Buying property in Greece as a foreigner (2026)

Who can buy — and border-zone permits

Greece places no nationality-based ban on foreign property ownership. Both EU and non-EU citizens can buy residential and commercial real estate. That said, one restriction catches people off guard.

EU/EEA citizens

Buy on the same terms as Greek nationals throughout the country. No special permits, no approval process, no restrictions on property type.

Non-EU citizens

Can buy property in most of Greece without restriction. The exception is border-zone areas — parts of northern Greece (Thrace, areas near the Turkish and Albanian borders) and certain islands in the eastern Aegean close to Turkey (Lesvos, Chios, Samos, the Dodecanese, and parts of the northeast). In these areas, non-EU buyers must apply for a permit from the Ministry of National Defence.

What about companies?

Non-EU citizens can also buy through a Greek or EU-registered company. This is sometimes used for golden visa structuring or tax planning, but it adds complexity — company formation costs, annual accounting, and different tax treatment. For a single residential purchase, buying as an individual is simpler and more common.

The golden visa, tier by tier

Greece's golden visa program launched in 2013 at a flat €250,000 threshold. Since September 2024, the program has three price tiers based on property location and type, plus new rules on what you can do with the property.

The three tiers

The single-property rule

The full threshold must be met with a single property. You cannot combine two €200,000 apartments to reach €400,000. This was one of the biggest changes in 2024 — previously, investors could assemble portfolios of smaller properties. That door is closed.

Minimum size: 120 sqm

Golden visa properties must be at least 120 sqm. This screens out micro-apartments and studio investments that were common under the old rules.

The Airbnb ban

Properties used to qualify for the golden visa cannot be rented out on short-term leases (defined as under 60 days). No Airbnb, no Booking.com, no VRBO. Long-term residential leases are permitted. This rule applies for as long as the property supports a golden visa — if you sell the property and give up the visa, the restriction lifts for the next owner (unless they also use it for a visa).

Renewal

The golden visa renews every 5 years as long as you still own the qualifying property. There is no minimum-stay requirement — you never have to set foot in Greece between renewals, though you do need to appear for biometrics. If you sell the property, the visa lapses unless you buy a replacement that meets the current threshold.

Residency, citizenship, and what a purchase actually gets you

Golden visa residency

The golden visa is a residence permit, not a tourist visa. It lets you live in Greece full-time if you choose to, but it does not require you to. Key limitations:

• No work rights in Greece (remote work for foreign employers is permitted)
• No access to Greek public healthcare unless you contribute to the Greek social insurance system
• You must maintain private health insurance valid in Greece

Path to permanent residency

Permanent residency requires 5 years of continuous legal residence under a permit that counts toward the requirement. The golden visa counts — but only if you actually live in Greece. Holding a golden visa while living in London does not accumulate residency time. You need to be physically present, registered as a tax resident, and able to demonstrate genuine residence.

Path to citizenship

Greek citizenship through naturalization requires:

• 7 years of actual residence in Greece (reduced to 3 years if you're married to a Greek citizen or have a child in a Greek school)
• Passing a Greek language and culture exam (B1 level minimum)
• Clean criminal record
• Tax compliance in Greece

The golden visa alone does not lead to citizenship — you need to actually live in Greece, speak Greek, and integrate. The vast majority of golden visa holders never pursue citizenship.

The buying process, step by step

Greek property transactions are formalized through a notary (symvolaiografos) and registered at the local cadastre or land registry. The process is methodical but not fast — expect 6-10 weeks from agreement to completion for a clean transaction.

1. Get a Greek tax number (AFM)Every buyer needs an AFM (Arithmos Forologikou Mitroou) — the Greek tax identification number. Non-residents apply at the local tax office or through a tax representative. Your lawyer can arrange this. Takes 1-5 days.
2. Hire a lawyerMandatory in practice, and legally required above certain transaction values. Your lawyer will handle due diligence, contract drafting, and represent you at signing. Find one who specializes in property transactions and is independent of the seller or agent.
3. Title search and due diligenceYour lawyer searches the land registry (ypothikofilakeio) or cadastre (ktimatologio) for clear title, encumbrances, mortgages, unpaid ENFIA taxes, building permit compliance, and boundary disputes. This is the most important step — skip it and you inherit problems. Allow 2-3 weeks.
4. Pre-contract and depositA preliminary agreement (prosymfono) is signed at a notary, and a deposit paid — typically 10% of the purchase price. The pre-contract locks in the price and terms. If the buyer withdraws, the deposit is usually forfeited.
5. Final contract at the notaryThe main purchase contract (symvolaio) is signed before a notary, who reads the contract aloud in Greek (a legal requirement), confirms identities, and collects the transfer tax receipt. Both parties — or their authorized representatives — must be present. The buyer pays the balance.
6. Cadastre registrationThe notary files the contract with the cadastre office (or land registry, in areas where the cadastre transition is incomplete). Registration typically takes 2-6 weeks. You are the legal owner once registered — not before.

