Greece Property Buying Guide: Golden Visa Tiers, Taxes and Title Checks

EU citizens face no restrictions. Non-EU citizens can buy, with one qualification: in designated border and sensitive zones, including areas near Turkey's and Albania's borders and many islands in the eastern Aegean, a non-EU buyer needs a permit from the relevant security authority before the purchase can complete. Your lawyer will tell you whether your parcel falls within a regulated area, and you should not sign an unconditional contract if it does.

Every buyer needs a Greek tax number (AFM), usually obtained within days at the tax office or via a lawyer with power of attorney, and a Greek bank account into which the purchase funds can be paid. Banks require proof of the source of funds, so keep documents ready.

Tenure is normally freehold. Agricultural land and plots outside the town plan carry planning limits on what you can build, so check buildability, not just ownership.

1. Appoint an independent lawyer. Never rely on the agent's recommended lawyer alone. Fees are commonly around 1 to 1.5% of the price.
2. Get the AFM and open a bank account.
3. Due diligence. Your lawyer and engineer check the title chain for at least 20 years, the cadastre or land registry entry, mortgages, planning permits and whether the building is legal.
4. Preliminary agreement. Often a private contract with a deposit of around 10%, ideally paid in a way that is protected.
5. Engineer's survey. Confirm area, legality of extensions and any unauthorised works.
6. Notarial deed. The sale is completed before a Greek notary, who confirms tax payment.
7. Transcription or cadastre registration. The deed is registered at the land registry or cadastre office. Until this step, ownership is not fully perfected.

Whole transactions commonly take two to three months, longer if a permit or inheritance clearance is involved.

Greek buying costs are moderate compared with Spain or France, but VAT on new builds is a big variable.

Greece's residence-by-investment scheme was repriced. Legal commentary reports two main real estate tiers: 800,000 euros in the most in-demand areas, including Attica, Thessaloniki, Mykonos, Santorini and islands with more than around 3,100 residents, and 400,000 euros across most of the rest of the country. A narrow 250,000 euro option survives for commercial property converted to residential use or listed historic buildings. Sources agree that the property should generally be a single unit of at least 120 square metres, but they disagree on whether stacking several smaller units is allowed, so treat that as unresolved and ask your lawyer.

The permit is renewable, covers close family and does not by itself require you to live in Greece. Rules have also restricted using golden-visa properties for short-term rentals. Applications fell in the first half of 2026 compared with 2025 even as grants rose, which suggests processing backlogs are clearing. Review Article 100 of Law 5038/2023 as amended, or Greek government guidance, before signing.

Greek banks lend to non-residents on cautious terms, with significant equity and local income checks. See our Greece financing page for typical conditions, and test numbers with the mortgage calculator.

The type you pick affects the checks you need: apartments require building management and heating cost review, houses and villas require legality of extensions and pool permits, land requires proof of buildability, and commercial property follows lease and use-class rules.

The main risks are undeclared building works, inheritance disputes among multiple heirs, and slow cadastre updates. Choose a lawyer who has dealt with the specific registry office.

• Paying a deposit before the lawyer's checks.
• Assuming a house is legal because it is old. Many structures predate permits and need legalisation under special laws.
• Overlooking the border-area permit for islands or northern plots.
• Buying for golden visa purposes without confirming the investment zone and minimum size.
• Forgetting that a golden visa property may not be let short term.

Market context is in our Greece analysis, while budget-minded readers can browse cheap Greek properties and under 100k.