Buying Property in Greece as a Foreigner: 2026 Legal Guide

Last updated: 7 September 2026

Buying property in Greece as a foreigner is entirely possible for most international buyers. The important question is not simply whether you can buy, but whether the property, documents and transaction have been properly checked before you commit substantial money.

A typical purchase may involve a Greek tax number (AFM), legal and technical due diligence, a deposit or reservation agreement, property transfer tax, a notarial purchase deed and registration with the Greek Cadastre.

If you live outside Greece, much of the process can also be handled through a properly drafted power of attorney.

There is one particularly important development for international buyers in 2026: Greece has announced a significant increase in property transfer tax for purchasers from third countries outside the EU. The announced 15% rate is not, however, the current statutory rate as of this update.

Here is what foreign buyers need to know.

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Buying property in Greece: the essentials

If you only read one section, remember these points:

• Foreigners can generally buy property in Greece, although special rules may apply in designated border areas.

• You will need a Greek Tax Identification Number, known as an AFM.

• The property's legal title should be checked independently before you become financially committed.

• A lawyer's title investigation and an engineer's technical inspection are different forms of due diligence; ideally, you need both.

• Be particularly careful with reservation deposits described as non-refundable.

• The current general property transfer-tax rate published by AADE is 3% of the taxable property value, plus a municipal levy calculated on that tax.

• On 6 September 2026, the Greek government announced plans to increase the transfer tax from 3% to 15% for buyers from third countries outside the EU. The implementing legislation and its precise scope still need to be confirmed.

• The final transfer takes place through a notarial deed, followed by registration with the competent Greek Cadastre/Land Registry.

• Buying property does not automatically give every foreign buyer a right to reside in Greece.

A useful rule for any overseas property purchase is:

Investigate first. Commit second. Pay third.

September 2026 update: announced 15% property transfer tax for third-country buyers

On 6 September 2026, Prime Minister Kyriakos Mitsotakis announced that the government had decided to raise property transfer tax from 3% to 15% where purchasers come from third countries outside the European Union.

For non-EU buyers considering a Greek property purchase, this is potentially a very significant change.

But it is important to distinguish an announced government measure from the law currently in force.

As of 7 September 2026, AADE continues to publish the existing property transfer-tax rate of 3% of the taxable value, with a municipal levy equal to 3% of the main tax.

The final legislation will therefore need to clarify matters including:

• exactly which purchasers are covered;

• how a “third-country buyer” will be legally defined;

• the effective date;

• whether pending purchases receive transitional treatment;

• how preliminary agreements or deposits already paid will be treated;

• whether particular exemptions or structures will be affected.

If you are a non-EU buyer with a transaction already underway, do not assume that today's tax treatment will necessarily be the treatment applicable on completion.

The tax position and transaction timetable should be reviewed once the implementing legislation is published.

Can foreigners buy property in Greece?

Yes. EU and non-EU nationals can generally acquire Greek real estate.

This can include apartments, houses, villas, plots of land and commercial property.

There are, however, special restrictions relating to certain designated border regions, particularly relevant to some non-EU purchasers. Greek investment guidance has long identified specific border areas in which additional approval rules can apply.

If the property is located in an affected region, eligibility should be checked early.

The fact that a property is advertised for sale does not necessarily answer the separate legal question:

Can this particular purchaser acquire this particular property without additional approval?

The property-buying process in Greece

Although each transaction is different, a foreign buyer will commonly move through the following stages.

1. Find the property and agree the commercial terms

Price is only one part of the transaction.

Before paying a substantial deposit, establish what exactly is being sold and make the deal subject to appropriate legal and technical checks where possible.

2. Appoint your own lawyer and engineer

Your lawyer investigates the legal title and protects your contractual position.

Your engineer investigates the physical and planning status of the property.

These roles should not be confused.

3. Obtain a Greek AFM

A purchaser needs a Greek Tax Identification Number before buying Greek property. AADE expressly states that this requirement applies whether you live in Greece or abroad.

4. Complete legal and technical due diligence

This is the point at which problems should be discovered — before the purchase becomes expensive to abandon.

5. Review any reservation or preliminary agreement

The amount of the deposit, refund conditions, deadlines and consequences of failed due diligence should be understood before signing.

