EU citizens can buy property in Greece on the same terms as Greeks; non-EU citizens can buy too, with restrictions in some border areas. Prices have risen sharply in recent years, especially in Athens and on the most famous islands, but in many mainland areas and less touristy islands homes are still affordable.
Step by step
- Tax number (AFM): the first step, also needed to open a Greek bank account.
- Lawyer: in Greece buyers normally hire their own lawyer, independent of the seller and agency, who checks the property at the land registry (Ktimatologio) or mortgage office, ensures there are no debts, mortgages or disputes and that the property complies with planning rules.
- Engineer: checks for illegal building work and issues the required certificates; a technical survey is essential for older houses.
- Preliminary contract: often signed with a deposit.
- Taxes: before completion the buyer pays the transfer tax.
- Notarial deed: the sale is signed before a notary and then registered at the land registry.
- Utilities and ENFIA: after purchase transfer the utilities and declare the property for the annual property tax.
Extra costs
| Item | Indicative cost |
|---|---|
| Transfer tax (resale properties) | about 3.09% of the tax value or the price, if higher |
| Notary | about 0.8-1% of the price |
| Lawyer | about 1% of the price |
| Land registry | about 0.5-0.8% |
| Estate agent | usually 2% plus VAT, paid by each party |
| ENFIA (annual tax) | from a few tens to several hundred euros, by value and area |
In total budget about 7-10% on top of the purchase price. New-build properties are in principle subject to VAT, which has been suspended for several years: check the situation when you buy.
Indicative prices
Prices vary enormously. The most expensive areas are Mykonos, Santorini, Paros, Athens' smart districts and the Athens Riviera, where prime homes easily exceed €5,000-10,000 per square metre. In villages of the Peloponnese, Epirus and Central Greece or on lesser-known islands such as Euboea, Lemnos or Ikaria, houses to renovate cost far less.
Golden visa and residence
EU citizens need no permit to live in Greece. For non-EU citizens there is the golden visa, a residence permit linked to property investment: since 2024 the minimum is €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with over 3,100 inhabitants, €400,000 elsewhere, and €250,000 for converting commercial buildings into homes or restoring listed buildings.
Short-term rentals
Many buy to let to tourists, but rules have tightened: every property must be registered with a number (AMA) and meet safety requirements, and since 2025 new short-term rentals cannot be registered in several central Athens districts. Rules may change again: research carefully before investing.
See also working in Greece.