Buying Property in Greece as a Foreigner (2025 Guide).\u00a0Your definitive, step-by-step guide to purchasing real estate in Greece in 2025 \u2014 process, costs, taxes, Golden Visa thresholds, and practical tips for international buyers.<\/p>\n
Meta title (\u226460): Buying Property in Greece as a Foreigner (2025 Guide)
\nMeta description (\u2264160): Learn how foreigners buy property in Greece in 2025: steps, taxes, Golden Visa (\u20ac800k\/\u20ac400k\/\u20ac250k), and best locations. Expert guidance by Ktimatoemporiki.<\/p>\n
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Why Greece \u2014 and why now<\/strong><\/p>\n Greece offers a rare mix of Mediterranean lifestyle, transparent property law (all transfers are notary-supervised), and strong investment potential. The country\u2019s thriving tourism market, improving infrastructure, and residency incentives such as the Golden Visa<\/a> make it one of Europe\u2019s most appealing destinations for real estate buyers.<\/p>\n For many international clients, a home in Greece is not only a lifestyle upgrade but also a long-term store of value and access to the EU. Whether your interest lies in Athens, Crete, Rhodes, or other islands, this guide outlines everything you need to know before buying.<\/p>\n <\/p>\n Can foreigners buy property in Greece?<\/strong><\/p>\n Yes. Non-Greek and non-EU citizens can freely acquire property in Greece, with the exception of certain border\/defense zones where special permits may be required. In practice, most transactions for international buyers proceed smoothly, provided you follow three key pillars: Financing is possible.<\/strong> <\/p>\n Step-by-step purchase process (2025)<\/strong> Can it be done remotely? <\/p>\n Purchase costs & taxes in 2025<\/strong><\/p>\n A) Transfer tax vs VAT B) Ancillary costs (indicative ranges) C) Ongoing taxes <\/p>\n Golden Visa Greece 2025 \u2013 Real Estate Investment Rules<\/strong><\/p>\n The Greek Golden Visa<\/span><\/a> remains one of the most competitive residency programs in Europe, granting a 5-year renewable residence permit with family coverage (spouse, children up to 21, and parents of both spouses).<\/p>\n As of 2025, the thresholds are: This \u20ac250,000 tier is now the lowest-cost entry point to EU residency through real estate, though supply is limited and requires thorough legal due diligence.<\/p>\n <\/p>\n Where to buy property in Greece<\/strong> <\/p>\n Financing options for foreigners<\/strong><\/p>\n Foreign buyers can finance through: <\/p>\n Due diligence checklist<\/strong> <\/p>\n Timeline<\/strong> <\/p>\n FAQ<\/p>\n Can I buy remotely? Do I need a Greek bank account? Is there a minimum sqm for Golden Visa? Which taxes apply? <\/p>\n Why choose Ktimatoemporiki<\/strong><\/p>\n With nearly 30 years of experience and more than 16,000 active listings, Ktimatoemporiki<\/span><\/a> is Greece\u2019s Premier Luxury Asset Brokerage, trusted by international clients from Europe, the Middle East, and beyond.<\/p>\n
\n1. Independent legal representation
\nHire a specialized real estate lawyer to conduct due diligence, check titles and permits, draft\/verify contracts, and represent you with a Power of Attorney (PoA) if you prefer a remote purchase.
\n2. Tax number (AFM)
\nEvery buyer must obtain a Greek tax number (AFM) to complete the purchase and pay all related taxes and fees. Your lawyer can arrange this on your behalf.
\n3. Notary-supervised completion
\nAll transfers are signed before a Greek notary. After taxes are paid, the deed is executed and registered at the Land Registry\/Cadastre, which is the definitive proof of ownership.<\/p>\n
\nForeign buyers are eligible to apply for mortgages from Greek banks, subject to income documentation, creditworthiness, and AML checks. While many buyers choose cash transactions (especially for Golden Visa timing), some banks do provide loans to foreigners, usually requiring a deposit of 30\u201340% of the property\u2019s value.<\/p>\n
\n1. Engage a lawyer \u2192 conducts legal due diligence, drafts contracts, applies for AFM, and can represent you under PoA.