6. Prepare the tax and notarial transfer

The required transfer-tax declaration and payment are addressed before execution of the final purchase deed.

7. Sign the notarial purchase deed

The formal property transfer takes place through a Greek notary.

8. Register the purchase

The deed must then proceed through the competent Greek Cadastre/Land Registry system.

Greece's digital property-transfer file now enables buyers, sellers and notaries to handle substantial parts of the process electronically.

Why legal due diligence matters before buying

The central question in legal due diligence is simple:

Will you actually acquire the ownership rights you believe you are buying?

A property may look perfect and still have a title problem.

Depending on the circumstances, a buyer's lawyer may investigate:

Ownership and title

Does the seller legally own the property?

How was the property acquired?

Earlier transactions may involve sales, inheritance, gifts, parental donations, divisions or other changes in ownership.

Mortgages and encumbrances

Checks can identify registered mortgages, prenotations, seizures, liens or other burdens affecting the property.

The existence of an encumbrance does not necessarily mean that the transaction cannot proceed, but it may significantly affect how completion must be structured.

Claims and competing rights

A buyer should know whether registered claims or third-party rights affect the property.

Easements and rights of use

Rights relating to access, use or another person's interest in the property can materially affect what the buyer is acquiring.

Co-ownership

Where several people own portions of the property, the correct owners and rights must participate in the transaction.

Authority to sell

If someone is signing as an heir, company representative or attorney-in-fact, their authority to transfer the property must also be established.

Due diligence is most useful while the buyer still has the option to renegotiate or walk away.

That is why investigating the property after an unconditional payment defeats much of its purpose.

You also need technical due diligence

Legal title and building legality are not the same thing.

This distinction is particularly important in Greece.

A lawyer may establish that the seller legally owns an apartment.

That does not automatically establish that every extension, alteration, enclosed balcony, basement area or other part of what you physically see has the correct technical status.

A qualified engineer should therefore review the property's technical and planning position.

Depending on the property, that can include checking:

• approved plans and permits;

• actual floor area;

• unauthorised alterations or construction;

• changes of use;

• plot and boundary issues;

• buildability where land is involved;

• common or exclusive-use areas;

• technical documentation required for transfer;

• the Electronic Building Identity.

Greece operates an Electronic Register of Building Identities through authorised engineers, who can register and update details and issue the relevant completeness certificate.

The practical lesson is straightforward:

Clear title does not automatically mean a technically clean property.

For a serious purchase, legal and technical due diligence should work together.

Lawyer, notary, engineer and estate agent: who represents whom?

Foreign buyers often assume that because several professionals are involved, someone must already be checking everything for them.

That is dangerous.

The buyer's lawyer

The lawyer advises the buyer, carries out legal due diligence, reviews contractual obligations and protects the buyer's legal position.

The notary

The notary has the formal institutional role required for the property transfer and prepares the notarial deed.

The notary should not be mistaken for the buyer's personal legal adviser.

The engineer

The engineer investigates technical and planning matters relating to the property.

The estate agent

The estate agent facilitates the commercial transaction between buyer and seller.

Each professional performs a different function.

One does not automatically replace another.

Do you need an AFM to buy property in Greece?

Yes.

The AFM (Αριθμός Φορολογικού Μητρώου) is the Greek Tax Identification Number.

AADE states that both residents and persons living abroad must have or obtain an AFM in order to purchase property in Greece.

Obtaining an AFM does not by itself make you a Greek tax resident.

It allows you to be identified in the Greek tax system for the transaction and subsequent property obligations.

Foreign buyers may also need to organise other documents depending on their personal circumstances and how the purchase is structured.

If documents originate outside Greece, questions may arise around apostille, legalisation, certified translation or proof of authority.

It is better to identify those requirements at the beginning of the transaction than a few days before completion.

Be careful before paying a property deposit

Finding the right house creates urgency.

That is also when buyers are most vulnerable to making decisions too quickly.

You may hear:

“Another buyer is interested.”

“We need a reservation today.”

“The documents will be checked afterwards.”

A deposit is not automatically problematic. An unclear deposit agreement is.

