How to Buy Property in Greece as a Foreigner
Buying property in Greece is a realistic and well-established process for international buyers. Foreign citizens can purchase apartments, houses, villas, and land in most areas of the country, provided that the transaction is completed correctly through a notary and registered with the competent Land Registry or Hellenic Cadastre.
This article is up to date as of 1 July 2026. It is provided for general information only and does not constitute legal or tax advice. Before purchasing a property, buyers should check the documents of the specific property with an independent lawyer and, where necessary, a tax consultant.
This article is up to date as of 1 July 2026. It is provided for general information only and does not constitute legal or tax advice. Before purchasing a property, buyers should check the documents of the specific property with an independent lawyer and, where necessary, a tax consultant.
Why Foreigners Buy Property in Greece
Greece remains one of the most attractive countries in Europe for property buyers. Many international buyers are drawn to its climate, sea, beautiful beaches, relaxed lifestyle, cultural heritage, strong tourism market, European infrastructure, property prices and the opportunity to own a home in an EU country.
Buying an apartment, house or holiday home in Greece is not only about choosing a beautiful location and the right price. It is also a legal transaction where the documents, costs and transfer of ownership need to be checked and properly completed.
The good news is that, in most cases, the process is clear and manageable for foreign buyers. Buyers do not need to understand every detail of Greek law on their own. They are usually supported by professionals such as a lawyer, notary, accountant and, if needed, a bank.
Their role is to help the buyer move through the transaction calmly, check the documents and make sure that the purchase is completed correctly.
In simple terms, foreigners can usually buy property in Greece. However, every transaction is individual. The process may depend on the buyer’s citizenship, source of funds, type of property, location, legal status of the property and purpose of purchase.
The main principle of a safe transaction is simple: first check the documents, then sign the agreement and transfer the money.
Can foreigners buy property in Greece?
Yes, in most cases foreigners can buy property in Greece.
To do so, the buyer needs to obtain a Greek tax number, known as AFM, and complete the tax formalities related to the transaction.
To do so, the buyer needs to obtain a Greek tax number, known as AFM, and complete the tax formalities related to the transaction.
AFM is the Greek Tax Identification Number. It is required for purchasing property, paying taxes, signing documents and owning real estate in Greece.
It is important not to confuse buying property with obtaining residence. Buying an apartment or house in Greece does not automatically grant a Golden Visa. The Golden Visa is a separate immigration programme with its own requirements. These may depend on the investment amount, type of property, location and current legislation.
Therefore, the most accurate way to say it is this: foreigners can usually buy property in Greece, but the conditions of each transaction should be checked individually.
For most residential purchases in popular locations such as Crete, Athens, Thessaloniki, the Peloponnese and many mainland or island areas, the process is straightforward when handled by a qualified lawyer, notary, accountant and, where necessary, a bank.
Before paying a deposit or signing any agreement, every buyer should confirm with their lawyer that the specific property, location and transaction structure are suitable for their personal situation. This is a normal part of a well-prepared transaction and helps make the purchase process clear, safe and predictable.
Before paying a deposit or signing any agreement, every buyer should confirm with their lawyer that the specific property, location and transaction structure are suitable for their personal situation. This is a normal part of a well-prepared transaction and helps make the purchase process clear, safe and predictable.
Who Is Involved in the Transaction?
Several parties are usually involved in a property purchase in Greece. Each has a specific role.
The buyer chooses the property, makes the purchase decision and provides the required documents.
The seller or developer confirms the right to sell the property and provides the property documents.
The notary prepares and signs the notarial deed of sale. In Greece, the notary plays an important role in the official completion of the transaction.
The buyer’s lawyer checks the documents, ownership title, possible restrictions, debts or other issues that may affect the purchase. The notary formalises the transaction under Greek law, but does not replace an independent lawyer acting in the buyer’s interests.
An accountant or tax consultant can help with tax matters, AFM, annual property tax and possible rental income.
The bank may be involved if the payment goes through a bank account, if the buyer opens an account in Greece, applies for a mortgage or needs to provide documents confirming the source of funds.
Technical property documents are also important in the transaction. They are usually prepared and provided by the seller or developer through their own specialists. If the property is older, complex or raises questions, the buyer may also choose to involve an independent technical specialist, but this is not always necessary.
This process may seem multi-step, but in practice it helps make the transaction clearer and more secure for the buyer.
Before You Start: Define Your Purpose and Budget
Before choosing a property, it is helpful to clarify why you are buying.
Some buyers are looking for a second home by the sea. Others are focused on long-term rental income, future relocation, retirement or capital preservation. Your purpose can influence the location, property type, layout, size, furnishing budget, expected running costs and the type of checks needed before purchase.
