask your lawyer to check the property before you pay a deposit.
What a purchase costs on top of the price
Purchase costs are worked out from the price. Below are the same rates as in our purchase calculator: transfer tax 3.09%, lawyer 1.5%, notary 1.5%, land registry 0.8%.
Today
Total on top: €27,560 · 6.89% of the price
- Transfer tax
€12,360 · 3.09% - Lawyer
€6,000 · 1.5% - Notary
€6,000 · 1.5% - Land registry
€3,200 · 0.8%
If the tax becomes 15%
Total on top: €77,000 · 19.25% of the price
- Transfer tax
€61,800 · 15.45% - Lawyer
€6,000 · 1.5% - Notary
€6,000 · 1.5% - Land registry
€3,200 · 0.8%
The 15% tax has been announced for buyers from outside the EU and is not law yet; the chart uses 15% plus the 3% municipal surcharge on the tax, that is 15.45%. The lawyer, the notary and the land registry stay the same.
| Property price | Transfer tax 3.09% | Lawyer | Notary | Land registry | Total costs | Total with costs | Total if the tax becomes 15.45% |
|---|---|---|---|---|---|---|---|
| €250,000 | €7,725 | €3,750 | €3,750 | €2,000 | €17,230 | €267,230 | €298,130 |
| €400,000 | €12,360 | €6,000 | €6,000 | €3,200 | €27,560 | €427,560 | €477,000 |
| €800,000 | €24,720 | €12,000 | €12,000 | €6,400 | €55,120 | €855,120 | €954,000 |
- For new builds the 24% VAT is suspended until 31 December 2026: the transfer tax is paid instead, and the developer chooses per project. What happens after 2026 is unknown.
- A rise of the tax to 15% (15.45% with the municipal surcharge) for non-EU buyers has been announced but not passed; sources name 1 January or 1 July 2027. The last column shows the result if it takes effect. Follow the law tracker.
The steps of a purchase: what to check and what to ask for
The order is the same across sources; there is no reliable timeline in weeks, so ask your lawyer for an estimate for the specific property.
| Stage | What to check | What to ask for |
|---|---|---|
| 1. Tax number (AFM) | It is needed to buy, to open an account and to pay taxes. You can get it in person in Athens or remotely through a video identity check. More: how to get an AFM. | A passport copy, your foreign tax number and a phone; a power of attorney if a representative acts for you. |
| 2. Bank account | A non-resident account can be opened by power of attorney, but source-of-funds checks are strict. More: opening an account and source of funds. | Bank statements and proof of income and of where the money comes from. |
| 3. Lawyer and power of attorney | The scope of the power of attorney; the lawyer's fee in writing (1.5% plus VAT in the calculator). | A signed engagement letter; a power of attorney made at a Greek consulate or with a notary, with an apostille and a certified translation. |
| 4. Due diligence | The seller's right to sell, encumbrances, mortgages and disputes, building permits and the legality of the building. An engineer checks for unauthorised constructions: even an enclosed balcony missing from the plan can stop a deal. | The chain of title, a cadastre extract, a mortgage-registry certificate, the engineer's report and certificates of no tax debt. |
| 5. Preliminary agreement and deposit | The price, the deposit (usually 10%, per one source), the completion date and penalties. For off-plan homes: guarantees and permits, see off-plan purchases. | A draft contract from the lawyer; for off-plan: the building permit, the plans and a bank guarantee. |
| 6. Signing before a notary | Payment through a bank, taxes, and the border-zone permit (if needed) obtained beforehand. | The notarial deed, proof of payment and receipts for the taxes. |
| 7. Registration | Registering the deed at the Hellenic Cadastre completes the transfer of title. After it, file the E9 declaration and set up utilities. | The registered deed or a cadastre certificate. |
Sources differ on who does the legal checks (the lawyer or the notary); they agree that the lawyer does the work and the notary stays neutral.
Buying without travelling to Greece
The whole purchase can be done by power of attorney: the tax number, the account, the checks and the signing before a notary are handled on the Greek side. The power of attorney is made at the Greek consulate in your country (the easiest way) or with a local notary, with an apostille and a certified translation; it is best limited to one specific property.
