Greek Property Glossary for Foreign Buyers (2026 A–Z)

Quick answer: Buying property in Greece introduces a distinct vocabulary, AFM tax numbers, FMA transfer tax at 3.09%, objective value assessments, symvolaio preliminary contracts, Ktimatologio cadastre checks, ENFIA annual bills, AMA short-term rental registration, and Golden Visa rules including the 120 m² single-property requirement under Law 5100/2024. This A–Z glossary defines every term a foreign buyer encounters from first viewing to permit renewal.

Every foreign buyer who enters the Greek property market hits the same wall within the first week: documents, conversations, and contracts written in a hybrid of Greek legal terminology and English agency shorthand. Agents say “objective value” without explaining that it can exceed the price you negotiated. Lawyers mention “symvolaio” as if it were interchangeable with a Western offer letter, it is not. Immigration consultants reference “Circular 1/2026” without clarifying what it changed for your specific purchase tier.

This glossary is the reference we wish existed when we first mapped the Greek buying process for international clients. It covers the full alphabet of terms you will encounter from AFM registration through Golden Visa renewal, with cross-links to the dedicated guides where a topic deserves its own deep dive. For the complete residency framework, start with the Greece Golden Visa property guide 2026. For market context and yield data, see the Greece property investment guide. For the fee stack, read the cost of buying property in Greece guide.

How to Use This Glossary

Quick answer: read the terms in the order your transaction unfolds, identity and tax registration first, then purchase mechanics, then ongoing ownership and rental compliance.

The entries below follow alphabetical order for lookup, but the logical sequence of a purchase runs differently. A typical foreign buyer path looks like this:

Phase	Key terms to understand
Pre-offer	AFM, pink slip, border zone (Act 171), cadastre (Ktimatologio), KAEK
Offer to contract	Symvolaio, objective value, due diligence, Electronic Building Identity
Closing	FMA transfer tax, notary (symvolaiografos), land registry, E9 filing
Ongoing ownership	ENFIA, TAXISnet, rental income (E1/E2), AMA/STR registration
Golden Visa overlay	Law 5100/2024, tiers, 120 m² rule, Circular 1/2026, STR prohibition

If you are buying purely for investment without a residency goal, skip the Golden Visa entries but still master AFM, FMA, objective value, symvolaio, and cadastre, those apply to every transaction regardless of nationality or intent.

A–Z Terms for Foreign Property Buyers in Greece

A: AFM (Arithmos Forologikou Mitroou)

The AFM is Greece’s nine-digit tax identification number, issued free by AADE at any DOY (local tax office). It is mandatory for every property buyer before transfer tax payment and notarial signing. The AFM links you to E9 property declarations, ENFIA bills, rental income reporting, and bank account opening. Non-residents typically obtain it in person (same day to three business days) or remotely via a Greek lawyer holding power of attorney (five to fourteen business days). Full mechanics are in the AFM guide for property buyers.

A: AADE (Independent Authority for Public Revenue)

AADE (Ανεξάρτητη Αρχή Δημοσίων Εσόδων) is the Greek tax authority administering AFM registration, FMA transfer tax collection, E9 and ENFIA assessments, rental income reporting, and the Short-Term Rental Registry that issues AMA numbers. Every property transaction interfaces with AADE at least twice: at transfer tax payment and at annual E9/ENFIA filing.

A: Act 171 (Border Zone Purchase Permit)

Non-EU nationals purchasing in designated border zones, certain islands near Turkey and mainland frontier areas, must obtain advance approval from the Ministry of National Defense under Act 171. The process adds two to six months. EU citizens are exempt. Your lawyer confirms zone status before you pay a deposit. Details sit in the border zones guide for foreign buyers.

A: AMA / STR Registration (Short-Term Rental Registry Number)

AMA (Arithmos Mitroou Akiniton, Property Registry Number) is the unique identifier issued when a property registers in AADE’s Short-Term Rental Registry. The AMA must appear on every digital platform listing (Airbnb, Booking.com, Vrbo). Hosts must also file monthly short-term accommodation declarations via TAXISnet. Golden Visa qualifying properties cannot hold an active AMA while the residency permit is valid, the two registrations are mutually exclusive under Law 5100/2024. Long-term residential leases of 12 months or longer remain permitted on the qualifying asset. See the Golden Visa short-term rental ban guide for structuring options.