It is also important to look at the full budget, not only the purchase price. Foreign buyers should usually plan for additional acquisition costs, possible furnishing, utilities, annual property tax, insurance, maintenance and common building expenses.
Once the purpose and budget are clear, it becomes much easier to choose the right property and understand which documents and conditions should be checked before moving forward.
Step 1. Choosing the Property and Initial Checks
The process usually begins with choosing a property. At this stage, it is important to look not only at photos, views and price, but also at the basic documents.
Before moving to reservation or payment, it is worth clarifying who owns the property, whether the area matches the documents, whether cadastral data is available, whether the property is a resale or a new build, what is included in the price and when the property will be delivered if it is still under construction.
For an apartment, the buyer should normally request clear information about the exact property details, floor plan, internal area, balconies, parking, storage, common areas, ownership status, building permit information, technical specifications, payment schedule and reservation terms.
For a new-build apartment, it is especially important to understand whether parking, storage, kitchen, sanitary equipment, appliances, furniture, air conditioning and other items are included in the base price or offered as upgrades.
All important conditions should be recorded in writing. For example, if the price includes a parking space, storage room, kitchen, appliances or furniture, this should be reflected in the documents.
For an apartment, the buyer should normally request clear information about the exact property details, floor plan, internal area, balconies, parking, storage, common areas, ownership status, building permit information, technical specifications, payment schedule and reservation terms.
For a new-build apartment, it is especially important to understand whether parking, storage, kitchen, sanitary equipment, appliances, furniture, air conditioning and other items are included in the base price or offered as upgrades.
All important conditions should be recorded in writing. For example, if the price includes a parking space, storage room, kitchen, appliances or furniture, this should be reflected in the documents.
Step 2. Reserving the Property
After choosing the property, the parties may sign a reservation agreement. This is usually done so that the seller temporarily removes the property from the market or stops offering it to other buyers.
Reservation terms may differ from one transaction to another. Before transferring any money, it is important to understand how much is paid, whether the amount is included in the final purchase price, whether it is refundable, how long the property is reserved for and what happens if the document check reveals an issue.
Foreign buyers should avoid vague promises and verbal agreements. Everything important should be written down, including the exact property, purchase price, payment schedule, deadlines, included items, refund terms and the conditions for moving to the final deed.
Foreign buyers should avoid vague promises and verbal agreements. Everything important should be written down, including the exact property, purchase price, payment schedule, deadlines, included items, refund terms and the conditions for moving to the final deed.
It is better not to transfer money until the reservation terms are clear and reviewed by a lawyer, especially if the purchase is being made remotely.
A properly prepared reservation helps both sides move forward calmly: the buyer understands the conditions, and the seller sees that the buyer is serious.
Step 3. Getting an AFM and Preparing Documents
To buy property in Greece, a foreign buyer needs an AFM, which is the Greek Tax Identification Number. Without it, the tax procedures related to the purchase cannot be completed correctly.
Usually, the buyer will need a passport, proof of address, tax residency documents, bank documents and, if requested by the bank, documents confirming income or source of funds. If the buyer is not present in Greece personally, a power of attorney may also be required.
If documents are issued outside Greece, they may need an official translation, apostille or consular certification. This depends on the country, the type of document and the requirements of the specific transaction.
Foreign buyers often complete this step with the help of a Greek accountant or authorised representative. It is better to check these details in advance to avoid delays before signing.
Step 4. Bank Account and Source of Funds
A Greek bank account is not always a strict legal requirement for the purchase itself. However, in practice it is often needed for payments, banking procedures, utility payments, taxes and future property management.
The bank may ask for documents confirming the buyer’s identity, address, tax status, income and source of funds. This is a standard banking procedure. Its purpose is to confirm that the funds come from a clear and legitimate source.
For the buyer, this usually means preparing income certificates, tax returns, bank statements, documents confirming the sale of assets or other proof of where the funds come from.
Before signing, the buyer should also make sure that the payment route is clear, documented and accepted by the parties involved in the transaction. This is especially important for non-resident buyers, buyers using funds from outside Greece and buyers planning to apply for a residence permit based on investment.
The payment structure should be written clearly in the reservation agreement, preliminary agreement or final contract. It should state the price, payment deadlines, bank details, refund conditions if applicable and what happens if either party fails to complete.
Before signing, the buyer should also make sure that the payment route is clear, documented and accepted by the parties involved in the transaction. This is especially important for non-resident buyers, buyers using funds from outside Greece and buyers planning to apply for a residence permit based on investment.
The payment structure should be written clearly in the reservation agreement, preliminary agreement or final contract. It should state the price, payment deadlines, bank details, refund conditions if applicable and what happens if either party fails to complete.
