Full EU freehold ownership, and a Golden Visa route Spain and Portugal no longer offer.

Yes. There is no general nationality restriction on residential property ownership in Greece. Foreigners pay the same taxes as Greek nationals, with no separate foreign-buyer levy. The one exception is border and strategic-zone property. Non-EU buyers need prior permission from the local Prefecture Committee before completion. Your lawyer should confirm in writing, before any deposit, whether the specific property falls within a restricted zone.

Since Law 5100/2024, Greece operates a three-tier geographic threshold. €800,000 applies in Attica (Greater Athens), Thessaloniki, Mykonos, Santorini, and islands with a population above 3,100. €400,000 applies in all other regions — most of the Peloponnese, Crete outside its major resorts, and northern Greece outside Thessaloniki metro. €250,000 applies nationwide for commercial-to-residential conversions or restoration of listed heritage buildings. The €400,000 and €800,000 tiers require a minimum 120 sqm single property.

Relative to its peers, yes. Spain abolished its property Golden Visa entirely in April 2025 with no replacement, and Portugal closed its residential real estate route in 2023. Greece raised thresholds in high-demand zones but kept a €400,000 entry point open across most of the country. There is no minimum stay requirement for renewal. Whether it fits a specific buyer depends on the zone, the asset, and the objective — not the headline threshold alone.

No — but a qualifying purchase in the correct zone supports an application for a 5-year renewable residence permit under the Golden Visa framework. It extends to spouse and dependent children. The permit period runs from the date of card issuance under Law 5275/2026. There is no minimum stay requirement, though the qualifying investment must be maintained for renewal. Golden Visa-qualifying property cannot be used for short-term rental.

Resale property triggers a 3.09% transfer tax (3% plus municipal surcharge). It is calculated on the higher of contract price or the state's official assessed value. New-build property is technically subject to 24% VAT. This has been suspended through 31 December 2026 under Law 5246/2025 where the developer opts in. The buyer then pays 3.09% transfer tax instead — a meaningful saving. Notary fees run approximately 0.8%–1.5%, plus legal fees of roughly 1%–2% and land registry fees of 0.5%–1%. Total transaction costs typically land in the 7%–11% range.

Statutorily, yes — 15% on resale profit. However, this tax has been suspended since 2014. The suspension has been extended annually, most recently through 31 December 2026, with no confirmed decision yet for 2027. Buyers with a resale horizon extending past that date should plan for the possibility of the tax being reinstated. Confirm current status with a Greek tax adviser at the time of any transaction.

ENFIA is Greece's annual unified property tax, applying to every property owner regardless of residency or nationality. It combines a main tax calculated per square metre — typically €2 to €16.20 for buildings, varying by zone, age, and floor. A supplementary tax applies if an owner's total Greek property holdings exceed €400,000, plus a municipal tax. On a modest mid-market apartment, annual ENFIA typically runs a few hundred euros. Premium-zone or higher-value holdings scale up accordingly.

Certain Greek regions are designated for national security reasons under Presidential Decree 20/1990 — including parts of Crete, the Dodecanese, and areas near land and maritime borders. Non-EU buyers must obtain permission from the local Prefecture Committee before completing a purchase there. This applies regardless of Golden Visa intent. The permit process should be initiated, with its likely timeline confirmed, before any deposit is paid on a property in a potentially restricted zone.

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

Yes. An AFM (Arithmos Forologikou Mitroou, Greek tax registration number) is required before any property purchase can proceed, regardless of nationality or residency status. This is typically arranged early in the process, often via power of attorney if the buyer cannot be physically present. It is a prerequisite step your legal representative will handle as part of the standard transaction sequence.

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

Not necessarily. Much of the process can be handled remotely via power of attorney granted to a Greek lawyer — including AFM registration, initial legal review, and preliminary agreements. The notarial deed itself is typically signed in Greece. It can also be completed via a duly authorised representative in most cases. Visiting before committing is advisable for lifestyle buyers but is not a strict legal requirement at every stage.

We advise international buyers through zone classification and border-area verification, Golden Visa threshold confirmation, and title and Cadastre due diligence. We also coordinate with independent Greek legal counsel and handle cost and tax-timing modelling through to registration. 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.