Can foreigners buy property in Greece? In short, yes, and you do not need a Greek passport, a family villa on Corfu passed down for three generations, or even fluent Greek to do it. Every year, thousands of buyers from the United States, the United Kingdom, China, the Gulf and right across Europe purchase homes, apartments and investment properties here, and the process is more straightforward than the paperwork might suggest. This guide walks through exactly what foreign buyers need to know, from who can buy and where, to the costs, the steps and the Golden Visa, so you can approach the Greek property market with confidence rather than guesswork.
Can foreigners buy property in Greece? Yes, with a few conditions
The Greek property market is open to international buyers, and there is no general ban on foreign ownership. The details differ slightly depending on where you come from. EU and EEA citizens face almost no restrictions at all, while non-EU citizens have full buying rights too, with one specific exception that applies only in certain border regions. Once you understand that exception, the rest of the process works the same for everybody, Greek or foreign.
EU and EEA citizens buying property in Greece
If you hold the passport of an EU or EEA member state, you can buy residential, commercial or agricultural property in Greece with the same rights as a Greek citizen, anywhere in the country, including the border regions covered further down. There is no permit to apply for and no extra layer of bureaucracy tied to your nationality. You will still go through the same tax number, bank account and notary steps as everyone else, but that has nothing to do with being foreign, it is simply how property changes hands in Greece.
Non-EU citizens buying property in Greece
Citizens of countries outside the EU and EEA, including the United States, the United Kingdom, Canada, Australia, China and the Gulf states, can also buy property in Greece freely across the vast majority of the country. Athens, the whole of Attica, Thessaloniki, the Cyclades, Crete, the Ionian islands and most of the mainland are all open, with no special permission required. The one exception is a set of designated border areas, where non-EU buyers need a permit before they can acquire property rights.
Which areas count as border regions
Under Law 1892/1990 (Articles 24 to 26, as amended by Law 3978/2011), a defined list of border and strategic areas requires non-EU and non-EEA buyers to obtain prior authorisation before acquiring ownership or other rights over real estate. These areas include the Dodecanese, Evros, Thesprotia, Kastoria, Kilkis, Lesvos, Xanthi, Preveza, Rodopi, Samos, Florina and Chios, plus the islands of Santorini and Skyros and a handful of specific former provinces near the northern border. Attica is not on that list, so if you are looking in Athens or anywhere else across the Attica region, this restriction simply does not apply to you. Where it does apply, the permit is issued by a regional committee, and in practice your lawyer handles the application as a routine part of the purchase, usually without holding up the timeline by more than a few weeks.
How a foreign buyer actually buys a home in Greece, step by step
Once you have found a property, the process looks broadly the same whether you are Greek or not. Six steps generally take you from viewing to keys in hand.
- Get a Greek tax number (AFM). Every buyer needs one, and it takes a matter of days once you have the right documents.
- Open a Greek bank account. Some banks will do this remotely with the right paperwork, though a short visit sometimes speeds things up.
- Hire an independent lawyer. They check the title, planning permissions and any debts or claims on the property before you commit to anything.
- Sign a preliminary agreement, if one is used, and pay a deposit. This step is common but not legally required in every transaction.
- Sign the notarial deed. The final contract is signed in front of a notary public, who also confirms that the relevant taxes have been paid.
- Register the property. Your lawyer registers the deed with the Hellenic Cadastre, which is the step that makes the purchase official.
None of this requires you to be in Greece throughout the process. Many international buyers complete the whole purchase using a power of attorney, signing everything from abroad through their lawyer.
What it costs to buy property in Greece as a foreigner
The purchase price is only part of the budget. Buyers should plan for the following, on top of the price of the property itself.
- Property transfer tax, currently 3% of the taxable value (the higher of the contract price or the tax office’s assessed value), plus a small municipal surcharge on that amount, bringing the effective rate to a little over 3%.
- Notary fees, typically around 1 to 1.5% of the price.
- Lawyer fees, typically around 1 to 2%.
- Land registry or cadastre registration fees, typically around 0.5%.
- Estate agent fees, which are freely negotiated in the Greek market and commonly run around 2% plus VAT from each side.
- VAT on new builds is currently suspended, so most newly built properties sold for the first time are also subject to the 3% transfer tax rather than 24% VAT, at least while the suspension remains in force.
These figures are indicative and move with legislation, so always confirm the current rates with your lawyer and the tax office (AADE) before you budget a purchase.
