Buying a Property in Greece: Foreigner's Guide

Q: Can you buy property in Greece as a foreigner?

Yes. Greece allows foreigners to own property under the same legal protections as locals.

Q: What are the pitfalls of buying property in Greece?

The biggest risks are “illegal additions” to buildings and encumbrances on titles. Partnering with a reputable agency ensures these are caught during due diligence.

Q: Do you get citizenship if you buy property in Greece?

The Golden Visa provides permanent residency. You can apply for Greek citizenship after 7 years of legal residency, provided you meet the physical stay and language requirements.

Q: Can Turkish citizens buy property in Greece?

Yes, Turkish citizens are allowed to purchase property in Greece and can apply for the Golden Visa. The only limitation applies to properties located in border regions near the Greek–Turkish frontier, where special administrative permits may be required. Outside these areas, Turkish buyers have the same rights as other non-EU investors.

Q: What is the property tax in Greece for foreigners?

Buyers pay a 3.09% transfer tax once. Annually, you pay the ENFIA tax, which is relatively low compared to American or UK property taxes.

Foreigners can buy property in Greece with the same legal protections as local residents, whether they are from the EU or non-EU countries. The process involves selecting a property, performing legal and technical due diligence, obtaining a Greek tax number (AFM) and bank account, and signing the final contract before a notary. Non-EU buyers can also access the Golden Visa program, granting residency and Schengen travel rights, with entry-level investments starting at €250,000.

This guide will walk you through everything a foreign buyer needs to know — from market trends and costs to the step-by-step purchase process, the best locations for investment, and legal tips to ensure a smooth and profitable transaction.

Key Takeaways

Open Market for Foreigners: Both EU and non-EU citizens can buy property in Greece, with legal protections equivalent to local residents. Only certain border or strategic areas require permits for non-EU buyers.
Golden Visa Access: Investing €250,000+ in qualifying real estate grants residency in Greece and Schengen travel. Citizenship eligibility arises after 7 years of residency.
Transaction Costs: Expect ~3% transfer tax, low municipal levies, and modest legal/notary fees. Total costs average 8–9% of the purchase price.
Digitalised Process: Greece now offers fully digital land registry, electronic notarisation, and remote AFM/bank setup, making transactions faster and safer for foreign buyers.
Best Locations: Athens and southern suburbs are highly liquid, Thessaloniki and northern Greece show strong growth potential, while islands offer premium returns in tourism-driven markets.

Why Buy Property in Greece in 2026?

Greece has emerged as one of Europe’s most appealing real estate markets in 2026, offering a rare combination of investment potential, lifestyle benefits, and residency opportunities for foreigners. The market continues to grow, fueled by strong tourism, infrastructure projects, and increasing international demand.

Key reasons to buy property in Greece in 2026 include:

Capital Appreciation: Property values in prime areas such as Athens, the Athenian Riviera, and popular islands like Crete and Santorini are steadily rising by ~10% annually.
Strong Rental Yields: 5% on average, with luxury or waterfront properties commanding higher returns.
Golden Visa Eligibility: One of the EU’s most affordable residency programs through property purchases of €250,000.
Lifestyle & Location: Greece offers a Mediterranean lifestyle with sun, sea, and culture, alongside modern infrastructure, healthcare, and education in urban centers.
Infrastructure & Development: Major projects like Ellinikon and expanding urban renewal initiatives improve property values and attract foreign buyers.

Current Market Snapshot

Greece’s real estate market has fully recovered and even surpassed pre-crisis levels. According to Bank of Greece data:

By the end of Q3 2025, housing prices were 7.14% above 2008 levels, marking a complete recovery after the economic crisis.

Since the 2017 market low, prices have risen by 86%.

Regional highlights:

Attica: +12.5% vs. 2008
Thessaloniki: +5.7% vs. 2008
Southern suburbs, central Athens, and northern districts: price increases of 20–30%, driven by strong domestic and foreign demand.

