How to Buy Property in Greece as a Foreigner

Step 1: Obtain a Greek Tax Number (AFM)

Before any property transaction in Greece, you must hold an Αριθμός Φορολογικού Μητρώου (AFM) — the Greek tax identification number. EU citizens can obtain one at any Greek tax office (ΔΟΥ) with a valid ID and proof of address. Non-EU citizens additionally need a passport. The process typically takes one to five business days in person; some law firms handle remote applications with a power of attorney.

If you are purchasing through a legal entity (e.g., a Greek or Cyprus IBC), the company itself requires a separate AFM.

Step 2: Appoint an Independent Greek Property Lawyer

Greek law does not mandate a buyer's lawyer — a notary alone can technically complete the transaction. However, an independent lawyer is strongly recommended to:

• Perform title searches at the Land Registry (Κτηματολόγιο) going back 20+ years.
• Verify planning permissions and building permits.
• Check for encumbrances, liens, or disputes.
• Draft and review the preliminary contract.

Legal fees are typically 1–1.5% of the purchase price. For foreign buyers, it is worth choosing a lawyer fluent in your language; English-, Hebrew-, and Russian-speaking property lawyers are available in Athens and Patras.

Step 3: Sign the Preliminary Contract and Pay the Deposit

Once due diligence is complete, buyer and seller sign a preliminary contract (προσύμφωνο) before a notary or privately. A deposit — typically 10% of the price — is paid at this stage. If the buyer withdraws without legal cause, the deposit is forfeited. If the seller withdraws, they must return double the deposit.

At Sea'cret Residences, buyers first sign a reservation agreement (€5,000–€10,000) to take the unit off the market, then proceed to the full preliminary contract once financing and legal checks are concluded.

Step 4: Complete the Final Notarial Deed

The final transfer deed (συμβόλαιο αγοραπωλησίας) is signed at a Greek notary's office. Both parties must be present or represented by a power of attorney. The buyer pays the remaining balance, the notary fees (~1% of taxable value), and the property transfer tax (Φόρος Μεταβίβασης Ακινήτου) of approximately 3.09%.

The deed is then registered at the local Land Registry (Κτηματολόγιο). This registration completes the legal transfer of title.

Taxes and Ongoing Costs

After purchase, property owners in Greece are subject to:

• ENFIA (Ενιαίος Φόρος Ιδιοκτησίας Ακινήτων) — the annual property tax. For a villa valued at €500,000, ENFIA typically ranges from €800 to €2,500/year depending on location and zone coefficients.
• Income tax on rental income: 15% on annual rental income up to €12,000; 35% above €35,000.
• Short-term rental registration: mandatory registration with the Independent Authority for Public Revenue (AADE) and MYRP (short-term rental platform registry).

For a full cost breakdown, see: Cost of Owning a Villa in Greece.

Restricted Zones for Non-EU Buyers

Non-EU nationals face restrictions when purchasing property in border regions and certain islands designated as "sensitive zones." These include parts of the Dodecanese, some Northern Aegean islands, and land near military installations. Chiliadou (Fokida, Central Greece) is not a restricted zone. Non-EU buyers can purchase here freely with no additional permits.