Last updated: 8 September 2026

Buying property in Greece as a non-resident is a structured and secure process, and one that can be completed entirely from abroad. Foreign buyers — both EU and non-EU citizens — can purchase property in Greece with the same legal protections as Greek residents. The process is formalistic and document-heavy, but it follows a clear sequence. This guide walks through every stage, from your first tax number to your annual obligations as an owner.

The whole process typically takes 8 to 12 weeks from an accepted offer to registered ownership. Below, each step is explained in the order it happens.

Can foreigners buy property in Greece?

Yes. As of 2026, both EU and non-EU citizens can legally buy residential property in Greece in their own name, without special permission, in most of the country. Greece operates a freehold ownership system, meaning you own both the property and the land it sits on.

There is one exception worth knowing early: certain border and frontier areas in northern Greece and on some eastern Aegean islands require non-EU buyers to obtain prior permission under a specific law. A Greek lawyer will identify immediately whether a property falls into one of these zones. For the vast majority of locations — Athens, the Athenian Riviera, the popular islands, Pelion — this restriction does not apply.

Step 1 — Appoint an independent lawyer

The single most important decision in the process is engaging your own independent lawyer, separate from the seller and the real estate agent. Greek property law places the burden of due diligence on the buyer. A lawyer is the only effective safeguard for verifying the property is legally sound and your position is protected.

Engage the lawyer before signing any reservation form or paying any holding deposit. They will guide every subsequent step.

Step 2 — Grant a Power of Attorney (if buying remotely)

If you will not be physically present in Greece for each stage, you grant your lawyer a Power of Attorney (PoA). This authorises them to obtain your tax number, open your bank account, and sign contracts on your behalf.

A PoA issued in your home country must be notarised locally and carry an Apostille stamp to be valid in Greece. Alternatively, it can be certified at a Greek consulate. If you are in Greece, a Greek notary can issue it directly. A well-drafted PoA should explicitly authorise issuing your tax number, signing both the preliminary and final contracts, registering the deed, and submitting the mandatory property declaration.

Step 3 — Obtain a Greek tax number (AFM)

The AFM (Αριθμός Φορολογικού Μητρώου) is a nine-digit tax identification number, and it is mandatory for every property buyer in Greece. Without an AFM you cannot sign contracts, pay property taxes, open a bank account, or register ownership. It is issued once and is valid for life.

Non-residents can obtain an AFM without living in Greece or holding a residence permit. The number itself is issued free of charge by the Greek tax authority (AADE), through the local tax office (DOY). Once your documents are submitted, the AFM is typically issued within 2 to 3 business days, though preparing and scheduling can take up to a week.

Non-residents must also appoint a tax representative (an “antiklitos”) — usually your lawyer or an accountant — who receives official tax correspondence on your behalf. If a property is bought jointly, each spouse needs their own AFM.

Step 4 — Open a Greek bank account

A Greek bank account is not strictly required by law to own property, but in practice almost every buyer opens one. You need it to pay transfer tax, notary fees, annual property tax and utility bills cleanly. It is also important because all property transactions in Greece must be settled by bank transfer — cash payment is prohibited and can void the sale.

Greek banks apply strict anti-money-laundering rules. Expect to provide a certified passport copy, your AFM, proof of address, and — critically — proof of funds: recent bank statements and documentation showing how the money was earned or accumulated, such as tax returns or records from the sale of an asset. Preparing proof-of-funds documentation early prevents delays later.

Step 5 — Legal and technical due diligence

Once you have identified a property and agreed terms in principle, your lawyer conducts due diligence. This is the stage that protects you, and it has two parts.

Legal due diligence is a title search at the Land Registry or Hellenic Cadastre, typically covering at least 20 years of ownership history. It confirms the seller is the true owner and that the property is free of mortgages, liens, or third-party claims. It also verifies the seller has paid annual property tax (ENFIA) and has no outstanding debts attached to the property.

Technical due diligence is carried out by a civil engineer, who confirms the property has no illegal constructions or zoning violations and issues a certificate (which must be recent — generally not older than two months). Unpermitted modifications are common in older Greek properties and must be identified before you commit.

If due diligence uncovers a problem — a mortgage, a lien, an unpermitted extension — you can withdraw, or your lawyer can structure the contract so the issue is resolved before closing.