Additional market insights:

Athens ranks 2nd among Europe’s most expensive cities for new-build housing in terms of affordability for local buyers (Deloitte 2025), second only to Amsterdam.
Despite rising prices, property remains comparatively affordable for foreign buyers, maintaining Greece’s appeal for international investment.
In H1 2025, 33% of all direct foreign investment (€2.8B) flowed into real estate — about €938M.

Greece’s Property Digitalisation

Greece has significantly digitised its real estate ecosystem, making property transactions faster, safer, and more transparent — a major benefit for foreign buyers. The government’s push toward digital services has streamlined core aspects of buying property, reducing bureaucracy, wait times, and administrative risk while improving access to verified ownership data.

Key advances in Greece’s real estate digital infrastructure include:

Fully Digital Land Registry (National Cadaster – Ktimatologio)
All 392 traditional land registry offices (ypothikofilakia) have been permanently closed, with their services transferred online to the National Cadaster. Property registrations, transfers, and ownership records are now managed through a single centralized digital authority, eliminating the former parallel systems and significantly improving legal clarity.
E-Property Titles & Electronic Notarisation
Property deeds and documentation are increasingly digitised, allowing lawyers and notaries to conduct due diligence, prepare contracts, and verify titles remotely.
Remote AFM (Tax ID) & Bank Account Setup
Foreign buyers can obtain a Greek AFM tax number remotely, dramatically shortening the time between property selection and closing.
Transparent Transaction Price Data
The government now publishes actual transaction prices, not just asking prices, helping buyers accurately assess market value and avoid overpaying.
Integrated E-Government Services (gov.gr)
Buyers can access ENFIA property tax data, legal notices, ownership records, and registrations through a single secure digital portal.

Can Foreigners Buy Property in Greece?

Greece maintains an open-door policy for international investors. Whether you are from the EU, the US, the UK, or Asia, the legal framework is designed to protect your ownership rights.

Rules for EU vs. Non-EU Buyers

EU/EEA Citizens: These individuals can purchase freehold property anywhere in the country, including border and strategic regions, without permits or special approvals, under the same conditions and rights as Greek nationals.
Non-EU Citizens: They have the same rights to acquire freehold property in Greece. The only exception applies to designated border and strategic regions (such as parts of Eastern Macedonia & Thrace, certain Aegean islands, and areas near land or maritime borders), where a standard permit from the local Decentralized Administration is required. This is a routine administrative procedure, typically approved within weeks and fully managed by the buyer’s lawyer, with no impact on ownership rights.

The Golden Visa Advantage

Greece’s Golden visa allows non-EU investors to obtain permanent residency through property acquisition. The permit grants the right to live in Greece and visa-free travel across the Schengen Area, with no minimum stay requirement to maintain residency.

Key investment options:

Option 1 — €250,000 minimum investment

Applies to commercial-to-residential conversion projects and listed / heritage property restorations.
The property may be located anywhere in Greece and no minimum size requirement applies.
Commercial conversion projects must be fully completed before the Golden Visa application can be submitted.
Listed or heritage buildings (officially designated as having historical or cultural value) must be fully restored within 5 years of Golden Visa approval.

At €250,000, this is the most accessible route to the Greek Golden Visa, allowing investors to secure EU residency with lower capital than the €400,000–€800,000 options. Developers acquire aging commercial or historic properties and carry out full reconstruction using premium materials, energy-efficient systems, and modern layouts, delivering units comparable to new builds at a lower investment. These projects are located in prime central districts like Plaka and Koukaki, offering strong rental demand, 10–13% annual price growth, and a fully managed, turnkey process for international buyers.

Option 2 — €400,000 minimum investment

Applies to most regions of Greece, including areas such as Halkidiki and the Peloponnese.
The investment must be made in one single residential property with a minimum size of 120 sq. m

Option 3 — €800,000 minimum investment

Applies to Attica (including Athens), Thessaloniki, Mykonos, Santorini, and islands with populations exceeding 3,100 residents.
The investment must be made in one single residential property with a minimum size of 120 sq. m.

