Buying property in Greece
The plain-English checklist for foreign buyers — from tax number to notary signature. No jargon, no surprises.
1. Get a Greek tax number (AFM)
Non-residents need an AFM (Arithmós Forologikoú Mitróou) before signing any contract or opening a bank account. Apply at any tax office (Eforía) or via a lawyer/accountant under power of attorney.
- Passport + a Greek address (your lawyer's suffices)
- Application form M0/M1
- Typical processing: same-day to one week
2. Appoint an independent lawyer
Use a lawyer not affiliated with the seller or agent. They run the title search (legal due diligence) and represent you at the notary.
- Request a written fee quote upfront
- Should issue a written conveyancing report
- Confirms clean title, building permits, and no encumbrances
- Power of attorney lets them sign on your behalf
3. Verify the property
A civil engineer or surveyor confirms the building matches its permits and the cadastral plan. Crucial in Halkidiki where unpermitted extensions are common on older homes.
- Topographic plan ("topografikó")
- Building permit + as-built certificate ("βεβαίωση μηχανικού")
- Energy Performance Certificate (PEA / ΠΕΑ)
4. Budget for taxes & fees
On top of the purchase price, plan for buyer-side costs. Reduced rates may apply for first-time main-residence purchases — ask your lawyer for the current figures.
- Transfer tax (resale homes)
- VAT if new-build and seller is VAT-registered
- Notary fees
- Land registry / cadastre
- Real estate agent commission + VAT, paid by buyer
5. Open a Greek bank account
Greek law requires payments above a small threshold to flow through a Greek bank for AML reasons. Most large banks accept non-residents with an AFM.
- Documents: passport, AFM, proof of address, source-of-funds statement
- Online onboarding available with some banks (e.g. Eurobank, Piraeus)
- Transfer well in advance — funds can take days to clear
6. Pre-purchase agreement & notary
A preliminary contract ("προσύμφωνο") locks the price with a deposit. The final deed is signed at a notary; the lawyer reads it aloud in Greek and translates as needed.
- Deposit is forfeit if you walk away without cause
- Notary registers the deed with the land registry
- Insist on a clause that funds are released only after registration
7. Golden Visa eligibility
A real-estate investment can qualify you for a five-year renewable residence permit, often extended to your spouse, children under 21, and parents.
- Minimum investment thresholds vary by area — verify the current figure for your specific location at application time
- Investment must be a single property (or specific exceptions)
- No physical-presence requirement to maintain the permit
- Allows free movement in Schengen up to 90/180 days
Disclaimer: This guide is for orientation only and reflects 2025 practice. Tax rates and Golden Visa thresholds change — confirm current figures with your lawyer or the Greek tax authority before relying on them.