Cost of Buying Property in Greece:: Full 2026 Fee Guide
Full cost of buying property in Greece: FMA 3.09%, notary, lawyer, registry, agent, ENFIA. Worked examples at €250K, €400K and €800K.
By Greek Invest Editorial · Updated June 17, 2026 · 14 min read
Quick answer: Buying property in Greece costs 7–10% above the purchase price. FMA transfer tax is 3.09% on the higher of sale price or objective value. On €400,000, budget roughly €425,000–€435,000 all-in before annual ENFIA.
Buying property in Greece in 2026 costs between 7% and 10% more than the agreed price, once you account for every mandatory fee and tax. See the Golden Visa property guide for tier thresholds and the foreign buyer guide for the purchase sequence. The rental yield guide helps model income after ENFIA and tax. Regional tier rules sit in the Golden Visa tiers guide. Market context is in the Greece property investment guide. Crete buyers should read the Crete €400K Golden Visa guide.
What You Are Actually Paying For: The Full Cost Architecture
When Greek property lawyers and agents quote “7–10% on top,” that number covers six distinct cost categories, each with its own calculation base and collection point. Understanding which base applies to which fee prevents the most common planning error, buyers who budget transfer tax on the purchase price but forget that notary and registry fees are calculated separately on the objective value.
| Cost Category | Rate / Amount | Calculation Base |
|---|---|---|
| FMA Transfer Tax | 3.09% | Higher of sale price or objective value |
| Notary Fees | 0.8–1.2% | Objective value (minimum statutory) |
| Lawyer Fees | 1–1.5% | Purchase price (negotiable) |
| Land Registry | 0.475–0.65% | Objective value |
| Agent Commission | 2–2.5% | Purchase price |
| Engineer Survey | €300–800 flat | Fixed, per property |
The distinction between “sale price” and “objective value” is the single most important concept for any buyer. Greece’s tax authority assigns every plot and building an official assessed value, the objective value. If you buy at market price but the objective value is higher, you pay transfer tax on the objective value. If you negotiate a below-market deal, you still pay tax on the objective value. This asymmetry is why Greek property transactions are rarely undervalued, there is limited tax incentive to do so.
FMA Transfer Tax (Φόρος Μεταβίβασης Ακινήτων): The Complete Picture
The FMA is a flat 3.09% rate that has been stable since the 2014 tax reform. Before 2014, Greece operated a two-tier system, 8% up to €20,000 and 10% above, which made the current rate a dramatic improvement for buyers. Today’s rate applies uniformly regardless of property value, location, or buyer nationality.
How the objective value system works. The Greek Finance Ministry maintains zoning maps that assign a coefficient to each street or area, multiplied by a formula that accounts for square metres, floor level, building age, and distance from the sea. The resulting figure is the objective value per property. In central Athens neighbourhoods like Kolonaki or Glyfada, objective values have risen sharply since 2020, narrowing the gap with market prices. In rural areas and smaller islands, objective values often sit 20–40% below market, meaning buyers pay FMA on the lower objective value, a genuine tax efficiency.
Practical implication for Golden Visa buyers. Golden Visa thresholds are set at market price, €250,000 (some zones), €400,000, or €800,000. FMA is calculated on objective value, not the visa threshold price, so a €400,000 qualifying purchase in a zone where objective value is €280,000 attracts FMA of €8,652 (3.09% × €280,000) rather than €12,360 (3.09% × €400,000). The difference funds part of your legal costs.
Who collects it. FMA is paid directly to the Greek tax authority (AADE) through the notary at the point of signing the final deed. The notary verifies payment before the deed is executed. There is no deferred payment option.
The Professional Fee Stack in Detail
Notary Fees
Greek notary fees are legally regulated. The minimum scale is approximately 0.8% of the objective value for lower-value properties, stepping down to roughly 0.65% for higher values. In practice, most transactions are quoted at 1–1.2% inclusive of document preparation, certification, and copies. For a €400,000 property with an objective value of €280,000, notary costs would be approximately €2,240–€3,360. The notary is a public official; you cannot bypass their involvement for any freehold transfer.
Lawyer Fees
Engaging an independent lawyer, not the seller’s or the agent’s, is not legally mandatory for all buyers but is strongly recommended. A Greek property lawyer conducts title searches going back 20 years, verifies the absence of mortgages, encumbrances, outstanding ENFIA, and urban planning violations, and drafts or reviews the preliminary agreement (symvolaio) before you commit. Standard fees run 1–1.5% of the purchase price. For a €400,000 purchase, expect €4,000–€6,000. Complex cases, multiple sellers, inheritance-derived titles, agricultural land conversions, non-EU buyers in border zones, budget 1.5–2%.