Benefits

Access to Schengen travel across 29 countries
Eligibility for EU citizenship after 7 years
No language, education, or minimum stay requirements
Stable EU legal framework and strong property rights
Non-dom regime: a flat tax of €100,000 per year on worldwide income for up to 15 years
Inclusion of a spouse, children, and parents

Foreign nationals who have not been Greek tax residents for at least 7 of the past 8 years, invest €500,000 or more, and intend to reside in Greece for over 183 days per year are eligible for Non-Dom status.

Step-by-Step Process to Buy Property in Greece

Purchasing real estate in Greece is a structured, secure process that can be handled remotely through a trusted lawyer.

Property Selection
Investors are presented with properties that meet their criteria. Units can be viewed remotely via photos and videos or visited in person in Greece.
Document Preparation
All necessary documents for the purchase are prepared, notarised, translated into Greek, and apostilled. A lawyer ensures all forms are correctly completed and compliant with Greek law.
Obtaining a Tax Number (AFM)
A Greek AFM (Αριθμός Φορολογικού Μητρώου) is required for any property purchase. Lawyers can apply for the AFM on behalf of the investor through the Greek tax authorities.
Property Verification and Purchase
The property undergoes legal due diligence, including title verification, cadastral checks, and confirmation of no encumbrances. Once the final contract is ready, it is signed either in person or via power of attorney and registered in the National Cadaster (Ktimatologio) or, in some regions, the Land Registry (Hypothikofilakio). Payment is made via bank transfer in euros, after which the investor receives the certificate of ownership.

Costs & Taxes: What to Budget

Main Taxes on Property Purchase in Greece (2025)

Tax / Fee	Rate	Notes
Transfer Tax	3%	Calculated on cadastral value; if market value is higher, that may apply.
Municipal Levy	0.09%	Applied to the transfer tax and paid to the local municipality.
VAT on New Builds	0% (temporarily)	Suspension valid until 2026; previously 24%.

Additional Transaction Costs

Cost	Rate	Notes
Notary Fees	1–2%	Covers contract preparation, notarisation, and registration.
Registration Fees	0.5–0.7%	Paid to Ktimatologio or Hypothikofilakio, depending on the region.
Legal Services	0.5–1.5%	Includes due diligence: ownership, debts, permits, and cadastral checks.
Real Estate Agent Commission	2–3%	Usually split between buyer and seller; depends on agreement.

Example

Here’s a practical example showing estimated expenses for a €300,000 property in Greece based on the taxes and fees above:

Expense	Rate	Amount (€)
Transfer Tax	3%	€9,000
Municipal Levy	0.09%	€270
Notary Fees	1.5% (average)	€4,500
Registration Fees	0.6% (average)	€1,800
Legal Services	1% (average)	€3,000
Agent Commission	2.5% (average)	€7,500

Total Estimated Additional Costs: €26,070

Total Investment (Property + Costs): €326,070

This shows that on a €300,000 new-built property, total transaction costs (taxes, notary, legal, and agent fees) are roughly 8.7% of the property price.

Best Locations to Buy Property in Greece in 2026

The most attractive regions for property investment in Greece are Athens, Thessaloniki, and major islands such as Crete, Rhodes, and Corfu. In Athens, prices in prestigious districts reach up to €7,000 per m², while Thessaloniki offers more affordable options at €2,000–2,400 per m². Island properties range between €2,200–3,000 per m², with annual rental yields of 6–8%, making these areas particularly appealing for the Golden Visa program and long-term investment.

It’s important to note that average prices include older apartments, standard units, and premium new builds. Properties suitable for the Golden Visa are generally higher-priced, featuring modern construction, energy-efficient finishes, prime locations, and often furnished units. These factors increase liquidity and justify the premium.

Athens

Athens is the most liquid and predictable real estate market in Greece. Demand here is constant, driven by residents, international professionals, students, diplomats, and families relocating to the capital. Well-located properties are easy to rent long term and easier to resell compared to other regions of the country.

The city offers clear investment logic:

Large and stable tenant base throughout the year
Strong demand near business districts, universities, transport hubs, and embassies
High transaction volume, which supports pricing transparency and liquidity
Reliable resale market with consistent buyer interest

Athens also provides flexibility by district — from central neighborhoods with high tenant demand to established residential areas and suburbs with long-term growth potential.