C: Cadastre (Ktimatologio)

The Hellenic National Cadastre (Ktimatologio) is Greece’s official land registry, recording ownership titles, plot boundaries, mortgages, and encumbrances. Cadastre registration is essential: properties with incomplete registration, boundary disputes, or pending corrections cannot transfer cleanly. Your lawyer extracts a cadastre certificate and cross-references the KAEK (cadastral property code) before you sign a symvolaio. Greece is still completing cadastre migration in some rural areas, where the older Mortgage Office (Ypothikofylakeio) system applies instead.

C: Circular 1/2026

Circular 1/2026, issued on 22 April 2026, operationalises Law 5100/2024 for Golden Visa applications. It sets documentation requirements, file-submission procedures, processing pathways, bank account traceability rules, and transitional provisions for applicants whose files bridged the pre-2024 and post-2024 frameworks. If you are applying for a Golden Visa, confirm your lawyer is working to Circular 1/2026 standards, not outdated checklists from the old €250,000 flat-threshold era.

D: DOY (Dimosion Ikonomikon Yperesion)

The DOY is the local tax office where you register for an AFM. Non-residents are assigned to a specific DOY based on the property location or their fiscal representative’s address. Busy urban branches in central Athens may require appointments booked days in advance.

E: E9 (Property Asset Declaration)

The E9 is the annual property declaration filed through TAXISnet under your AFM. It records every property you own or hold rights over in Greece, including the KAEK code, ownership percentage, acquisition date, and physical characteristics AADE uses to calculate ENFIA. After purchase, you must submit an updated E9 within 30 to 60 days of the deed date. Late filing triggers penalties and incorrect ENFIA assessments.

E: Electronic Building Identity (Ilektroniki Taftotita Ktiriou)

The Electronic Building Identity is a digital certificate confirming a building’s legal status, that it was constructed with a valid permit, has not exceeded authorised floor area, and complies with urban planning rules. Your engineer or lawyer verifies this during due diligence. Properties without a valid identity may require costly regularisation before transfer.

E: ENFIA (Unified Property Ownership Tax)

ENFIA (Ενιαίος Φόρος Ιδιοκτησίας Ακινήτων) is the annual property tax charged on ownership as of 1 January each year. The main component runs €2 to €16.20 per square metre depending on zone, floor, building age, and frontage. A supplementary wealth charge of 0.55% to 1.15% applies to portfolios with total objective value above approximately €500,000. Bills arrive each August via TAXISnet. Full rate tables and examples are in the ENFIA property tax guide.

E: EOT / GNTO (National Tourism Organisation)

The Greek National Tourism Organisation (EOT, also GNTO) issues operating licences for tourist accommodation, including some villa and hotel-pool structures. A property with an active EOT short-term licence conflicts with Golden Visa qualifying status. Distinguish EOT licences from AMA registry numbers, both relate to tourism use but operate under different regulatory frameworks.

F: FMA (Property Transfer Tax)

FMA (Φόρος Μεταβίβασης Ακινήτων) is the one-off transfer tax at a flat 3.09% rate, levied on the higher of the agreed sale price or objective value. The buyer pays FMA to AADE through the notary before the deed executes. New-build properties can attract 24% VAT instead, though residential VAT has been suspended for many categories through December 2026. Worked examples at €250K, €400K, and €800K price points are in the cost of buying guide.

G: Golden Visa (Chrysi Visa)

Greece’s residency-by-investment program grants a five-year renewable permit to non-EU nationals who make a qualifying real estate investment. In 2026 it operates under Law 5100/2024 with three tiers: €800,000 in prime zones (Attica, Thessaloniki regional unit, Mykonos, Santorini), €400,000 in regional Greece, and €250,000 for commercial-to-residential conversions or certified heritage restoration. The program imposes no minimum stay requirement and covers spouse, dependent children, and both sets of parents. Greece approved 8,879 new permits in 2025. The complete framework is in the Golden Visa property guide.

K: KAEK (Cadastral Property Code)

KAEK is the unique cadastral identifier assigned to each registered property in the Ktimatologio system. It appears on cadastre extracts, E9 declarations, and ENFIA assessments. Your lawyer verifies that the KAEK on the title deed matches the cadastre record and that no encumbrances attach to it.

L: Law 5100/2024

Law 5100/2024 restructured the Greece Golden Visa from a single €250,000 threshold into the current three-tier system, introduced the 120 m² single-property rule for residential tiers, and banned short-term tourist rentals on qualifying assets. It took effect in September 2024 and defines the program framework for all applications in 2026.

N: Notary (Symvolaiografos)

The Greek notary is a public official who authenticates the final deed of sale (symvolaiographiko symvolaio), verifies FMA tax payment, collects signatures, and submits the transfer for registry. The notary represents neither buyer nor seller, they ensure legal validity. Notary fees run approximately 0.8% to 1.2% of objective value. Unlike some European markets, you cannot complete a freehold transfer without notarial involvement.