Land Registry (Κτηματολόγιο) Fees
Registration of the transfer at the land registry (or mortgage office in areas not yet on the national Ktimatologio system) costs 0.475–0.65% of the objective value. On a property with an objective value of €280,000, registry fees total €1,330–€1,820. These fees are fixed by law and unavoidable.
Estate Agent Commission
Standard Greek agent commission is 2–2.5% plus 24% VAT, charged to the buyer. On a €400,000 purchase at 2%, agent commission is €8,000 net, plus €1,920 VAT, totalling €9,920. Some agents charge only the seller; clarify this in writing before viewing properties. International buyers working with foreign-based agents should confirm whether local Greek co-agent fees apply.
Engineer Survey
A structural engineer survey is not legally required in Greece but is practically essential for resale properties built before 2000. Engineers check for illegal extensions, basement conversions without permits, structural integrity, and compliance with current seismic codes. Costs are flat-fee: €300–500 for a standard apartment, €500–800 for a detached villa. The survey often reveals permit issues that must be regularised before transfer, a process that can add cost but also provides leverage to renegotiate price.
Worked Examples: Full Acquisition Cost at Three Price Points
The tables below use mid-range rates (3.09% FMA, 1% notary, 1.25% lawyer, 0.55% registry, 2% agent plus 24% VAT, €550 engineer). Objective value is assumed equal to purchase price for simplicity; actual objective values vary by zone.
Example 1: €250,000 Purchase (Entry-Level Golden Visa Zone)
| Fee | Rate | Amount |
|---|---|---|
| FMA Transfer Tax | 3.09% | €7,725 |
| Notary | 1.0% | €2,500 |
| Lawyer | 1.25% | €3,125 |
| Land Registry | 0.55% | €1,375 |
| Agent Commission | 2% + 24% VAT | €6,200 |
| Engineer Survey | Flat | €550 |
| Total Acquisition Costs | €21,475 | |
| Total Investment | €271,475 | |
| % Over Purchase Price | 8.6% |
Example 2: €400,000 Purchase (Standard Golden Visa Threshold)
| Fee | Rate | Amount |
|---|---|---|
| FMA Transfer Tax | 3.09% | €12,360 |
| Notary | 1.0% | €4,000 |
| Lawyer | 1.25% | €5,000 |
| Land Registry | 0.55% | €2,200 |
| Agent Commission | 2% + 24% VAT | €9,920 |
| Engineer Survey | Flat | €550 |
| Total Acquisition Costs | €34,030 | |
| Total Investment | €434,030 | |
| % Over Purchase Price | 8.5% |
Example 3: €800,000 Purchase (Premium or High-Zone Golden Visa)
| Fee | Rate | Amount |
|---|---|---|
| FMA Transfer Tax | 3.09% | €24,720 |
| Notary | 1.0% | €8,000 |
| Lawyer | 1.25% | €10,000 |
| Land Registry | 0.55% | €4,400 |
| Agent Commission | 2% + 24% VAT | €19,840 |
| Engineer Survey | Flat | €700 |
| Total Acquisition Costs | €67,660 | |
| Total Investment | €867,660 | |
| % Over Purchase Price | 8.5% |
Example 4: Cost Sensitivity: What Changes the Total
| Scenario | Extra Cost vs Base | Impact |
|---|---|---|
| Objective value 20% above sale price (€400K purchase) | +€2,472 FMA | Modest; notary/registry also rise slightly |
| High lawyer rate (1.5% not 1.25%) | +€1,000 | Budget for complexity |
| Agent charges 2.5% (not 2%) | +€2,480 including VAT | Negotiate at outset |
| New-build with VAT 24% (if suspension lifts) | +€57,640 vs €12,360 | Critical: verify build permit date |
| Border zone permit (non-EU buyer) | +€800–1,500 legal | Additional process, not a tax |
Annual Ownership Costs: ENFIA Explained
ENFIA (Ενιαίος Φόρος Ιδιοκτησίας Ακινήτων) is Greece’s annual property ownership tax, applied to all real estate held as of 1 January each year. It replaces two older property taxes abolished in 2014 and is the primary recurring cost for property owners.
How ENFIA is calculated. The main component (κύριος φόρος) runs from €2.00 to €16.20 per square metre of building area. The exact rate per m² depends on:
- Zone coefficient (each municipality zone has an assigned rate per m²)
- Floor level (higher floors attract slightly higher rates)
- Building age (newer buildings carry a modest premium)
- Frontage (corner plots and double-frontage properties pay more)
- Plot area for standalone houses
A supplementary tax applies to taxpayers whose total property portfolio exceeds €400,000 in total objective value, currently 0.55% on the excess up to €2 million, and 1% above €2 million. Most individual purchases below €800,000 do not trigger the supplementary tax unless the buyer already holds other Greek property.
