How a Russian citizen can buy property in Greece in 2026

Yes, if you are not under sanctions. Greece has no sanctions regime of its own and applies EU sanctions directly; for persons on the sanctions lists assets are frozen. Reports of a ban on property deals with all Russians in the EU appeared as proposals; we found no general ban adopted in the sources, but check the current text at the time of the deal.

As a citizen from outside the EU you need, like everyone, the committee permit with the Defence Ministry if you buy in a border zone. The Attica districts we cover are not in the zones the sources name; for any other place ask your lawyer to check the property before a deposit: how to buy property in Greece.

Since 28 February 2022 Greece has suspended the issue and renewal of investment residence permits for Russian citizens "until further notice". A purchase does not give residence by itself. What remains is an application under the Golden Visa on the basis of another lawfully acquired citizenship (see the Golden Visa for Russian citizens).

Other routes. In 2022 it was reported that the "financially independent person" category stayed open to Russians and requires a national type D visa; we could not confirm that this still holds, nor whether Russians qualify for the digital nomad visa. Before you count on them, check the conditions on the Ministry of Migration's page or with a lawyer: financially independent persons and the Golden Visa, the digital nomad visa.

Payments for property go through a bank: cash payments in property deals in Greece have been prohibited for all buyers since 1 January 2024. Banks check the origin, purpose and route of the money in detail. By one report Russia has been on the EU's list of high-risk third countries since 29 January 2026: banks must run extra checks but do not have to stop transfers. Bank practice changes: in 2022 the suspension of some Russians' accounts in Greek banks was reported, and neighbouring countries such as Cyprus closed Russians' accounts.

For Russians without an EU residence permit, as the sources describe it, an EU limit applies on deposits above €100,000 in one bank (confirm with a lawyer and the bank). Prepare documents: statements, sale contracts, tax certificates, the origin of savings; more: source of funds.

We do not name or discuss ways to get round checks or limits: a deal is possible only if the money is lawful, supported by documents and moves through banks without breaches.

Russian citizens need a visa to enter the Schengen area. According to reports, since November 2025 the EU has stopped routinely issuing multiple-entry visas to Russians, and Greece, like most states, issues them single-entry; in summer 2026, per tour operators, refusals became more frequent (the figures are not confirmed). A purchase can be done by power of attorney without a trip: buying remotely.

About 6.9% is added to the price: transfer tax 3.09%, lawyer 1.5%, notary 1.5% and land registry 0.8% (purchase calculator). A rise of the tax to 15% has been announced for citizens from outside the EU, which includes Russians; there is no law yet: law tracker. Rental income tax in 2026: 15% up to €12,000, 25% up to €24,000, 35% up to €36,000 and 45% above: ROI calculator.