Step 6 — Preliminary contract and deposit

When due diligence is satisfactory, the parties sign a preliminary contract (a private promissory agreement) and the buyer pays a deposit, customarily around 10% of the purchase price. This secures the property and takes it off the market while the seller assembles the remaining paperwork — tax clearances and the engineer’s certificate, often called the “technical folder.”

The preliminary contract sets out the agreed price, the deposit terms, and the timeline to final completion.

Step 7 — Pay the property transfer tax

Before the final deed can be signed, the buyer pays the property transfer tax (FMA). The standard rate is 3.09% of the purchase price (or the property’s objective tax value, if higher), and it applies whether the property is a primary home or an investment. Nationality made no difference to the rate — that changes from 1 July 2027. Greece has announced that individual buyers who are citizens of countries outside the EU and EEA, and who do not hold long-term resident status, will pay 15% on homes, or 15.45% including the municipal surcharge. The measure covers residences only and applies to individuals rather than companies. It has not yet been legislated. See our full breakdown of Greece’s 15% property transfer tax for non-EU buyers

Your lawyer submits the transfer tax declaration and arranges payment. Proof of payment is required at the notary.

Step 8 — Sign the final notarial deed

The final contract — the deed of sale — is signed before a Greek Notary Public. It is important to understand the notary’s role: in Greece the notary is a neutral, government-appointed official who drafts the final contract and certifies that all legal prerequisites have been met. The notary does not represent either party, which is why your own independent lawyer remains essential.

Both parties (or their representatives under Power of Attorney) meet at the notary’s office. The balance of the purchase price is transferred, and the deed is signed.

Step 9 — Register the title

Signing the deed is not the final step. The transfer is not legally binding against third parties until the deed is recorded in the public register — the Land Registry or Hellenic Cadastre. Your lawyer lodges the deed for registration. Once it is recorded, ownership is officially and securely yours.

Closing costs: what to budget

Beyond the purchase price, a non-resident buyer should budget roughly 8% to 10% of the price for transaction costs. Individual buyers from outside the EU and EEA who fall within the announced transfer tax increase should budget roughly 20% to 22% for purchases completing on or after 1 July 2027, since the transfer tax alone rises to 15.45%.

The property transfer tax standard rate is 3.09% of the purchase price (or the property’s objective tax value, if higher). From 1 July 2027 this changes for individual buyers from outside the EU and EEA, who face an announced rate of 15.45% on homes — see our breakdown of the 15% transfer tax for non-EU buyers for who is in scope and who is excluded. Notary fees, generally in the range of 1% to 2%. Legal fees, negotiated according to the complexity of the work. Land Registry or Cadastre fees, usually below 0.6%. Real estate agency fees, commonly around 2%. Most professional fees are subject to VAT. Costs for document translation, apostille certification and the engineer’s certificate are smaller but should not be forgotten.

Annual obligations after you buy

Owning property in Greece carries modest ongoing obligations. The main one is ENFIA, the annual property tax, which is generally low compared with property taxes in the United States or the United Kingdom. The amount depends on the property’s size, location and characteristics.

If you rent the property out, all rental income from Greek real estate is taxable in Greece regardless of where you are tax resident, on a progressive scale. You will also have ordinary running costs — utilities, municipal charges, and any building or maintenance fees. Your tax representative helps keep these obligations filed correctly.

The bottom line

Buying property in Greece as a non-resident is methodical rather than difficult. The sequence is consistent: appoint a lawyer, grant a Power of Attorney if buying remotely, obtain your AFM, open a bank account, complete due diligence, sign the preliminary contract and pay the deposit, pay the transfer tax, sign the notarial deed, and register the title. With an independent lawyer and a tax representative in place, the entire process can be handled from abroad in roughly 8 to 12 weeks.

The most common mistakes are avoidable: skipping independent legal counsel, underestimating closing costs, and leaving proof-of-funds documentation until the last moment. Approached in the right order, with the right professionals, a Greek property purchase is one of the more secure transactions in Europe.

Considering a purchase in Greece? BELL guides international buyers through every stage of the process, from property search to registered ownership, and works alongside trusted legal and tax partners. Book an introductory call with a BELL advisor to talk through your plans.