Real-world ENFIA estimates by property type.
| Property | Location | Approx. Size | Est. ENFIA/Year |
|---|---|---|---|
| 2-bed apartment | Athens suburbs | 80 m² | €250–400 |
| 2-bed apartment | Kolonaki / Glyfada | 80 m² | €650–950 |
| 3-bed villa | Crete (Heraklion zone) | 180 m² | €900–1,600 |
| Seafront villa | Mykonos / Santorini | 250 m² | €2,800–5,200 |
| Land plot | Rural area | 2,000 m² | €80–300 |
ENFIA bills arrive each August via the AADE online portal (myAADE) and can be paid in up to 10 monthly instalments. Non-residents must register a Greek TIN (ΑΦΜ) and a Greek tax representative to receive and pay ENFIA; failure to pay accrues penalties of 1% per month.
Capital Gains Tax: Suspended Through 31 December 2026
Capital gains tax on property (15% on the net gain) was written into Greek law in 2016 but has been suspended without interruption ever since. The current suspension covers all property sales completed on or before 31 December 2026. Sellers owe zero tax on any profit realised from a property sale during this period regardless of how long they held the asset.
For buyers, the suspension has an indirect benefit: sellers face no CGT liability, removing a pricing distortion that could otherwise make owners reluctant to sell at the market price. It also affects investment return modelling, any property bought in 2026 and sold while the suspension remains in force generates tax-free capital gains from the seller’s perspective.
What happens when the suspension ends. If not renewed after 31 December 2026, the 15% CGT will apply to net gains on sales from January 2027 onward. The cost basis includes the purchase price plus documented acquisition costs (FMA, notary, legal fees). Properties held for more than five years attracted a reduced rate under the original legislation, but the details of any eventual reintroduction may differ. Buyers planning a hold of three to five years should scenario-plan both outcomes.
New-Build VAT: The 24% Exception and the Current Suspension
Greece applies a 24% VAT rate to new residential construction where the building permit was issued on or after 1 January 2006. This replaces the 3.09% FMA transfer tax entirely, you pay one or the other, never both. At 24%, VAT on a €400,000 new build would be €96,000, compared to €12,360 in FMA on a resale. The difference is substantial enough to materially alter investment returns.
The suspension in force. VAT on new residential buildings has been suspended continuously since 2020 and currently runs until 31 December 2026. During the suspension, new-build buyers pay the standard 3.09% FMA instead of 24% VAT. This makes new-build property acquisition significantly cheaper and is a primary reason Greek developer sales have accelerated since 2021.
How to determine whether a property is “new build.” The critical date is the building permit, not the completion date or your purchase date. A building completed in 2024 under a permit issued in 2005 pays FMA (resale tax rates), not VAT. A building completed in 2018 under a permit issued in 2007 would normally attract VAT, but currently benefits from the suspension. Ask the seller to provide the building permit (άδεια οικοδομής) and verify the permit date with your lawyer before assuming which tax regime applies.
Golden Visa Implications for Acquisition Costs
Greece’s Golden Visa programme requires minimum real estate investment, not a minimum total expenditure. The investment threshold (€250,000 in legacy zones, €400,000 or €800,000 in most areas from 2024) is measured against the property purchase price, the acquisition costs above do not count toward the threshold.
This means: to qualify for a €400,000 Golden Visa with an expected total outgoings budget, you need to set aside approximately €434,000 in available capital. Buyers who budget only €400,000 and assume fees are included in the threshold risk qualification problems if the property’s objective value is exactly at the threshold or just below.
Additional Golden Visa-specific costs. The Golden Visa application itself costs €2,000 per main applicant plus €150 per dependent, payable to the Greek authorities. Legal preparation of the Golden Visa application file (beyond the property legal work) typically costs an additional €1,500–€3,000, depending on firm. These amounts are over and above the acquisition fee stack listed in the main tables.
How to Minimise Acquisition Costs Legally
Buy resale, not new build, until the VAT suspension ends. While both attract 3.09% FMA during the current suspension, resale properties are more likely to have objective values below market price, reducing the FMA base. After the suspension lifts, this calculation changes dramatically.
Select properties where objective value is below purchase price. Your lawyer can obtain the objective value calculation for any property before you commit. In many regional and island markets, objective values lag market prices by 15–30%. Buying in such areas reduces FMA, notary, and registry fees simultaneously.