O: Objective Value (Antikeimeniki Axia)

Objective value is AADE’s official tax-assessed value for each property, calculated from zone coefficients, square metres, floor level, building age, and proximity factors. FMA transfer tax, notary fees, and registry fees are calculated on whichever is higher: the contract price or objective value. In premium Athens neighbourhoods, objective values have risen toward market levels. In rural areas, objective value often sits 20% to 40% below market, a genuine tax efficiency for buyers. Never assume your negotiated price determines the tax base.

P: Pink Slip (Foreign Funds Certificate)

The pink slip is the bank document certifying that purchase funds arrived in Greece from a foreign source via wire transfer into a Greek bank account. Golden Visa applicants need it to demonstrate inward capital flow as required by program conditions. The receiving Greek bank issues it after the transfer clears. Plan the wire two to three weeks before the notary date to avoid delays.

P: Power of Attorney (Proxiografia)

A notarised power of attorney allows your Greek lawyer to act on your behalf, obtaining an AFM, signing a symvolaio, attending the notary, and completing registry formalities without your physical presence. PoA documents must be notarised in your home country and apostilled or legalised for use in Greece. Scope the PoA precisely: name the specific property by address and KAEK, and limit powers to the transaction at hand.

S: Symvolaio (Preliminary Purchase Agreement)

The symvolaio is the binding preliminary contract signed after due diligence and before the final notarial deed. It specifies price, deposit (typically 10% to 20%), completion timeline, and conditions precedent. Unlike a non-binding Western offer, the symvolaio creates enforceable obligations on both parties. Your independent lawyer drafts or reviews it, never sign a symvolaio prepared solely by the seller’s agent. The full foreign-buyer sequence is in the buy property in Greece as a foreigner guide.

T: TAXISnet

TAXISnet is AADE’s online tax portal where property owners file E9 declarations, pay ENFIA, register short-term rental properties (AMA), submit monthly accommodation declarations, and file income tax returns (E1/E2). Non-resident owners need TAXISnet access linked to their AFM. Your lawyer or accountant typically manages initial setup.

120 m² Rule

Under Law 5100/2024, built residential property in the €400,000 and €800,000 Golden Visa tiers must be a single unit with at least 120 square metres of usable interior area. You cannot combine two 70 m² apartments to reach €400,000. Usable area is confirmed on the building permit and energy performance certificate, not the gross registered figure that may include balconies or storage. The €250,000 conversion and heritage tier has no minimum size. Dedicated analysis is in the 120 square metre rule guide.

Golden Visa Tier Summary Table

Tier	Minimum investment	Property type	Size rule	STR on qualifying asset
Prime zone	€800,000	Built residential	Single property, 120 m² minimum	Prohibited
Regional	€400,000	Built residential	Single property, 120 m² minimum	Prohibited
Conversion / heritage	€250,000	Commercial conversion or listed restoration	No minimum size	Prohibited

Tier geography, zone lists, and worked examples are in the Golden Visa property tiers guide. For how Greece compares with programs that no longer offer property routes, see Greece vs Spain Golden Visa ended and Greece vs Portugal Golden Visa property.

Transaction Cost Terms at a Glance

Term	What it is	Typical rate or amount	When paid
FMA	Transfer tax	3.09% of higher of price or objective value	Before notary deed
Notary	Deed authentication	0.8% to 1.2% of objective value	At signing
Lawyer	Title search and contract	1% to 1.5% of purchase price	During transaction
Registry	Cadastre or mortgage office	0.475% to 0.65% of objective value	After deed
Agent	Broker commission	2% to 2.5% plus VAT (often split)	At completion
ENFIA	Annual ownership tax	€2 to €16.20/m² plus wealth supplement	Every August

Total acquisition costs typically run 7% to 10% above the purchase price on a standard resale transaction.

Pros, Cons, and Practical Scenarios

Pros of mastering the terminology early

You catch fee surprises before signing, especially objective value exceeding negotiated price
You ask better questions of lawyers and agents instead of accepting bundled “turnkey” packages
You structure Golden Visa purchases correctly from the first property viewed
You avoid AMA/STR registration conflicts on qualifying assets

Cons and risks if you skip the vocabulary

Signing a symvolaio before cadastre verification, then discovering title defects
Budgeting transfer tax on purchase price when objective value is higher
Registering the Golden Visa property for short-term rental and jeopardising permit renewal
Missing E9 filing deadlines and accumulating ENFIA penalties

Scenario 1: EU lifestyle buyer (no Golden Visa)

Terms that matter most: AFM, symvolaio, FMA, objective value, cadastre, ENFIA, E9. Residency is not the goal, so Golden Visa tiers and the 120 m² rule are irrelevant unless you later decide to apply. Budget 7% to 10% acquisition costs and model ENFIA from year one.

