Invest in Greece real estate: how to buy freehold, what it costs, and how the Golden Visa zones work.

Foreign buyers purchase standard EU freehold title through Greece's notarial system. First, confirm zone and border-area eligibility, then obtain a Greek tax number (AFM) and sign a preliminary agreement. Next, instruct independent Greek legal counsel for title and Cadastre review. Where applicable, submit a border-area permit application to the local Prefecture Committee. Finally, sign the notarial deed and settle transfer tax or VAT. Register title at the Hellenic Cadastre, and, if Golden Visa eligible, submit the residence permit application. Most of this is manageable remotely through power of attorney up to the notarial stage.

[Portfolio detail to be added once the Greece project mandate and specific developments are confirmed. Tropical Riviera Realty is building its vetted Greece portfolio — contact us directly for current opportunities.]

The main acquisition cost beyond the purchase price is the 3.09% transfer tax on resale property. On qualifying new-build through 31 December 2026, the VAT-suspension route applies instead: 3.09% transfer tax rather than 24% VAT. On top of that, budget notary fees of approximately 0.8%–1.5%, legal counsel at roughly 1%–2%, and land registry fees of 0.5%–1%. Total additional cost typically runs 7%–11% of purchase price. Full cost breakdown and tax position on the Greece understanding page.

Where the purchase meets the relevant Golden Visa zone threshold, the buyer may apply for a 5-year renewable residence permit. It extends to spouse and dependent children, with no minimum stay requirement. The threshold is €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands over 3,100 population, or €400,000 elsewhere. Golden Visa-qualifying property cannot be used for short-term rental. Full conditions on the Greece understanding page.

[Yield figures to be added once specific project or district data is confirmed. Do not quote generic market averages without verifying against current operator or comparable-rental data.] Note also that Golden Visa-qualifying property is restricted from short-term (Airbnb-style) letting. This materially affects yield strategy for that category of purchase.

Yes. Off-plan purchases follow the same notarial title framework as completed property. Payment is typically staged against construction milestones under the private sale agreement. Greece does not have a dedicated escrow regulator equivalent to the UAE's RERA. Delivery protection depends instead on the contract terms and the developer's track record. Independent developer due diligence is essential before any off-plan reservation.

There is no statutory minimum purchase price for foreign buyers generally. For Golden Visa eligibility specifically, the thresholds are €250,000 (conversion or restoration, nationwide), €400,000 (most regions, minimum 120 sqm), or €800,000 (Attica, Thessaloniki, Mykonos, Santorini, and islands over 3,100 population).

AFM registration and preliminary legal review typically take 1–3 weeks. Border-area permit applications, where required, add additional time. Initiate them as early as possible — timelines vary by Prefecture and are not fixed nationally. Notarial completion for a straightforward resale purchase typically follows 4–8 weeks after reservation and legal review. Off-plan timelines follow the developer's construction schedule and completion date.

Not necessarily. AFM registration, legal review, and preliminary agreements can be handled remotely via power of attorney granted to a Greek lawyer. The notarial deed is typically signed in Greece but can, in most cases, also be executed by an authorised representative. Visiting before committing is advisable for lifestyle buyers but is not a strict requirement at every stage.

Statutory capital gains tax on resale profit is 15%. This has been suspended since 2014 and extended annually, most recently through 31 December 2026. Confirm current status with a Greek tax adviser at time of sale. There is no separate annual property tax beyond ENFIA, which applies to all owners regardless of nationality. It typically runs a few hundred euros annually on a mid-market property, scaling with value and zone.

Both are mature EU freehold markets, but they have diverged on residency. Spain abolished its property Golden Visa in April 2025 with no replacement. Greece instead restructured its programme, keeping a €400,000 entry point open outside prime zones. Greece's 3.09% transfer tax also compares favourably to Spain's 7% ITP on resale property in Andalucía. Spain offers a more established secondary market in areas like the Costa del Sol. Greece currently offers the lower acquisition cost and the open residency route.

Four things deserve particular attention. First, border or strategic-zone restrictions require Prefecture Committee permission for non-EU buyers. These are easy to miss without local legal advice. Second, the "objective value" system matters: transfer tax and other costs are calculated on the higher of contract price or the state's official assessed value, not simply the agreed sale price. Third, VAT-suspension eligibility on new-build depends on the developer opting in, and is time-limited to 31 December 2026 under current law. Fourth, building-permit legality matters, since informal or unregularised works can complicate both title and future resale. Independent legal counsel should confirm all four before any deposit is paid.

We advise international buyers through zone and border-area verification and Golden Visa threshold confirmation. We also coordinate independent Greek legal counsel and cost and tax-timing modelling through to registration. We work closely with developers to bring buyers well-matched opportunities across our Greece portfolio. Our advisors hold NAR REALTOR® membership and the Certified International Property Specialist (CIPS) designation. Bilingual in English and French. Remote advisory available. Contact us on WhatsApp at +230 5256 5725 — no obligation, and we typically respond within business hours.