Negotiate agent fees in writing before engagement. Greek law does not cap agent commissions. In a buyer’s market, 1.5% is achievable, particularly on higher-value purchases. Verify whether the agent is also charging the seller; if so, 2% total (not 2% each) is a reasonable negotiating position.
Use a single experienced lawyer for both due diligence and Golden Visa. Combining both mandates in one instruction saves the duplicated fixed costs of setting up a file, registering your TIN, and arranging power of attorney. Fee bundling of 1.25–1.5% for combined services is standard with specialist firms.
Get the engineer survey before signing the preliminary agreement. Discovering structural or permit issues after signing commits you to a negotiation from a weak position. An early survey (€300–550) is insurance against a post-commitment surprise that could cost tens of thousands.
Summary: What to Budget for Each Scenario
| Purchase Price | Conservative (7%) | Mid (8.5%) | Aggressive (10%) |
|---|---|---|---|
| €250,000 | €267,500 | €271,250 | €275,000 |
| €400,000 | €428,000 | €434,000 | €440,000 |
| €800,000 | €856,000 | €868,000 | €880,000 |
| €1,500,000 | €1,605,000 | €1,627,500 | €1,650,000 |
The 7% scenario applies when: objective value is meaningfully below purchase price, the buyer negotiates agent fees to 1.5%, the property requires no engineer remediation, and legal work is straightforward. The 10% scenario applies when: objective value equals or exceeds purchase price, agent fees are the full 2.5%, legal complexity is high (non-EU buyer, border zone, inheritance-derived title, or combined Golden Visa application).
Cost of Buying Property in Greece: Frequently Asked Questions
Budget 7–10% on top of the agreed purchase price. This covers FMA transfer tax (3.09% on the objective value), notary fees (0.8–1.2%), lawyer fees (1–1.5%), land registry fees (0.475–0.65%), agent commission (2–2.5%), and an engineer survey (€300–800). On a €400,000 property, total acquisition costs typically reach €425,000–€435,000.
FMA (Φόρος Μεταβίβασης Ακινήτων) is the Greek property transfer tax, set at a flat rate of 3.09% since 2014. It is levied on the higher of the agreed sale price or the government's 'objective value' (αντικειμενική αξία), the official assessed value of the property. If the objective value exceeds what you pay, you are taxed on the objective value, not the negotiated price.
In Greece, both buyer and seller typically pay agent fees separately, usually 2–2.5% plus 24% VAT each. Some agencies charge the fee only to the seller. Always clarify in writing before signing any agreement. Agent commission is not part of the FMA tax base and is paid directly to the agency at completion.
No. Capital gains tax on property was introduced in law but its application has been suspended continuously since 2014. The current suspension runs until 31 December 2026. Sellers pay no capital gains tax during this period. The rate when reinstated would be 15% on the net gain. Buyers planning to resell within five years should monitor whether the suspension is renewed for 2027.
Yes, normally. New-build properties where the building permit was issued after 1 January 2006 attract 24% VAT instead of the 3.09% FMA transfer tax. However, VAT on new residential builds has been suspended until the end of 2026, so buyers currently pay the standard 3.09% FMA rate on qualifying new construction. Always verify the building permit date, it determines which regime applies.
ENFIA (Ενιαίος Φόρος Ιδιοκτησίας Ακινήτων) is the Greek annual property ownership tax. The main component ranges from €2 to €16.20 per square metre, depending on location zone, floor level, building age, and frontage. A 100 m² apartment in Athens suburbs might pay €250–400 per year; a comparable seafront property in Mykonos or Santorini can reach €3,000–5,000 per year.
Yes. EU citizens buy on exactly the same terms as Greek nationals, 3.09% FMA, same notary and registry requirements, same ENFIA. Non-EU nationals also buy freely with no additional transfer tax, though they may need a border area purchase permit (Act 171) for properties in designated frontier zones such as parts of Crete, the Dodecanese, or areas near land borders. This adds 2–4 months but does not increase the tax burden.
Notary fees are regulated by law and calculated on the objective value, they cannot be negotiated below the statutory minimum. Lawyer fees are negotiable; most Greek property lawyers charge 1–1.5% of the purchase price. For complex transactions, budget 1.5–2%. Always engage a lawyer independent of the seller or their agent. For Golden Visa applications combined with property purchase, a bundled fee of 1.25–1.5% covering both mandates is standard.
To minimise acquisition costs: buy resale property in an area where the objective value is below market price (this reduces FMA, notary, and registry fees simultaneously); negotiate agent commission to 1.5% in writing before engaging; use a single law firm for both property due diligence and any Golden Visa application to avoid duplicated fixed costs; and complete the engineer survey before signing the preliminary agreement to avoid post-commitment renegotiation costs.
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