Does owning property in Greece give you the right to live here
Buying a house does not, by itself, give you residency. Non-EU citizens without a visa or residence permit can stay in Greece for up to 90 days within any 180 day period under the Schengen rules, exactly the same as any other visit. If you want the right to stay longer, you need a separate residence permit, and property investment happens to be one of the routes to get one.
The Greek Golden Visa, property investment for residency
The Golden Visa allows non-EU nationals to obtain a renewable five year Greek residence permit through a qualifying property investment, with no minimum stay requirement and Schengen travel included. Under the current rules set out in Law 5100/2024, the minimum investment is €800,000 for a single property of at least 120 square metres across the whole of the Attica region, the Thessaloniki regional unit, Mykonos, Santorini and any Greek island with a population over 3,100. Elsewhere in Greece, the threshold is €400,000, also for one property of at least 120 square metres. A lower tier of €250,000 still exists for specific cases, such as restoring a listed or protected building, or converting a former commercial property, such as an old shop, factory or hotel, into residential use. The permit extends to your spouse, to children up to 21 and to both sets of parents. Recent changes have also removed the option to let Golden Visa properties short term through platforms such as Airbnb, so if a strong rental yield is part of your plan, that restriction is worth building into your numbers early.
Can foreigners get a mortgage in Greece
It is possible, though generally more demanding than for Greek residents. Non-resident buyers typically need a larger deposit, proof of stable income and a Greek bank account already in place, and approval tends to take longer than for a domestic buyer. Many international buyers choose to buy in cash or arrange financing through their home country instead. Either way, it is worth talking to a lender early, before you make an offer, so your budget and your paperwork are aligned from the start.
Frequently asked questions
Can Americans buy property in Greece?
Yes. American citizens buy property in Greece under the same rules as any other non-EU nationality, with no restriction outside the designated border areas described above.
Can British citizens buy property in Greece after Brexit?
Yes. Brexit changed British citizens’ EU residency rights, not their ability to buy property. UK buyers now follow the same process as other non-EU nationals, including the 90 day Schengen limit if they do not hold a residence permit.
Can Chinese citizens buy property in Greece?
Yes, and Chinese investors have in fact been among the most active buyers under the Golden Visa programme in recent years. The same rules and thresholds described above apply.
Do foreign buyers pay more tax than Greek buyers?
No. Property transfer tax, notary fees and registration costs are the same regardless of nationality. What differs for non-residents is mainly the paperwork trail, such as the tax number and bank account, not the tax rates themselves.
Can foreigners buy commercial property or land in Greece?
Yes, commercial property follows the same framework as residential property. Agricultural land is generally open to foreign buyers too, though it can involve extra checks depending on the location and size of the plot, so it is worth confirming the specifics with your lawyer before making an offer.
Do I need to travel to Greece to sign the contract?
Not necessarily. Many foreign buyers complete the entire process remotely by granting power of attorney to their lawyer, who signs on their behalf in front of the notary.
Does owning a home in Greece make me a tax resident?
No, not automatically. Tax residency depends on where you actually live and how many days you spend in Greece each year, not on property ownership alone. It is a separate question from your right to buy or your right to stay, and it is worth discussing with a tax advisor if you plan to spend significant time here.
Ready to start your search
Greece remains one of the most open, and frankly one of the most scenic, property markets in Europe for international buyers. The rules are manageable once you know them, and most of what feels complicated on paper turns out to be a checklist your lawyer and agent handle for you.
Epsilon Team Real Estate completes several property transactions with foreign clients every year, many of whom have left their own reviews on our Google page. Thanks to our cooperation with every licensed agent in the market, we can secure virtually any property you want, anywhere in Greece. Our team includes two large law firms specialising in property transactions and three engineers who respond promptly to every buyer question, without delay.
If you are considering a purchase in Athens or anywhere across Attica, the team at Epsilon Team Real Estate can guide you through every step, from your first viewing to the keys in your hand. Get in touch at www.epsilonteam.gr.
Sources
Ministry of Social Cohesion and Family, Golden Visa property investment thresholds, stegasi.gov.gr
Hellenic Government portal, tax registration number (AFM) for individuals, gov.gr
Hellenic Government portal, property transfer tax declaration, gov.gr
Law 1892/1990, Article 25, prohibition of transactions in border areas (reference text, verify against official ΦΕΚ)
Evita Eleftheroudaki
Real Estate Agent | Real Estate Appraiser
co-founder
EPSILON TEAM REAL ESTATE
evita@epsilonteam.gr
