Buying Property in Greece in 2025: A Legal Guide for Informed Investors
In recent years Greece has become one of the favourite destinations for European real-estate investors. A mild climate, low living costs, a competitive property market and growing tourist interest all make purchasing a house or land in Greece especially attractive.
Behind Greece’s appeal, however, lies a well-defined legal framework that demands careful attention. This is what you should know before signing a preliminary agreement or paying a deposit.
Who Can Buy Property in Greece
- EU citizens may purchase property in Greece freely, either as private individuals or through companies.
- Non-EU citizens face stricter rules. They must obtain prior authorisation from the Ministry of Defence, particularly when buying in strategic areas such as islands or border zones (e.g. the Dodecanese, eastern Crete, Evros).
The key legislation is the Greek Real-Estate Code (Civil Code and Law 1892/1990); additional national-security regulations govern the restrictions on non-EU buyers.
The Purchase Process1. Greek Tax Number (AFM)
This is the first step in any transaction. You need it to register the contract, open a bank account and pay taxes. It is issued by the local tax office (DOY) on presentation of a passport or ID card; a representative can obtain it for you with a power of attorney.
- Lawyer and Notary
Disclaimer: this section was written with the help of Greek Real Estate Lawyer Eleftheria Leptokaridou.
Greece has no “public notary” in the Italian sense. Your lawyer conducts the legal due-diligence, checking title deeds and ensuring the property is free of mortgages or other encumbrances. The Greek notary drafts and certifies the final deed.
Because the process may look deceptively simple, thorough legal checks, notarial advice and contractual safeguards are essential. The lawyer:
- examines cadastral records,
- verifies titles,
- checks for liens or building violations,
- drafts preliminary contracts,
- handles powers of attorney,
- represents distant buyers, and
- files the deed with the land registry and tax office.
Engaging an experienced real-estate lawyer—such as Eleftheria Leptokaridou, fluent in English—is not merely prudent; it is vital for a safe, compliant purchase.
- Ktimatologio (Greek Cadastre) Search
Large areas of Greece are still not fully registered, so a search at the Ktimatologio or—in older zones—the Ypothikofylakeio (mortgage registry) is crucial to avoid future disputes.
- Pre-Contract and Final Deed
After agreeing with the seller, you may sign a preliminary contract with a typical 10 % deposit, followed by the final deed, which must be registered within 30 days.
Taxes and CostsItemTypical rateTransfer tax3.09 % of the higher of cadastral or declared valueNotary fee≈ 1.2 % – 2 %Lawyer’s feenegotiable, usually 1 % – 1.5 %Registration fee≈ 0.5 %Annual property tax (ENFIA)based on area, size and zoneCommon Risks—and How to Avoid Them
- Unclear titles – Rural properties may lack updated deeds. Demand full checks of cadastre, mortgage registers and building permits.
- Building violations – Illegal extensions or alterations are widespread and can trigger fines or blocks. Verify planning compliance before signing.
- Auctions and judicial sales – Bargain prices can hide opaque procedures; local legal support is indispensable.
- Unlicensed agencies – Ensure the brokerage holds a valid REA licence and uses written contracts. Never pay without a trusted intermediary.
Restricted Areas
Special authorisation is required for foreign buyers in:
- eastern Aegean islands,
- regions near the Turkish, Albanian or North Macedonian borders,
- islands hosting military bases,
- archaeological sites or protected environmental zones.
Is Buying in Greece Worthwhile?
Yes—if you prepare legally. Lower prices than in many other EU countries, strong tourist demand, fiscal incentives and a pleasant climate make Greek property attractive, especially on the coast or popular islands.
At the same time, do not underestimate the risks: fragmented cadastre, planning complexity, non-resident restrictions and unclear property situations mean that qualified legal assistance is indispensable. With meticulous checks and professional handling, buying a home in Greece can become an excellent way to build wealth or to enhance your quality of life.