Housing
Buying property in Greece
Budget roughly a tenth of the purchase price for everything that is not the purchase price. The two things that catch foreign buyers are the tax authority's own valuation and the fact that the notary is not working for you.
Last verified 12 September 2026 · 1 day ago · checked by spec-import Every figure on this page was checked against its source on this date.
What it costs
Percentages are of the tax base, which is the higher of the agreed price and the tax authority's objective value. The all-in row is the number to budget against.
| Item | Typical level | Notes |
|---|---|---|
| Property transfer tax (FMA) | 3.09% | 3% plus a municipal surcharge. Paid by the buyer before the deed is signed; the notary attaches proof to the deed. Charged on the higher of the agreed price or the tax authority's objective value. |
| Notary fee | 0.65%–1.5% | Plus VAT. Mandatory. A regulated sliding scale on the tax base; the percentage falls as value rises. |
| Lawyer's fee | 0.5%–2% | Plus VAT. Legally optional since 2014, strongly advised for foreign buyers — the notary does not act exclusively for you. |
| Typical minimum lawyer's fee on a small transaction | €1,500–€2,500 | — |
| Land Registry or Cadastre fee | 0.48%–1% | — |
| Estate agent's fee, per side | 2%–3% | Plus VAT. By convention split between buyer and seller, and negotiable. |
| All-in purchase costs beyond the price | 7%–11% | Some transactions land as low as 5–6% without an agent or lawyer, and as high as 12% with full professional support. |
Figures are drawn from the shared dataset. Open any figure elsewhere on this page to see its source and verification date, or read how we verify.
Run your own numbers with the estimator, which lets you enter an objective value and toggle the agent and lawyer.
The objective value trap
Transfer tax is charged on the higher of the agreed price and the tax authority's objective value. If the objective value exceeds what you are paying, your tax and your percentage-based fees are calculated on the larger number. Ask for the objective value before you agree a price, not after the notary tells you.
VAT on new builds
While the suspension holds, qualifying new builds attract the transfer tax at Property transfer tax (FMA) 3% plus a municipal surcharge. Paid by the buyer before the deed is signed; the notary attaches proof to the deed. Charged on the higher of the agreed price or the tax authority's objective value. VAT on new builds Currently suspended. See property_vat_suspension_end.3.09% — source and verification date
24% — source and verification date
How the process runs
- Get an AFM. Available to non-residents and €0 in person. You cannot buy without one.
- Engage an independent lawyer and have them run the title search.
- Commission an engineer's check for permit problems and unauthorised modifications.
- Pay the transfer tax before the deed is signed. The notary attaches proof to the deed.
- Register ownership with the Land Registry or Cadastre.
Typical timeline: Typical timeline from offer to registration Absent title complications, which are not rare.2 to 3 months — source and verification date
Restrictions and reliefs
Require authorisation from the relevant Greek authority Otherwise foreign buyers face the same taxes as Greek nationals, with no surcharge.
A first-home transfer tax relief exists, with thresholds reported at one level for single buyers and a higher one for married buyers, tied to residency and prior ownership. We have marked both as unverified: the eligibility conditions are easy to get wrong and our sources are not precise enough to publish. If you might qualify, ask an accountant rather than assuming.
Related
Questions people actually ask
What does buying cost beyond the price?
All-in costs run 7% to 11% of the purchase. Some transactions land as low as 5–6% without an agent or lawyer, and as high as 12% with full professional support. Transfer tax at 3.09% is the largest single line.
What is the objective value?
The tax authority’s own valuation of the property. Transfer tax is charged on the higher of the agreed price and the objective value. Where the objective value is above what you are paying, your tax bill is calculated on a figure you did not negotiate. Ask for it before you agree a price.
Do I need a lawyer?
It has been legally optional since 2014 and it is strongly advised for a foreign buyer. The reason is structural rather than about competence: the notary does not act exclusively for you. An independent lawyer is the only person in the room whose duty runs solely to your interests.
Can I buy without coming to Greece?
Yes. A purchase can be completed remotely through a lawyer holding a power of attorney signed at a Greek consulate or notarised with an apostille at home. You still need an AFM tax number, which is available to non-residents, so that can be arranged first.
How long does it take?
Typically 2 to 3 months from offer to registration, absent title complications — which are not rare in Greece. Build slack into anything that depends on completing by a date.
Do foreigners pay more tax?
No. Foreign buyers pay the same taxes as Greek nationals, with no foreign-buyer surcharge and no ownership restriction in most of the country. Border and frontier areas require authorisation, so flag that early if you are buying in the north or on an island near a maritime border.
What about VAT on a new build?
VAT on new construction is 24%, currently suspended with the suspension running to the end of 2026. While it holds, qualifying new builds attract the transfer tax instead. Not every new property is treated the same way — confirm the status of the specific development.
What do I pay every year after that?
ENFIA, the annual property ownership tax. A 50% reduction for qualifying individuals was introduced by Law 5246/2025, but which individuals and which properties qualify is something we have not verified. Capital gains tax on individual property sales is reported as suspended through 2026, also unverified. Both need checking annually.