Before paying, understand:

• who will hold the money;

• whether it is refundable;

• what happens if the title search identifies a problem;

• what happens if the engineer finds serious irregularities;

• whether there is a completion deadline;

• what happens if the seller withdraws;

• what happens if the buyer cannot proceed;

• whether the amount is credited against the purchase price;

• whether any estate-agent fee also becomes payable.

If a reservation agreement says the payment is non-refundable, do not rely on an oral assurance that “of course it will be returned if something goes wrong.”

The written terms matter.

How much is property transfer tax in Greece?

Under the rules currently published by AADE, the buyer is responsible for Greek real estate transfer tax.

The main rate is 3% of the taxable value of the property. A municipal levy equal to 3% of the main transfer tax is also imposed.

The transfer-tax return is dealt with before the final contract, and the tax must be paid before the transfer deed is completed.

Certain purchasers may qualify for a first-home exemption, but eligibility is subject to specific statutory conditions. It should not be assumed merely because the property will be used as the buyer's main home. AADE identifies particular categories of eligible purchasers and residence-related requirements.

What about the announced 15% rate?

The September 2026 announcement proposes a very different rate for purchasers from third countries outside the EU: 15% rather than 3%.

At the date of this article, however, AADE's current guidance continues to show the existing 3% rate.

For buyers potentially affected by the new measure, the right question is therefore not simply:

“What is the transfer tax in Greece?”

It is:

“What law and rate apply to my transaction on the date it completes?”

That is particularly important for purchases already in progress.

What other costs should you budget for?

The purchase price and transfer tax are not the entire acquisition cost.

Depending on the transaction, additional costs may include:

• notarial fees;

• Land Registry/Cadastre fees;

• lawyer's fees;

• engineer's fees;

• estate-agent fees where applicable;

• translation and certification costs;

• apostille or legalisation costs;

• accountant or tax-adviser fees;

• banking or financing costs;

• power-of-attorney costs.

There is no single percentage that accurately describes every Greek property purchase.

A realistic budget should be prepared around the buyer, the property and the transaction, rather than relying on a generic percentage found online.

Signing the notarial purchase deed

Once due diligence has been completed, the necessary documentation is available and the applicable tax obligations have been addressed, the transaction can proceed to the notarial purchase deed.

Greece's electronic property-transfer system allows the notary to create the purchase file, obtain authorised documentation and handle the digital workflow associated with the transfer.

Before signing, the buyer should understand:

• the exact property being transferred;

• the purchase price and payment method;

• the rights included in the sale;

• any burdens or conditions affecting the property;

• whether outstanding issues identified during due diligence have been resolved;

• what remains to happen after signature.

The first time a buyer properly reviews the transaction should not be while everyone is waiting at the notary's office.

Registration with the Greek Cadastre

Signing the deed is not the final administrative step.

The purchase must also proceed to registration with the competent Greek Cadastre/Land Registry.

Through the digital transfer platform, the notary can submit the relevant transaction documents for registration following execution of the deed.

The registration process should then be followed through and the resulting documents retained as part of the buyer's permanent property file.

After acquisition, foreign owners also need to ensure that their Greek property-tax records are correct.

AADE requires foreign residents, like Greek residents, to declare Greek real-estate acquisitions in the E9 system. In qualifying digital transactions, the E9 may be created automatically through myPROPERTY, but buyers should confirm that the property has been correctly recorded. ENFIA is then assessed annually on Greek real estate.

Can you buy property in Greece remotely?

In many cases, yes.

A foreign buyer does not necessarily need to remain in Greece throughout the transaction.

A properly drafted power of attorney can authorise a trusted representative to carry out specified legal acts on the buyer's behalf.

Greek Ministry of Foreign Affairs guidance expressly identifies real-estate purchases and sales, tax representation, administrative matters and banking as transactions that may be covered by a power of attorney.

The wording of the document matters.

A property-purchase power of attorney may need specific authority for matters such as:

• tax registration;

• declarations;

• signing contractual documents;

• appearing before the notary;

• payment-related formalities;

• registration;

• dealing with authorities.

Where the document is executed abroad, the appropriate procedure depends on the country and method of execution. Greek consular authorities are one route for drawing up powers of attorney.