\n2. Obtain AFM (Greek Tax Number) \u2192 required for taxes, utilities, and registration.
\n3. (Optional) Open a Greek bank account \u2192 useful for transfers and traceability.
\n4. Reservation \/ preliminary contract \u2192 often a small deposit to secure the property while checks are performed.
\n5. Due diligence checks \u2192 title search, planning\/building permits, legalization of any past irregularities, topographic diagrams.
\n6. Final deed before a notary \u2192 signing of the purchase agreement, after taxes have been paid.
\n7. Registration at Land Registry\/Cadastre \u2192 the final and official step confirming ownership.<\/p>\n
\nYes. With a notarized PoA, your lawyer can complete the entire transaction without your physical presence in Greece.<\/p>\n
\n\u2022 Transfer Tax (RETT): 3% of the taxable value + 3% municipal surcharge (~3.09%).
\n\u2022 VAT (24%) on new builds: currently suspended until end of 2026. Buyers of new builds pay only the 3% transfer tax during this period.<\/p>\n
\n\u2022 Notary + Registry: ~1\u20132%
\n\u2022 Legal fees: ~0.5\u20131%
\n\u2022 Agency fee: ~2% + VAT<\/p>\n
\n\u2022 ENFIA (annual property tax): varies by zone, size, and objective values.
\n\u2022 Capital gains tax: suspended until 31 Dec 2026.<\/p>\n
\n\u2022 \u20ac800,000 \u2013 Prime Areas: Athens, Thessaloniki, Mykonos, Santorini, Crete
\n\u2022 \u2705 Must be one residential property
\n\u2022 \u2705 Minimum size: 120 sqm
\n\u2022 \u20ac400,000 \u2013 Other regions of Greece
\n\u2022 \u2705 Must be one residential property
\n\u2022 \u2705 Minimum size: 120 sqm
\n\u2022 \u20ac250,000 \u2013 Change of Use Properties (special category)
\n\u2022 Applies to properties legally converted into residential use, such as:
\n\u2022 Listed \/ heritage buildings
\n\u2022 Former commercial spaces (shops, offices, hotels)
\n\u2022 Industrial or warehouse buildings transformed into housing
\n\u2022 \u2705 No minimum size requirement<\/p>\n
\n\u2022 Athens<\/span><\/a> \u2192 Ideal for urban lifestyle, international schools, and investment-grade apartments with rental yield.
\n\u2022 Crete<\/a><\/span> \u2192 Famous for seafront villas, tourism-driven ROI, and year-round appeal.
\n\u2022 Rhodes<\/a> <\/span>\u2192 A strong holiday rental market, combining cultural heritage with international connectivity.
\n\u2022 Other Islands \u2192 Options in the Cyclades, Ionian Islands, and Dodecanese with varied entry levels.<\/p>\n
\n\u2022 Greek bank mortgages (subject to deposit 30\u201340%, income verification, and AML).
\n\u2022 Cash purchases, often preferred for Golden Visa speed and simplified due diligence.<\/p>\n
\n\u2022 Title search at Land Registry\/Cadastre
\n\u2022 Building\/planning permits compliance
\n\u2022 Topographic diagrams
\n\u2022 Utility connections (electricity, water, sewage)
\n\u2022 Energy Performance Certificate (EPC)
\n\u2022 Condominium rules (if applicable)
\n\u2022 Rental permit (for short-term lets)<\/p>\n
\n\u2022 AFM issuance: days to 2 weeks
\n\u2022 Legal checks: 1\u20133 weeks
\n\u2022 Completion & registration: a few days after tax payment; registration confirmed within weeks<\/p>\n
\nYes, with PoA handled by your lawyer.<\/p>\n
\nNot strictly, but recommended for transactions and utilities.<\/p>\n
\nYes, 120 sqm for \u20ac800k and \u20ac400k properties.
\nNo sqm requirement for \u20ac250k change-of-use properties.<\/p>\n
\nEither 3% RETT or 24% VAT (currently suspended through 2026).<\/p>\n