Power of attorney: if you cannot be in Greece for every step, your lawyer can act on your behalf with a notarized power of attorney. This is common for international buyers.

Documents you'll need: valid passport, AFM tax number, proof of funds (bank statement or transfer confirmation), and private health insurance if applying for the golden visa. If the property is in a border zone, the Ministry of Defence permit must be in hand before the final contract.

The people you'll need

What it really costs

Buying costs

Taxes after purchase

ENFIA — annual property tax

Every property owner in Greece pays ENFIA (Unified Real Estate Ownership Tax), composed of two parts:

• Main tax: calculated per square meter based on location zone, property age, floor level, and use. Rates range from roughly €2 to €16.20 per sqm, with prime Athens and island locations at the high end
• Supplementary tax: applies to total property holdings exceeding €500,000 in objective value. Rates range from 0.1% to 1.15% of the value above the threshold

ENFIA is assessed annually (usually September) and payable in monthly installments. Your tax representative handles the filing if you're non-resident.

Capital gains tax

Capital gains tax on property sales has been suspended in Greece and the suspension has been extended through the end of 2026. When it resumes, the rate is 15% on the gain (sale price minus purchase price, adjusted for inflation). Check with your tax advisor whether the suspension has been extended further before selling.

Rental income tax

If you rent your property (and it's not a golden visa property on a short-term let), rental income is taxed progressively:

Short-term rental platforms require registration with the Greek tax authority and a property registry number (AMA). Unregistered short-term lets carry fines.

Where to find listings

Greek portals

• Spitogatos.gr — the largest Greek property portal. Listings in Greek and English. Good coverage across the mainland and islands. Filter by area, price, and property type
• xe.gr — Greece's main classifieds site, with a large property section. More local-market oriented than Spitogatos. Primarily in Greek but navigable with translation

International portals

• Rightmove International — lists Greek properties marketed to UK and international buyers. Good for getting a sense of pricing in tourist areas, though the selection skews toward agents targeting foreign buyers

Working with agents

Real estate agents in Greece are licensed but the market is fragmented — many agencies are small, local operations. In tourist areas (Crete, Cyclades, Athens Riviera), you'll find agents who specialize in international buyers and speak English. In less-touristed areas, you may need a Greek-speaking lawyer or local contact to navigate. Commission is typically 2% plus VAT, paid by the buyer.

Airbnb & short-term rental rules

Foreigners can operate with AMA registration and an AFM tax number. But major restrictions apply in Athens and to Golden Visa buyers.

• Athens moratorium: no new STR registrations in central districts until December 31, 2026. Expanding to Thessaloniki.
• Golden Visa restriction: properties bought under the Golden Visa program may not be used for STR — they must be leased long-term.
• Tax: progressive 15–45%. Climate resilience fee: €8/night in high season.
• Non-EU residents must appoint a fiscal representative (€200–500/yr).

Safety requirements under Law 5170/2025: fire extinguisher, CO detector, smoke alarms, evacuation plan. Penalties for non-compliance: up to €20,000 + 50% of STR income.

Traps the locals know

• Border-zone permits: if you're non-EU and buying on an eastern Aegean island or in Thrace, you need Ministry of Defence approval. Some agents don't mention this until late in the process. Ask at the start, and don't sign a pre-contract until the permit is either in hand or confirmed as unnecessary for your specific location.
• Objective value vs. real price: Greece's objective tax values were reassessed in 2022 and in some areas now exceed actual market prices. This matters because transfer tax is calculated on the higher of the two. You could end up paying transfer tax on a notional value above what you actually paid. Your lawyer should compare the objective value to the agreed price before you commit.
• Encumbrances and mortgages: Greek properties can carry liens, mortgages, seizures, or legal disputes that aren't visible from a site visit. The title search at the land registry is not optional — your lawyer must check for encumbrances going back at least 20 years. Properties that passed through the 2010s debt crisis era deserve extra scrutiny.
• Building legality (afthaireta): unauthorized construction is widespread in Greece. Extensions, extra floors, enclosed balconies, and outbuildings built without permits are common. Greece has run amnesty programs (legalization waves) allowing owners to regularize unauthorized structures by paying a fine, but not all owners completed the process. If the engineer's certificate (TAP) flags irregularities, the seller must resolve them before the sale — or you inherit the problem.
• ENFIA debts follow the property: unpaid ENFIA tax becomes an encumbrance on the property itself. If the previous owner has years of unpaid ENFIA, you could inherit the obligation. Your lawyer should demand proof that all ENFIA is current before closing — a tax clearance certificate (enimerotita) from the seller is standard.
• Cadastre transition: Greece has been moving from old-style land registries (ypothikofilakeio) to a modern cadastre (ktimatologio) for years. In areas where the transition is incomplete, property records may exist in both systems with inconsistencies. Your lawyer should check both and flag any discrepancies.

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