It is better to discuss this in advance, especially if the money will be transferred from another country or a foreign bank account.
Step 5. Legal Check of the Property
The legal check is one of the most important stages of the purchase.
The buyer’s lawyer checks whether the seller has the right to sell the property and whether there are any registered restrictions, debts, mortgages, claims, disputes or other issues that could affect the transaction.
The lawyer also checks cadastral data, the ownership history and whether the documents match the property the buyer is actually purchasing.
For the buyer, this is not just a formality. It is protection. This check helps confirm in advance that the property can be safely purchased and registered.
Extra attention is usually needed when buying resale properties, land plots, older houses, properties with several owners, inherited properties or properties where the layout has been changed.
Step 6. Technical Property Documents
In addition to legal documents, it is important to make sure that the technical documents of the property are properly prepared. These usually relate to the area of the property, layout, building permit, cadastral data and Electronic Building Identity.
For the buyer, this does not mean that they always need to hire a separate engineer. In most cases, the necessary technical documents are provided by the seller or developer, and the buyer’s lawyer checks that they are available and relevant to the transaction.
If the property is bought from a developer, the buyer should understand what has been built or will be built, what area is shown in the documents, what finishing is included in the price and how parking, storage rooms and other parts of the property are documented.
If the property is a resale, the technical side becomes especially important when there have been renovations, extensions or layout changes compared with the original documents.
The goal is simple: the buyer should understand in advance that the property can be properly transferred, registered and later used, rented out or resold.
Step 7. Transfer Tax, VAT and Notary Preparation
Before the final notarial deed is signed, the required tax declaration must be submitted and the applicable taxes and fees must be calculated.
In standard cases where real estate transfer tax applies, it is usually around 3.09% of the taxable value of the property. When buying a new build, the tax regime should be checked separately, as it depends on the status of the property and the seller.
Buyers should not assume the tax treatment without written confirmation from the developer, notary or accountant. This is especially important for new-build properties, where VAT rules may be relevant depending on the specific project.
The notary prepares the final deed, confirms the required documents and coordinates the official signing process.
Step 8. Signing the Notarial Deed and Registration
The final purchase contract is signed before a Greek notary.
If the buyer cannot be physically present in Greece, it may be possible to sign through a power of attorney, depending on the situation. This should be arranged in advance with the lawyer and notary.
At signing, the notary confirms the required documents, payment terms, tax declaration and legal details of the transfer.
After signing, the deed must be registered with the competent Land Registry or Hellenic Cadastre. This registration records the buyer’s ownership right in the official property system and completes the legal part of the purchase.
The buyer should request confirmation that the registration has been completed.
Step 9. After Purchase: E9, ENFIA and Ownership Costs
After acquiring property in Greece, the buyer should make sure the property is correctly reflected in their Greek tax records.
Foreign owners, like Greek owners, may need to submit or update the E9 real estate statement after acquiring property in Greece. Based on the property data, ENFIA, the annual property ownership tax, is calculated for properties owned on 1 January of each year.
An accountant can confirm that the E9 is correct and that future ENFIA payments are monitored.
After purchase, it is also useful to plan for furnishing, appliances, possible renovation, utilities, building maintenance and insurance if needed by the buyer or the bank.
Costs to Consider Apart from the Property Price
The property price is only one part of the total purchase budget. In addition to the price of the property, the buyer should consider related costs.
These may include purchase tax, notary fees, legal fees, registration and cadastral fees, bank fees, document translation, agency fees if applicable, and any additional checks or consultations required for the specific transaction.
In standard cases where real estate transfer tax applies, it is usually around 3.09% of the taxable value of the property. When buying a new build, the tax regime should be checked separately, as it depends on the status of the property and the seller.
After purchase, it is also useful to plan for furnishing, appliances, possible renovation, annual ENFIA property tax, utilities, building maintenance and insurance if needed by the buyer or the bank.
Before purchasing, it is best to request a preliminary calculation of all costs. This helps the buyer understand the full transaction budget and plan calmly.
Buying a New Build from a Developer
Buying a new build in Greece can be a convenient option for a foreign buyer, especially when the property is built by a modern developer, has clear documentation, new engineering systems, energy efficiency and a transparent sales structure.
When buying a new build, it is important to check the building permit, construction stage, delivery date, payment schedule, what is included in the price, finishing specifications and the tax regime of the specific project.
It is also important to understand in advance how parking, storage rooms, common areas, furniture, appliances, kitchen or sanitary equipment are documented if they are included in the offer.
If the property is still under construction, the buyer should understand not only the final price, but also the payment structure, deadlines, responsibilities of each party and what exactly will be delivered.
All details should be recorded in the contract and its attachments. This is a normal practice that helps both the buyer and the developer have the same understanding of the transaction terms.