Average price: ~€2,300/m²
Prestigious southern suburbs (Glyfada, Voula, Vouliagmeni): €6,000–€10,000+ per m²
Annual price growth: 6–9%
Vacancy in southern districts: <4%
Gross rental yield: 6–7% per year

Astons offers a wide portfolio of properties in Athens and its suburbs, allowing investors to choose assets aligned with specific goals: stable income, capital preservation, or immigration — with a clear and realistic exit strategy.

Thessaloniki & Northern Greece

Thessaloniki and northern regions are rapidly developing with moderate prices and strong growth potential.

Price range: €2,000–2,400/m²
Annual price growth (Q2 2025): 8.8%, particularly near the waterfront and universities
Rental demand: Driven by students, expats, and international investors, ensuring stable year-round income

Greek Islands (Crete, Rhodes, Corfu, Santorini

The islands remain popular among investors, though prices vary widely.

Crete: €1,800–€8,500+/m² depending on location; higher prices in coastal resorts
Corfu: Average ~€2,100/m²; prime and tourist areas up to €3,000–4,000/m²
Rhodes: €2,800–4,500/m²
Santorini & Mykonos: Luxury markets reaching €15,000–25,000/m²
Average long-term rental yield: 3–5% per year

Legal Tips & Common Pitfalls for Buying Property in Greece

Buying property in Greece is generally safe for foreign investors, but it’s essential to follow legal procedures carefully to avoid costly mistakes.

Key Legal Tips

Hire a Local Lawyer: Always work with a Greek lawyer experienced in real estate transactions. They handle due diligence, contracts, and registration, ensuring compliance with Greek law.
Verify Property Ownership: Confirm that the property has a clean title, is free of debts or encumbrances, and is registered correctly in the Cadaster (Ktimatologio) or Land Registry (Hypothikofilakio).
Check Permits and Zoning: Ensure the property complies with building permits, zoning laws, and heritage regulations, particularly for historical buildings or commercial conversions.
Use Official Channels: All transactions should go through notaries, registered banks, and official cadaster portals to guarantee transparency.
Document Translation and Apostille: Foreign investors must have all contracts, powers of attorney, and supporting documents translated into Greek and apostilled when required.

Common Pitfalls

Illegal Additions or Extensions: Some older properties may have unapproved extensions. Buying without proper verification can result in fines or forced demolition.
Incomplete Registration: Properties not fully registered in the Cadaster or Land Registry may cause disputes or delays in ownership transfer.
Hidden Debts or Taxes: Always check for unpaid municipal taxes, utilities, or mortgage liens.
Unverified Developers or Agents: Avoid projects or agents without a proven track record. Partnering with reputable agencies, such as Astons, minimizes risk.
Misunderstanding the Golden Visa Requirements: Ensure the property qualifies if your purchase is linked to residency programs, including minimum investment thresholds and completion deadlines.

Working with a full-service agency and legal team ensures the entire process — from due diligence to registration — is handled correctly, reducing risk and protecting your investment.

Why Choose Astons for Your Greek Investment?

Astons offers a full-service, investor-focused approach that makes buying property in Greece simple, secure, and rewarding. Our expertise, exclusive portfolio, and hands-on support ensure confidence at every stage.

Key benefits :

Award-Winning Agency: Recognised as Best Real Estate Agency in Greece (European Property Awards 2024–2025).
Exclusive Property Access: Over 230 premium, historic, and renovation projects; off-market opportunities only for clients.
Tailored Investment Advice: Specialists provide guidance based on goals, finances, and timelines.
Multilingual Legal Support: Lawyers accredited by Athens Bar handle due diligence, contracts, and compliance.
End-to-End Services: Property selection, developer meetings, turnkey handover, and full transaction management.
Golden Visa Support: Expert assistance with residency applications through property investment, including document preparation and process management.
Relocation Assistance: Help with bank account setup, schools, healthcare, and settling in Greece.