Real Estate in Greece for Foreigners (2025-2026): Buy, Tax, Rent, and Get Residency, Step by Step
Greece is open to foreign buyers. You can purchase freehold property almost anywhere, arrange your taxes online, and, if you wish, pair ownership with a residence permit (the Golden Visa) under the new, higher thresholds. Below is a clear, source-based guide to buying, owning, and renting as a non-resident – plus the fees, forms, and pitfalls to watch.
Can foreigners buy in Greece?
Yes. Foreigners (EU and non-EU) can buy residential or commercial property. However, a Ministry of Defence permit is required in designated “border areas” (parts of the Dodecanese/Eastern Aegean, northern land borders, etc.). Luxury brokers and law-firm explainers confirm the permit requirement and note that the process has been simplified.
Costs when you buy (typical ranges)
Transfer tax (FMA):3% of the higher of the contract price or the objective (tax) value, plus a small municipal surcharge; this is paid by the buyer and handled through the AADE/myPROPERTY e-process before the deed is signed.
Notary: usually about 0.8–1.2% (some guides show 1–2%) of the price, plus VAT.
Land Registry/Cadastre: typically ~0.5% of value, plus VAT.
Lawyer & due diligence: market practice 1.5–3% (plus VAT) for title checks, permits, encumbrances, and representation.
Good to know: Greece has digitised much of the conveyance flow. AADE’s myPROPERTY allows online transfer filings and e-posting of the deed by the notary; the gov.gr portal confirms buyers and notaries can complete transfers online.
What you must set up first (AFM, bank, notary)
Greek Tax ID (AFM): required for all buyers; you can obtain it in person at the tax office (ΔΟΥ) or remotely via a lawyer/accountant under power of attorney. Several practical guides outline the documents and remote route.
Payment & filings: Notaries submit the real-estate transfer tax return electronically; proof of payment is attached before deed execution.
After you buy: registration, ENFIA, E9
Registration: The deed must be recorded at the Land Registry/Cadastre (Ktimatologio); gov.gr explains online services (declarations, certificates, fee calc).
Annual property tax (ENFIA): levied each year on what you own as of 1 January. You manage ENFIA and the property data E9 through AADE (TAXISnet).
Renting your property: long-term vs short-term
Long-term rent: Rental income for individuals is taxed progressively (rates update periodically – check AADE each season).
Short-term (Airbnb-style): You must list the property on AADE’s short-term rental registry and file a monthly “Statement on Short-Term Stay” by the 20th of the month after checkout; amendments are allowed until 28 February before the annual return.
New fiscal measures: Greece raised levies on short-term stays and tourism in 2025 (new daily charges and port levies), and has introduced incentives to shift units back to long-term rentals; restrictions in central Athens have also been debated/announced. Always confirm the current municipal/AADE settings before launching.
Selling or renting requires an Energy Performance Certificate (EPC)
An EPC is mandatory for sales and rentals (and even advertisements must show the energy class). Several practitioner resources in English confirm the requirement and its practical use in transactions.
The Golden Visa (residency by investment): new thresholds
Greece’s Golden Visa still grants a 5-year renewable residence permit to non-EU buyers, yet thresholds rose in 2024/2025 and now depend on zones and property size:
€800,000 in the highest-demand areas (e.g., Attica/Athens, Thessaloniki, Mykonos, Santorini, many islands), often with a min. 120 m² single property requirement.
€400,000 in most other regions.
Limited €250,000 routes remain (e.g., listed-building restorations or qualifying conversions) under transitional or special rules. Multiple specialist summaries lay out the 2024–2025 changes and zone lists; check the zone that applies to your target address before you commit.
Tip: If your goal is residency, verify both the priceand the m² rule for that zone; some areas require one property ≥120 m² rather than a bundle of small units.
Fast due-diligence checklist (save this)
Title & encumbrances: Lawyer checks mortgages, liens, forest/coastal overlays, planning legality, and any unauthorized works.
Objective vs contract value: Transfer tax is on the higher value, model this before signing.
EPC in file: Required to sell or rent; order it early.
Cadastre status: Confirm the property is properly registered (or file first registrations promptly). Gov.gr/Ktimatologio provides the online services and appointment links.
AADE/myPROPERTY: Ensure your AFM is active; notary will e-file transfer tax and post the deed digitally.
Short-term rental rules: If you plan Airbnb-style lets, register and file monthly statements; also check new 2025 levies and any local caps.
Border-area permit (non-EU only): If buying in a designated zone, apply for authorisation first.
Typical timeline
Get AFM (tax ID) → same day to a few days; can be done by your lawyer via POA.
Legal due diligence & tax estimation → 1–2 weeks depending on documents.
Sign deed at notary (after transfer tax is e-filed and paid) → same day.
Register at Land Registry/Cadastre → filing immediately after signing; certificate follows per office backlog.
Update E9/ENFIA in AADE (if applicable) → online.
FAQs
Do I need a lawyer? Not by law for every deal, but highly recommended: they run the title/permit checks, handle AFM, and file through myPROPERTY with the notary. Fee ranges are market-based.
What is ENFIA and when is it assessed? Greece’s annual property tax; liability is based on what you own on 1 January each year, managed through AADE/E9.
Can I rent on Airbnb as a foreign owner? Yes, but you must register and file monthly statements with AADE—and budget for the new 2025 levies and any local limits.
Is the Golden Visa still possible with €250k? Only in specific cases (e.g., listed-building restoration or qualifying conversions) or under transitional provisions. Most zones are now €400k or €800k with extra conditions (e.g., ≥120 m² one property). Verify the exact zone before you pay a deposit.
Bottom line
For foreigners, Greek real estate is accessible and increasingly digital. If you line up your AFM, use a notary + lawyer, budget ~4–6% in transaction costs beyond the price, and keep an eye on ENFIA, AADE short-term rules, and the Golden Visa zone thresholds, you’ll avoid surprises and close with confidence.
For printable checklists, residency pathways, and buyer templates, visit Soneverse and explore our real-estate guide.