Scenario 2: Golden Visa buyer targeting Crete at €400,000

Terms that matter most: all purchase terms plus Law 5100/2024 tiers, 120 m² rule, pink slip, Circular 1/2026 bank traceability, STR prohibition. You need a single residential property of at least 120 m² in a regional zone. Long-term lease income is permitted; AMA registration on the qualifying asset is not.

Scenario 3: Income investor with separate STR property

Terms that matter most: AMA registration, monthly AADE declarations, E1/E2 rental reporting, ENFIA, plus standard purchase terms on a non-qualifying asset. If you also hold a Golden Visa on a different property, keep registrations strictly separated, the STR ban applies only to the qualifying unit.

Risks Foreign Buyers Should Watch

Risk	Term involved	Mitigation
Tax base higher than expected	Objective value	Request objective value estimate before symvolaio
Title defect discovered late	Cadastre, KAEK	Independent lawyer title search before deposit
Permit renewal refused	AMA/STR on GV asset	Never register qualifying property for short-term rental
ENFIA shock in year two	E9, ENFIA zones	Model ENFIA from objective value before purchase
Border zone delay	Act 171	Confirm zone status in first viewing call
Funds documentation gap	Pink slip, bank account	Wire funds early; obtain certificate before notary

For a structured six-step due diligence process covering cadastre, building identity, and tax clearance, see the Greece property due diligence guide.

Frequently Asked Questions

What is an AFM and do all foreign buyers need one?

The AFM (Arithmos Forologikou Mitroou) is Greece's nine-digit tax identification number issued by AADE. Every property buyer, EU or non-EU, must obtain an AFM before paying transfer tax or signing the notarial deed. The number is free, permanent, and underpins E9 property declarations and ENFIA bills.

What is the difference between FMA transfer tax and ENFIA?

FMA (Φόρος Μεταβίβασης Ακινήτων) is the one-off property transfer tax at 3.09%, paid at purchase on the higher of sale price or objective value. ENFIA is the annual property ownership tax, calculated per square metre at rates of €2 to €16.20 depending on zone, floor, and building age. FMA is paid once; ENFIA recurs every year.

What is objective value in a Greek property transaction?

Objective value (αντικειμενική αξία) is the official tax-assessed value AADE assigns to each property based on zone coefficients, size, age, and location. Transfer tax, notary fees, and registry fees are often calculated on the higher of the agreed sale price or objective value. If objective value exceeds the purchase price, you still pay tax on the objective figure.

What is a symvolaio in Greece?

A symvolaio is the preliminary purchase agreement, a binding contract signed before the final notarial deed. It sets the price, deposit, completion date, and conditions. Your lawyer drafts or reviews it after title and cadastre checks. Breaking the symvolaio without contractual cause can forfeit the deposit or trigger penalty clauses.

What is the Greece Golden Visa 120 m² rule?

Under Law 5100/2024, built residential property in the €400,000 and €800,000 Golden Visa tiers must be a single unit with at least 120 square metres of usable area. Investors cannot combine several smaller apartments to reach the threshold. The €250,000 conversion and heritage tier does not carry the size requirement.

What is AMA registration for short-term rentals in Greece?

AMA (Arithmos Mitroou Akiniton) is the Property Registry Number issued when a property is registered in AADE's Short-Term Rental Registry. The AMA must appear on every Airbnb or Booking.com listing. Golden Visa qualifying properties cannot hold an active AMA while the permit is valid, long-term leases of 12 months or longer are permitted instead.

What is a pink slip for Greek property buyers?

The pink slip is the bank certificate confirming that purchase funds were imported into Greece from abroad via a wire transfer into a Greek bank account. Golden Visa applicants and many non-resident buyers need it to demonstrate inward capital flow. It is issued by the receiving Greek bank after the transfer clears.

What is the Greek cadastre and why does it matter?

The Hellenic Cadastre (Ktimatologio) is the national land registry recording ownership, boundaries, and encumbrances. Your lawyer must verify cadastre registration and extract a clean title before you sign a symvolaio. Properties with unresolved cadastre entries, boundary disputes, or unregistered co-owners cannot transfer cleanly.