Mortgages for non-residents
The market is mostly cash. Mortgages for non-residents exist but the terms are more conservative than in Spain or Portugal. Sources give a loan of about 50–70% of the property value (lower for non-EU citizens, about 50–60%) and rates of roughly 4% to 6.5%; the figures disagree and we found no bank rate sheet for non-residents. Get several offers.
If the goal is the Golden Visa, mind the rules on borrowed funds: mortgages and the Golden Visa.
Where to buy
The choice of district depends on the budget, the Golden Visa threshold and the goal: the sea, the metro, letting or quiet. The Attica page has a map, the main points and a guide for each district, and prices and rents by district are in the price monitor.
Buying and residence
A purchase does not give residence by itself. The Golden Visa needs €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents, €400,000 elsewhere (at least 120 m² of main areas), or €250,000 for converted non-residential property and the restoration of a listed building. Short-term letting of such a property is prohibited.
Check your case in the threshold finder and work out the full cost for your family in the calculator.
Taxes and costs after the purchase
After the deal the owner pays the unified property tax ENFIA: it is worked out per property and depends on the area, the size, the age of the building and the floor; a new owner has to file the E9 declaration so that the tax office can charge it every year.
- Rental income tax in 2026: 15% up to €12,000, 25% up to €24,000, 35% up to €36,000 and 45% above (sources also give €35,000 for the top band). Work it out in the ROI calculator.
- Capital gains tax on property sales by individuals is suspended until 31 December 2026; what comes next is unknown.
- Rent has to be paid by bank or electronic payment (from 1 January 2026).
- Buying does not make you a tax resident: does the Golden Visa make you a tax resident.
Common mistakes
Unauthorised constructions
Even an enclosed balcony or an extension that is not in the plan can block a deal. Ask for an independent engineer's report before the deposit.
Encumbrances and debts
Checks in the mortgage registry and the cadastre are a must; ask for a written report that the property is clean before you transfer money.
The border zone
If the property is on an island or in the north, find out whether it is in the zone and get the permit before signing.
Off-plan without guarantees
Check the building permit, the plan and the bank guarantee, and watch the delivery date.
Fees without a contract
Fix the agent's and the lawyer's fees in writing before work starts.
An outdated guide
Many texts describe old thresholds and taxes. Check the date and compare with the law tracker.
Sources
Law 1892/1990 and the description of the border zones from reviews by lawyers and agencies (Elxis, Your Overseas Home, Mondaq); the process and costs: Sotheby's International Realty Greece, Nikana, Greek City Times, our calculators and articles; mortgages: Expat Focus, Ktimatoemporiki, Elxis; the 15% tax: IMI Daily. Many sources belong to agencies, so we give the figures as guides. This is not legal advice.
Purchase calculatorLaw trackerBuying remotelyThe AFM tax numberAttica: districts and map
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Checked on 13 November 2026 against public sources and our own calculators; rules and taxes change, so confirm current ones with a Greek lawyer.
Frequently asked questions
Questions about buying property in Greece
Do I need a residence permit to buy property in Greece?
No. Foreigners can buy a home without a residence permit; restrictions apply only in border and military zones for citizens from outside the EU.
How much does a purchase cost on top of the price?
About 6.9%: transfer tax 3.09%, lawyer 1.5%, notary 1.5% and land registry 0.8%. A rise of the tax to 15% for non-EU buyers has been announced, but there is no law yet: law tracker.
Do I have to go to Greece to buy?
No, the deal can be done by power of attorney. The tax number, the account, the checks and the signing are handled on the Greek side: buying remotely.
Does a non-EU citizen need a permit?
Only if the property is in a border or military zone: then a committee permit with the Defence Ministry is needed. The Attica districts on our page are not in such zones; for another place ask your lawyer to check.
Can a non-resident get a mortgage in Greece?
Yes, but the market is mostly cash and the terms are more conservative. Sources give a loan of about 50–70% and rates of roughly 4–6.5%; the figures disagree, so get offers from several banks.
Does buying give residence?
Not by itself. The Golden Visa needs a set amount and type of property: €250,000, €400,000 or €800,000. Check in the threshold finder.