Buying Property in Greece as a Foreigner (2025 Guide)
Ktimatoemporiki Real Estate - 2025-09-12
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Buying Property in Greece as a Foreigner (2025 Guide). Your definitive, step-by-step guide to purchasing real estate in Greece in 2025 — process, costs, taxes, Golden Visa thresholds, and practical tips for international buyers.
Meta title (?60): Buying Property in Greece as a Foreigner (2025 Guide)
Meta description (?160): Learn how foreigners buy property in Greece in 2025: steps, taxes, Golden Visa (€800k/€400k/€250k), and best locations. Expert guidance by Ktimatoemporiki.
Why Greece — and why now
Greece offers a rare mix of Mediterranean lifestyle, transparent property law (all transfers are notary-supervised), and strong investment potential. The country’s thriving tourism market, improving infrastructure, and residency incentives such as the Golden Visa make it one of Europe’s most appealing destinations for real estate buyers.
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.
Can foreigners buy property in Greece?
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:
1. Independent legal representation
Hire 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.
2. Tax number (AFM)
Every 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.
3. Notary-supervised completion
All 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.
Financing is possible.
Foreign 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 30–40% of the property’s value.
Step-by-step purchase process (2025)
1. Engage a lawyer ? conducts legal due diligence, drafts contracts, applies for AFM, and can represent you under PoA.
2. Obtain AFM (Greek Tax Number) ? required for taxes, utilities, and registration.
3. (Optional) Open a Greek bank account ? useful for transfers and traceability.
4. Reservation / preliminary contract ? often a small deposit to secure the property while checks are performed.
5. Due diligence checks ? title search, planning/building permits, legalization of any past irregularities, topographic diagrams.
6. Final deed before a notary ? signing of the purchase agreement, after taxes have been paid.
7. Registration at Land Registry/Cadastre ? the final and official step confirming ownership.
Can it be done remotely?
Yes. With a notarized PoA, your lawyer can complete the entire transaction without your physical presence in Greece.
Purchase costs & taxes in 2025
A) Transfer tax vs VAT
• Transfer Tax (RETT): 3% of the taxable value + 3% municipal surcharge (~3.09%).
• VAT (24%) on new builds: currently suspended until end of 2026. Buyers of new builds pay only the 3% transfer tax during this period.
B) Ancillary costs (indicative ranges)
• Notary + Registry: ~1–2%
• Legal fees: ~0.5–1%
• Agency fee: ~2% + VAT
C) Ongoing taxes
• ENFIA (annual property tax): varies by zone, size, and objective values.
• Capital gains tax: suspended until 31 Dec 2026.
Golden Visa Greece 2025 – Real Estate Investment Rules
The Greek Golden Visa 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).
As of 2025, the thresholds are:
• €800,000 – Prime Areas: Athens, Thessaloniki, Mykonos, Santorini, Crete
• ? Must be one residential property
• ? Minimum size: 120 sqm
• €400,000 – Other regions of Greece
• ? Must be one residential property
• ? Minimum size: 120 sqm
• €250,000 – Change of Use Properties (special category)
• Applies to properties legally converted into residential use, such as:
• Listed / heritage buildings
• Former commercial spaces (shops, offices, hotels)
• Industrial or warehouse buildings transformed into housing
• ? No minimum size requirement
This €250,000 tier is now the lowest-cost entry point to EU residency through real estate, though supply is limited and requires thorough legal due diligence.
Where to buy property in Greece
• Athens ? Ideal for urban lifestyle, international schools, and investment-grade apartments with rental yield.
• Crete ? Famous for seafront villas, tourism-driven ROI, and year-round appeal.
• Rhodes ? A strong holiday rental market, combining cultural heritage with international connectivity.
• Other Islands ? Options in the Cyclades, Ionian Islands, and Dodecanese with varied entry levels.
Financing options for foreigners
Foreign buyers can finance through:
• Greek bank mortgages (subject to deposit 30–40%, income verification, and AML).
• Cash purchases, often preferred for Golden Visa speed and simplified due diligence.
Due diligence checklist
• Title search at Land Registry/Cadastre
• Building/planning permits compliance
• Topographic diagrams
• Utility connections (electricity, water, sewage)
• Energy Performance Certificate (EPC)
• Condominium rules (if applicable)
• Rental permit (for short-term lets)
Timeline
• AFM issuance: days to 2 weeks
• Legal checks: 1–3 weeks
• Completion & registration: a few days after tax payment; registration confirmed within weeks
FAQ
Can I buy remotely?
Yes, with PoA handled by your lawyer.
Do I need a Greek bank account?
Not strictly, but recommended for transactions and utilities.
Is there a minimum sqm for Golden Visa?
Yes, 120 sqm for €800k and €400k properties.
No sqm requirement for €250k change-of-use properties.
Which taxes apply?
Either 3% RETT or 24% VAT (currently suspended through 2026).
Why choose Ktimatoemporiki
With nearly 30 years of experience and more than 16,000 active listings, Ktimatoemporiki is Greece’s Premier Luxury Asset Brokerage, trusted by international clients from Europe, the Middle East, and beyond.
