Tools
Property purchase cost estimator
Costs beyond the price run to roughly a tenth of the purchase in a typical transaction. Enter a price and see the itemised total — including the trap where the tax authority's valuation exceeds what you agreed to pay.
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.
Costs on top of the price
€20,145 to €31,770
6.7% to 10.6% of the tax base · total outlay €320,145 to €331,770
| Item | Low | High |
|---|---|---|
| Transfer tax 3.09% of the tax base, paid before the deed is signed. | €9,270 | €9,270 |
| Notary Plus VAT. Mandatory, on a regulated sliding scale. | €1,950 | €4,500 |
| Land Registry / Cadastre Paid alongside the transfer tax to register ownership. | €1,425 | €3,000 |
| Lawyer Plus VAT. Optional in law, strongly advised. Minimum fees around €1,500 are common on small transactions. | €1,500 | €6,000 |
| Estate agent (buyer side) Plus VAT. By convention split between buyer and seller, and negotiable. | €6,000 | €9,000 |
| Total | €20,145 | €31,770 |
What this does not include
- An engineer's or surveyor's check for permit problems and unauthorised modifications — a common source of trouble in Greece and cheap next to the risk.
- VAT on the professional fees, which is charged on top of the percentages shown.
- Annual ENFIA property tax, which starts once you own it.
An estimate for orientation. Not legal or tax advice. Confirm every figure with an independent Greek lawyer before you commit.
The rates the estimator applies
Percentages are of the tax base, which is the higher of the agreed price and the tax authority's objective value. For a quick estimate, the all-in row is the one to use.
| 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. |
| 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.
Two things to check before you negotiate
The objective value. Transfer tax is charged on the higher of the price and the tax authority's own valuation. If that valuation is above your price, your bill is larger than the arithmetic on the price suggests.
Whether the area is restricted. Require authorisation from the relevant Greek authority Otherwise foreign buyers face no surcharge and no ownership restriction across most of the country.
Related
Questions people actually ask
What is the objective value and why does it matter?
It is the tax authority’s own valuation of the property. Transfer tax and the percentage-based fees are charged on the higher of the agreed price and the objective value. Where the objective value exceeds what you are paying, your costs are calculated on a number you did not negotiate. Ask for it before you agree a price, not after.
Do I really need a lawyer?
It has been legally optional since 2014 and it is strongly advised for foreign buyers. The reason is structural: the notary does not act exclusively for you. An independent lawyer is the only person in the transaction whose duty runs solely to your interests, and on a purchase this size the fee is small relative to what a title problem costs.
What about VAT on a new build?
VAT on new construction is 24%, currently suspended with the suspension running to 2026-12-31. While it holds, qualifying new builds attract the transfer tax instead. Not every new property is treated the same way, so confirm the status of the specific development rather than assuming.
Do foreigners pay more?
No. Foreign buyers pay the same taxes as Greek nationals, with no foreign-buyer surcharge and no ownership restriction across most of the country. The exception is border and frontier areas, which require authorisation — flag this early if you are buying on an island near a maritime border or in the north.
What is first-home relief?
A transfer tax exemption threshold reported at one level for single buyers and a higher one for married buyers, tied to residency and prior ownership. We have marked both figures as unverified because the eligibility conditions are easy to get wrong and our sources are not precise enough. If you think you might qualify, that is a question for an accountant.
How long does the purchase take?
Typically 2 to 3 months from offer to registration, absent title complications — which are not rare. Build slack into any plan that depends on completing by a particular date.
What happens after I own it?
ENFIA, the annual property ownership tax, starts. 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.