How to Buy Property in Greece as a Foreigner (2026 Guide)
Learn exactly how non-residents buy Greek property in 2026, from legal eligibility and costs to taxes, financing, and residency options.
Greece remains one of Europe's most open and affordable property markets for international buyers, with no general restrictions on foreign ownership. Whether you want a holiday home on the islands, an Athens rental, or a Golden Visa residency route, the process is straightforward once you understand the steps, costs, and tax obligations. This guide walks through the full picture for 2026, with figures given as typical ranges you should confirm with a licensed Greek lawyer.
Who Can Buy and What Restrictions Apply
Foreigners face no general ban on owning property in Greece, and EU and non-EU citizens alike can purchase freely in most areas. The main exception is land in designated border and military zones (parts of certain islands, the northeast, and frontier regions), where non-EU buyers need special permission from a local authority committee. Your lawyer typically handles this application. There is no nationality-based quota, and you can buy as an individual or through a company. The first practical requirement for any buyer is a Greek tax number (AFM) and a Greek bank account, both of which a foreigner can obtain. Always verify zone restrictions for a specific plot before signing anything.
Step-by-Step Buying Process
Start by appointing an independent Greek lawyer (not the seller's) and obtaining your AFM tax number, usually via a power of attorney if you are abroad. Next, agree terms and the lawyer runs due diligence at the Land Registry and Cadastre to confirm clean title, boundaries, and no encumbrances. A reservation or preliminary agreement with a deposit (often around 10 percent) follows. A notary then drafts the final contract; both parties sign before the notary, taxes are paid, and the deed is registered. Engineers may issue building compliance certificates. The whole process commonly takes one to three months. Engaging professionals early prevents delays, especially for power-of-attorney signings from abroad.
Costs and Taxes to Budget For
Beyond the price, budget roughly 8 to 12 percent in transaction costs. Property transfer tax is typically around 3.09 percent of the assessed value on resale homes; new-build first sales can fall under VAT, though VAT on new builds has been periodically suspended, so confirm the current rule. Notary fees run about 0.8 to 1.5 percent, lawyer fees around 1 to 2 percent, and Land Registry fees around 0.5 percent, plus agent commission of roughly 2 to 3 percent plus VAT. Ongoing, owners pay the annual ENFIA property tax, calculated on objective value. Rental income is taxed on a progressive scale. These figures are approximate for 2026; confirm exact rates with a Greek tax advisor before committing.
Financing and Mortgage Options
Many foreign buyers pay cash, but Greek banks do lend to non-residents, typically financing up to about 60 to 70 percent of the valuation for stronger applicants. Expect to provide proof of income, tax returns, bank statements, and sometimes a Greek tax number and account. Interest rates and terms are less favorable than for residents, and loan terms often run 15 to 20 years. Approval can be slower for non-residents, so factor extra time into your timeline. Note that mortgaged purchases generally do not qualify for the Golden Visa, which requires the qualifying investment to be made with your own funds. Compare offers from several banks and confirm current lending criteria directly, as policies shift frequently.
Residency, Golden Visa, and Common Pitfalls
Property buyers may qualify for Greece's Golden Visa, a five-year renewable residence permit. As of 2026, minimum investment thresholds are tiered by location: roughly 800,000 euros in high-demand areas such as central Athens, Thessaloniki, and popular islands, and around 400,000 euros elsewhere, with a lower tier near 250,000 euros for specific cases like converting commercial property to residential. These rules changed recently and may evolve, so verify current thresholds. The permit grants Schengen travel but residency does not equal citizenship. Common pitfalls include skipping title due diligence, ignoring border-zone rules, underestimating ENFIA and maintenance, and unpermitted building extensions. Use an independent lawyer and a chartered surveyor to avoid costly surprises.
FAQ
Can foreigners freely buy property in Greece in 2026?
Yes. There is no general restriction on foreign ownership, and both EU and non-EU citizens can buy residential and most commercial property. The main exception is land in border and military zones, where non-EU buyers need special permission. You also need a Greek tax number and usually a local bank account to complete a purchase.
How much does buying property in Greece cost beyond the price?
Plan for roughly 8 to 12 percent in additional costs. This includes transfer tax (around 3.09 percent on resale), notary fees, lawyer fees, Land Registry charges, and agent commission. New builds may involve VAT instead, depending on current rules. These are typical 2026 ranges, so ask a Greek lawyer or tax advisor to confirm exact figures for your purchase.
Do I get residency if I buy property in Greece?
Not automatically. Buying property alone does not grant residency, but qualifying investments can secure a Golden Visa, a renewable residence permit. In 2026 thresholds are tiered by area, broadly 250,000 to 800,000 euros. The visa offers Schengen mobility but is not citizenship. Confirm current thresholds and conditions with an immigration lawyer, as rules change frequently.
Can non-residents get a mortgage in Greece?
Yes, though it is harder than for residents. Greek banks may finance roughly 60 to 70 percent of the valuation for qualified non-resident applicants, with documentation of income and assets. Rates and terms are less favorable, and approval takes longer. Note that mortgaged purchases usually do not qualify for the Golden Visa, which requires self-funded investment.
How long does the buying process take in Greece?
Typically one to three months from agreeing terms to registering the deed, assuming clean title and prompt paperwork. Time is spent on due diligence, obtaining a tax number, arranging finance, and notary signing. Delays often come from power-of-attorney logistics for buyers abroad or unresolved title issues, so start the legal work early.
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