From luxury villas in Crete, to investment apartments in Athens, to holiday homes in Rhodes, our team provides end-to-end support: legal coordination, Golden Visa guidance, curated listings, and after-sales assistance.
Meta title (?60): Buying Property in Greece as a Foreigner (2025 Guide)
Meta description (?160): Learn how foreigners buy property in Greece in 2025: steps, taxes, Golden Visa (€800k/€400k/€250k), and best locations. Expert guidance by Ktimatoemporiki.
Why Greece — and why now
Greece offers a rare mix of Mediterranean lifestyle, transparent property law (all transfers are notary-supervised), and strong investment potential. The country’s thriving tourism market, improving infrastructure, and residency incentives such as the Golden Visa make it one of Europe’s most appealing destinations for real estate buyers.
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.
Can foreigners buy property in Greece?
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:
1. Independent legal representation
Hire 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.
2. Tax number (AFM)
Every 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.
3. Notary-supervised completion
All 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.
Financing is possible.
Foreign 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 30–40% of the property’s value.
Step-by-step purchase process (2025)
1. Engage a lawyer ? conducts legal due diligence, drafts contracts, applies for AFM, and can represent you under PoA.
2. Obtain AFM (Greek Tax Number) ? required for taxes, utilities, and registration.
3. (Optional) Open a Greek bank account ? useful for transfers and traceability.
4. Reservation / preliminary contract ? often a small deposit to secure the property while checks are performed.
5. Due diligence checks ? title search, planning/building permits, legalization of any past irregularities, topographic diagrams.
6. Final deed before a notary ? signing of the purchase agreement, after taxes have been paid.
7. Registration at Land Registry/Cadastre ? the final and official step confirming ownership.
Can it be done remotely?
Yes. With a notarized PoA, your lawyer can complete the entire transaction without your physical presence in Greece.
Purchase costs & taxes in 2025
A) Transfer tax vs VAT
• Transfer Tax (RETT): 3% of the taxable value + 3% municipal surcharge (~3.09%).
• VAT (24%) on new builds: currently suspended until end of 2026. Buyers of new builds pay only the 3% transfer tax during this period.
B) Ancillary costs (indicative ranges)
• Notary + Registry: ~1–2%
• Legal fees: ~0.5–1%
• Agency fee: ~2% + VAT
C) Ongoing taxes
• ENFIA (annual property tax): varies by zone, size, and objective values.
• Capital gains tax: suspended until 31 Dec 2026.
Golden Visa Greece 2025 – Real Estate Investment Rules
The Greek Golden Visa 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).
As of 2025, the thresholds are:
• €800,000 – Prime Areas: Athens, Thessaloniki, Mykonos, Santorini, Crete
• ? Must be one residential property
• ? Minimum size: 120 sqm
• €400,000 – Other regions of Greece
• ? Must be one residential property
• ? Minimum size: 120 sqm
• €250,000 – Change of Use Properties (special category)
• Applies to properties legally converted into residential use, such as:
• Listed / heritage buildings
• Former commercial spaces (shops, offices, hotels)
• Industrial or warehouse buildings transformed into housing
• ? No minimum size requirement
This €250,000 tier is now the lowest-cost entry point to EU residency through real estate, though supply is limited and requires thorough legal due diligence.
Where to buy property in Greece
• Athens ? Ideal for urban lifestyle, international schools, and investment-grade apartments with rental yield.
• Crete ? Famous for seafront villas, tourism-driven ROI, and year-round appeal.
• Rhodes ? A strong holiday rental market, combining cultural heritage with international connectivity.
• Other Islands ? Options in the Cyclades, Ionian Islands, and Dodecanese with varied entry levels.
Financing options for foreigners
Foreign buyers can finance through:
• Greek bank mortgages (subject to deposit 30–40%, income verification, and AML).
• Cash purchases, often preferred for Golden Visa speed and simplified due diligence.
Due diligence checklist
• Title search at Land Registry/Cadastre
• Building/planning permits compliance
• Topographic diagrams
• Utility connections (electricity, water, sewage)
• Energy Performance Certificate (EPC)
• Condominium rules (if applicable)
• Rental permit (for short-term lets)
Timeline
• AFM issuance: days to 2 weeks
• Legal checks: 1–3 weeks
• Completion & registration: a few days after tax payment; registration confirmed within weeks
FAQ
Can I buy remotely?
Yes, with PoA handled by your lawyer.
Do I need a Greek bank account?
Not strictly, but recommended for transactions and utilities.
Is there a minimum sqm for Golden Visa?
Yes, 120 sqm for €800k and €400k properties.
No sqm requirement for €250k change-of-use properties.
Which taxes apply?
Either 3% RETT or 24% VAT (currently suspended through 2026).
Why choose Ktimatoemporiki
With nearly 30 years of experience and more than 16,000 active listings, Ktimatoemporiki is Greece’s Premier Luxury Asset Brokerage, trusted by international clients from Europe, the Middle East, and beyond.
From luxury villas in Crete, to investment apartments in Athens, to holiday homes in Rhodes, our team provides end-to-end support: legal coordination, Golden Visa guidance, curated listings, and after-sales assistance.
