Do I need a Greek lawyer to buy property?

It is strongly advisable. In Greece, buyers engage their own independent lawyer to run title and legal due diligence and protect their interests. The notary who formalizes the transaction is a neutral public official, not your representative, so relying only on the notary, seller, or agent leaves your interests unguarded.

What extra costs should I budget beyond the purchase price?

Expect transfer tax (or VAT on qualifying new builds), notary fees, legal fees, agency commission, and registration costs, plus ongoing annual property tax (ENFIA). As a rough planning figure, transaction costs commonly add a meaningful percentage on top of the price, but the exact total depends on the property and current rates, which you should confirm.

Do I need an AFM to buy property in Greece?

Yes. A Greek tax number (AFM) is required to purchase property, and typically a Greek bank account is used to route the funds transparently. Many foreign buyers arrange both early, sometimes through a representative acting under power of attorney.

Can I get a mortgage in Greece as a non-resident?

Some Greek banks do lend to non-residents, but terms are generally more conservative than for residents — larger deposits and stricter income checks are common, and not every buyer or property will qualify. Many foreign buyers purchase with cash or arrange financing in their home country. Confirm current lending appetite directly with banks.

Buying Property in Greece: Step-by-Step Guide

Q: Can foreigners legally buy property in Greece?

Yes. Both EU and non-EU nationals can generally buy property in Greece and own it outright. The main exception is that certain border and strategically sensitive areas require special permission for non-EU buyers. Beyond that, the process is open to foreigners, though it differs procedurally from many other countries.

Can foreigners buy in Greece?

In general, yes — both EU and non-EU nationals can buy and own Greek property outright. The most common restriction is that some border regions and strategically sensitive areas require special permission for non-EU buyers. If you are considering an island near a frontier or a remote border zone, flag this with your lawyer early, as it can add a step to the process.

Ownership itself does not grant residency, though a qualifying property investment can support a Greece Golden Visa application. If living in Greece is part of the plan, read this alongside our complete guide to moving to Greece.

The buying process, step by step

A typical purchase follows a clear sequence. Timelines vary, but the stages are consistent:

Get your AFM and a bank account. The Greek tax number (AFM) is required to buy, and a Greek account keeps the money trail transparent.
Agree terms. Negotiate price and conditions with the seller, usually via the agent.
Engage your lawyer. Appoint an independent lawyer to run due diligence before any money moves.
Sign a preliminary agreement (where used). A deposit may secure the property while checks finish.
Complete due diligence. Title, encumbrances, planning legality, and boundaries are verified.
Sign the final contract before a notary. The notary formalizes the deed; funds are transferred.
Register the transfer. The purchase is recorded at the land registry / cadastre to perfect your ownership.

Due diligence and legal checks

Due diligence is where a good lawyer earns their fee. The checks typically confirm that the seller genuinely owns the property, that there are no mortgages, liens, or unpaid taxes attached, that the building is legally constructed and matches its permits, and that boundaries and any cadastral records are consistent.

Planning legality deserves particular attention in Greece, where past unauthorized construction or modifications can complicate a sale. Discovering an issue before signing is an inconvenience; discovering it afterwards can be a serious problem. Never waive or rush this stage to close quickly. For the full list of checks and who performs each one, see our Greek property due-diligence guide.

The costs of buying

The purchase price is only part of the outlay. Plan for the following, and ask your lawyer for a written estimate specific to your property. For a line-by-line breakdown with worked examples, see our complete guide to the costs of buying property in Greece:

Typical transaction costs when buying Greek property
Cost	Who charges it	Notes
Transfer tax or VAT	State	Resale purchases attract transfer tax; qualifying new builds may attract VAT instead
Notary fee	Notary	Scaled to the property value
Legal fee	Your lawyer	For due diligence and completion
Agency commission	Estate agent	Where an agent is involved
Registration	Land registry / cadastre	To record the transfer
ENFIA (ongoing)	State	Annual property tax after purchase

To put rough numbers on these line items for your own budget, try our Greece property purchase cost calculator — it estimates transfer tax or VAT, professional fees, and registration costs from editable assumptions.

Financing and mortgages

Many foreign purchases in Greece are cash transactions. Some Greek banks do offer mortgages to non-residents, but expect more conservative terms — larger deposits, careful income verification, and valuations that may come in below the agreed price. Lending appetite shifts with market conditions, so treat any figure you read as indicative and confirm directly with banks.

Some buyers instead release equity or borrow in their home country, where they have an established credit history. Whichever route you choose, factor currency exchange and transfer costs into your budget if your income is not in euros.

New builds vs. resale

The choice between a new build and a resale property affects both cost and effort. New builds may carry VAT rather than transfer tax and arrive in move-in condition, but can command a premium. Resale and renovation properties can offer better value and character, at the price of more due diligence and, often, meaningful refurbishment.

If you are drawn to a renovation project, price the works realistically and confirm what is legally permitted before committing — Greek planning and permitting can add time and cost that first-time renovators underestimate.

After you buy

Ownership brings ongoing obligations: the annual ENFIA property tax, utility accounts in your name, and — if you let the property — rental income that is taxable in Greece and possibly at home. Owning Greek property can also interact with your broader tax position, especially if you become a resident, so keep your accountant informed.

Pitfalls to avoid

Skipping independent legal advice. The notary is neutral; you need your own lawyer.
Underbudgeting transaction costs. Taxes and fees add materially to the headline price.
Overlooking planning legality. Unauthorized construction can derail a sale or resale.
Rushing to close. Pressure to sign quickly is a reason to slow down, not speed up.
Ignoring border-zone rules. Non-EU buyers may need special permission in certain areas.