Buying a home in Greece is a dream for many foreigners, but the process runs on local rules, paperwork and language that can catch you off guard. This checklist walks you through the legal steps so you go in with your eyes open.
Can foreigners buy property in Greece?
In general, citizens of most countries can buy property in Greece, and the rules are broadly the same whether you are an EU national or not. The main exception applies to certain "border areas" and some islands, where buyers from outside the EU may need special permission before a purchase can go ahead.
Because these restrictions depend on exactly where the property sits, never assume your dream plot is freely available. Ask a lawyer to check the location against the current rules early, before you pay any money or sign anything binding.
- Confirm whether the property is in a restricted zone.
- Check if your nationality triggers any extra approval step.
- Allow extra time in your plan if a permit is required.
Get your Greek tax number and bank account
Before you can buy, you will need a Greek tax registration number, often called an AFM. It is used for the purchase, the taxes and later for utilities and any rental income. Many buyers also open a Greek bank account to move funds transparently and to show where the purchase money came from.
If you cannot be in Greece for every step, you can usually appoint someone you trust through a power of attorney to act on your behalf. A lawyer can prepare this so it is properly worded and accepted by the notary and the authorities.
Due diligence: check the title before you commit
This is the heart of a safe purchase. Your lawyer should examine the property's legal history at the land registry and, where it applies, the national cadastre, to confirm the seller really owns it and can sell it.
- Clean title with no mortgages, liens or seizures attached.
- No unpaid taxes or debts that could follow the property.
- Building permits and that the structure matches what was approved.
- No illegal additions or unsettled planning issues.
- Clear boundaries and access rights to the land.
Older Greek properties sometimes have informal extensions or inheritance issues that were never fully resolved. These can usually be fixed, but you want them found and sorted before you buy, not after.
An engineer or surveyor should confirm the building is legal and matches its permits. Unregularised square metres can block your purchase or create a tax bill later, so verify this before signing anything.
The notary, the contract and signing day
In Greece, property transfers go through a notary, who is a public official responsible for drafting and witnessing the final contract. The notary checks that the paperwork is in order, but the notary works for the transaction, not specifically for you, so you still want your own lawyer protecting your interests.
Often the process has two stages. You may sign a preliminary or reservation agreement and pay a deposit to take the property off the market, then later sign the final purchase deed before the notary once due diligence is complete. Make sure any deposit terms are clear, especially what happens if either side pulls out.
On signing day, the purchase price is paid, the deed is read and signed, and the notary oversees the transfer. After that, your lawyer registers the deed at the land registry or cadastre so your ownership is officially recorded and protected against later claims.
Get a local lawyer to run the title checks before you pay a deposit.
Budget for taxes and fees, not just the price
The headline price is only part of what you pay. Expect transfer tax or VAT depending on whether the property is older or newly built, plus notary fees, lawyer's fees, registration costs and possibly an estate agent's commission. There are also ongoing annual property taxes once you own.
Tax rates and thresholds change, and the treatment of new versus resale property is not the same, so do not rely on figures you read in a forum. Confirm the current figure with a lawyer or accountant before you finalise your budget.
- Purchase tax or VAT on the property.
- Notary, lawyer and land registry fees.
- Agent commission, if one is involved.
- Annual property tax going forward.
Frequently asked questions
Do I need to be in Greece to buy property?
Not necessarily. Many foreigners complete a purchase using a power of attorney, allowing a trusted lawyer or representative to handle the steps locally. The document must be properly prepared and, if signed abroad, often needs to be translated and legalised so Greek authorities accept it.
Does buying property give me the right to live in Greece?
Property ownership and residence are separate questions. Greece has had investment-linked residence routes, but the rules and any minimum amounts change over time and depend on your circumstances. Treat residence as its own process and confirm the current requirements with a lawyer rather than assuming a purchase grants you a visa.
How long does the whole process take?
It varies with the property and how clean the title is. Straightforward purchases can move quickly once due diligence is done, while inheritance issues, missing permits or restricted-area approvals can add weeks or more. Building in extra time is wise.
This guide is general information for foreigners and is not legal advice. Rules and figures change, so confirm the current position with a qualified Greek lawyer before you act.