Buying property in Greece as a foreigner: 2026 guide
AFM, Golden Visa, notary fees, transfer tax — a step-by-step playbook for non-Greek buyers, written by Spitosou.
Buying real estate in Greece as a non-resident is straightforward — once you know the moving parts. This guide walks through the order of operations, costs, and what not to do.
TL;DR
- Get a Greek tax number (AFM) — 1–3 days at any tax office (
ΔΟΥ) or via a tax representative. - Open a Greek bank account for property tax and utilities. Most banks accept non-resident applications with passport + AFM + proof of address.
- Hire a Greek lawyer — non-negotiable. Average fee: 1–1.5% of price.
- Lawyer + notary verify the title is clean (no mortgages, no claims, no αυθαίρετα).
- Notarial deed signs at the notary's office. You need a Greek translator if you don't speak Greek.
- Pay transfer tax (3.09%) before signing.
- Register the deed at the local land registry / κτηματολόγιο.
Total elapsed time: typically 4–8 weeks from agreed price to keys in your hand.
Costs on top of the price
| Cost | % of price (typical) |
|---|---|
| Transfer tax (Φ.Μ.Α.) | 3.09% |
| Notary fee | 0.8–1.2% + VAT |
| Lawyer fee | 1–1.5% + VAT |
| Land registry | 0.475% |
| Real estate agent | 1–2% (usually paid by buyer in Greece) |
| Total overhead | ~6.5–8% |
Budget ~7% above the listing price for safety.
Golden Visa (residence permit through investment)
The threshold is €800,000 in Athens, Thessaloniki, Mykonos, Santorini and a few other tourist hotspots. For the rest of Greece (most islands, Peloponnese, mainland), it's €400,000 for properties of at least 120 m².
The visa:
- Is granted to the buyer + spouse + children up to 21
- Renews every 5 years as long as the property is held
- Doesn't require Greek residency to maintain
- Doesn't grant immediate citizenship — that's a separate 7-year naturalization track
For most foreign buyers, Spitosou's typical recommendation: Athens or a primary island town. Your property is liquid, has rental yield, and the visa is bonus.
Common mistakes
- Paying earnest money before lawyer review. The αρραβώνας (earnest deposit) is non-refundable. Never sign before your lawyer has read the title chain.
- Skipping the energy certificate (ΠΕΑ). Required by law for transfer. If the seller doesn't have one, walk away or insist they get one before notary.
- Buying without checking for αυθαίρετα. Closed-in balconies, illegal mezzanines, additions without permits. Check the engineer's certificate (
Ν. 4495/2017). - Missing the ENFIA / property tax setup. Once you own, you owe ENFIA. Set up direct debit immediately or you'll get penalty.
- Overpaying agent commission. 2% + VAT is standard. Walk away from anything above 3%.
Spitosou for foreign buyers
- We surface deduplicated listings — one property, multiple agents — so you compare prices across portals on a single screen.
- Every property page is bilingual EL/EN.
- The AVM tool shows a confidence band so you know what's a reasonable offer.
- Our conversational search takes natural language: "3-bed apartment in Glyfada under 600k with sea view".
- Saved-search email alerts so you don't have to refresh.
The Greek market rewards patience. Most foreign buyers regret rushing into the first match. Save 5–8 listings, visit them in one trip, then offer on your top 2.