Buying for Investment and Rental
Many foreign buyers consider property in Greece not only for personal use, but also as an investment.
In this case, it is important to evaluate not only the purchase price, but also the real potential of the property: location, seasonality, rental demand, competition, management costs, rental income taxes, furnishing costs, utility payments and the rules for short-term or long-term rental.
If the property is intended for short-term rental, it is important to check in advance whether this type of use is allowed, what registrations are required and whether there are any restrictions in the specific area or building.
A more accurate statement is not “this property will guarantee a certain return”, but rather “this property may have investment potential depending on location, season, management, costs and demand”.
This approach is more honest and more useful for the buyer. It helps them make a decision based on real numbers, not advertising promises.
Does Buying Property Give You Residency in Greece?
Buying property in Greece does not automatically give a foreign buyer the right to live in Greece permanently.
EU citizens have different residence rights from non-EU citizens. Non-EU buyers may need to follow Schengen stay rules unless they have a valid residence permit.
Greece also has a residence-by-investment programme, commonly known as the Golden Visa, but its rules, thresholds, property requirements and restrictions have changed over time. Buyers interested in residency should consult an immigration lawyer before choosing a property, because not every property qualifies.
A property purchase and a residence permit application are connected only if the property meets the legal requirements of the relevant programme.
Common Mistakes Foreign Buyers Make
Most mistakes in property purchases are not caused by Greece itself, but by rushed decisions.
Buyers often choose a property only from photos or renders, transfer money before the written terms are clear, do not involve an independent lawyer, do not check the technical documents, do not clarify what is included in the price and do not calculate all additional costs.
Another common mistake is confusing property purchase with automatic Golden Visa eligibility, or expecting guaranteed rental returns without analysing the location, costs and rental rules.
These mistakes can be avoided by moving step by step: choose the property, request the documents, complete the checks, agree the terms, sign the deed and register ownership.
Buying property in Greece should not be stressful. With the right support, it is a clear process where each stage has its purpose.
Conclusion
Foreigners can buy property in Greece. To do so, they need to obtain an AFM, prepare the documents, check the property, sign the notarial deed and register ownership.
The main advice is not to rush and not to make a decision based only on emotions. A good location and a beautiful view are important, but a safe transaction depends on documents, checks and clear written terms.
At Markov Property Development, we believe that buying a home in Greece should feel exciting, but also clear and secure. That is why we encourage buyers to ask questions early, review documents carefully and understand every step before signing.
At Markov Property Development, we believe that buying a home in Greece should feel exciting, but also clear and secure. That is why we encourage buyers to ask questions early, review documents carefully and understand every step before signing.
If you are considering buying property in Crete, the Markov Property Development team can tell you more about available properties, the purchase stages and the documents usually required from the buyer. For individual review of a transaction, we recommend consulting an independent lawyer and tax consultant.
FAQ
Do I need an AFM to buy property in Greece?
Yes. A Greek Tax Identification Number, known as AFM, is required for purchasing property and completing the tax formalities related to the transaction.
Can a foreigner buy an apartment in Greece without residence?
In most cases, yes. Buying property and obtaining residence are separate processes. However, the conditions of each transaction should be checked individually.
Does buying property guarantee a Golden Visa?
No. The Golden Visa is a separate immigration programme with its own requirements. Buying a property does not automatically guarantee residence.
Is it necessary to open a Greek bank account?
Not always as a formal legal requirement for the purchase itself. However, in practice, a Greek bank account is often needed for payments, banking procedures, taxes, utilities and future property management.
Can I buy property in Greece through a power of attorney?
Yes, this is possible. The power of attorney must be prepared correctly. Documents issued in another country may require an apostille, consular certification or official translation.
What is the main tax paid by the buyer?
If real estate transfer tax applies to the transaction, it is usually around 3.09% of the taxable value of the property. For new builds, the tax regime should be checked separately because it depends on the status of the property and the seller.
What should be checked before buying?
It is important to check ownership title, cadastral data, absence of restrictions or debts, technical property documents, what is included in the price and all contract terms.
Can I rent out the property after purchase?
In many cases, yes, but the rental format should be checked in advance. For short-term rental, registration, tax formalities and compliance with the rules of the specific area or building may be required.
What is especially important when buying a new build?
It is important to check the building permit, construction stage, delivery date, payment schedule, finishing specifications, what is included in the price and the tax regime of the specific project.
How can I make the purchase calmer and safer?
The best approach is to move step by step and work with professionals. The lawyer checks the documents, the notary formalises the transaction, the tax consultant helps with tax matters, and the technical documents of the property are checked as part of the transaction preparation. This helps the buyer understand each stage and make a calm, informed decision.