For an overseas buyer, this should be planned early — not when the notary is already trying to arrange the signing date.

Does buying property in Greece give you residency?

Not automatically.

Ownership of Greek property and the right to reside in Greece are separate legal matters.

Some qualifying real-estate investments can support a Greek Golden Visa application for third-country nationals, but the property must satisfy the requirements of the applicable immigration route.

Not every property purchase qualifies.

If obtaining residence rights is part of your objective, the immigration analysis should happen before you commit to the property, because the intended residence route can affect the type, value and characteristics of the investment.

Common mistakes foreign buyers make

The most expensive mistakes are often surprisingly simple.

Paying too much too early

A buyer pays a substantial non-refundable deposit before title and technical checks are completed.

Relying entirely on the seller or estate agent

The person facilitating the sale is not a substitute for independent buyer due diligence.

Assuming the notary represents the buyer

The notary performs an essential legal function in the transfer but is not the buyer's personal lawyer.

Checking the ownership but not the building

A property can have clear title and still contain serious technical irregularities.

Using a generic power of attorney

A document that does not grant the powers required for the transaction can cause delay or require a second execution abroad.

Ignoring the post-purchase obligations

The purchase needs to be correctly reflected in the Greek property-tax system after completion.

Assuming today's tax rules will apply later

This has become especially relevant following the September 2026 announcement concerning third-country purchasers.

Frequently asked questions

Can Americans, British, Canadians or Australians buy property in Greece?

Yes, nationals of these countries can generally purchase property in Greece. Additional rules may apply to particular properties in designated border areas, so the location should be checked before committing to the purchase.

Do foreigners need an AFM to buy property in Greece?

Yes. AADE requires a purchaser to have a Greek Tax Identification Number, or AFM, whether the buyer lives in Greece or abroad.

Is a lawyer legally required when buying property in Greece?

A lawyer is not generally mandatory simply to execute an ordinary property purchase deed. Independent legal representation is nevertheless strongly advisable because the buyer's lawyer performs due diligence and protects the buyer's interests; the notary, engineer and estate agent perform different roles.

What should a lawyer check before I buy?

Depending on the property, legal due diligence may include ownership, title history, registered mortgages and encumbrances, claims, easements, co-ownership and the seller's authority to transfer the property.

Do I need an engineer as well?

Technical due diligence is separate from legal title due diligence. An engineer can investigate permits, approved plans, unauthorised alterations, actual property configuration and other technical or planning matters.

What is the property transfer-tax rate in Greece in 2026?

AADE currently publishes a main transfer-tax rate of 3% of the taxable value, together with a municipal levy equal to 3% of the main tax.

Has Greece already introduced a 15% property tax for non-EU buyers?

No. On 6 September 2026, the government announced its decision to increase transfer tax from 3% to 15% for buyers from third countries outside the EU. As of 7 September 2026, AADE still publishes the existing 3% rate. The legislation implementing the announced measure, including its effective date and precise scope, still needs to be confirmed.

Should I pay a deposit before due diligence?

Where possible, avoid becoming irreversibly committed before the key legal and technical checks have been completed. If a deposit is required earlier, its refund conditions and due-diligence protections should be clearly documented.

Can I buy a Greek property without travelling to Greece?

Often yes. A properly drafted power of attorney can allow a representative to perform specified parts of the transaction for a buyer living abroad.

Does buying a house automatically give me a Greek Golden Visa?

No. A property must satisfy the applicable Golden Visa conditions. Ordinary property ownership alone does not automatically create residence rights.

Buying property in Greece from abroad?

A Greek property purchase is easiest to protect before the buyer becomes financially committed.

Expat Law advises foreign buyers and international property owners on Greek real-estate transactions, including legal due diligence, title checks, reservation and purchase agreements, powers of attorney, coordination with notaries and engineers, completion and registration.

If you are considering a property in Greece — particularly if you live abroad or may be affected by the newly announced rules for third-country purchasers — obtaining advice before signing or making a substantial payment can prevent considerably more expensive problems later. Our expert lawyer, Kyveli Zahou, specializes in guiding foreign buyers through the complexities of Greek real estate transactions.