Quick answer: Buying property in Greece follows 8 defined steps, AFM tax number and bank account, property search, lawyer due diligence, preliminary contract with deposit, transfer tax payment at 3.09%, notary deed, cadastre registration, and Golden Visa application if applicable. Total acquisition costs run 7 to 10% on top of the purchase price. A standard resale takes 2 to 4 months.
Purchasing real estate in Greece is a well-established legal process, but it is not self-service. The transaction is notary-driven, the title infrastructure varies in completeness across regions, and the tax obligations are front-loaded. Foreign buyers, both EU and non-EU, follow the same core sequence of steps, with non-EU nationals adding government clearance in designated border zones and, where applicable, a Golden Visa application after completion.
This guide covers every phase in sequence. For broader context on who can buy and what restrictions apply by nationality, see the Complete Guide for Foreign Buyers. For a detailed breakdown of all purchase fees, see Cost of Buying Property in Greece.
Overview: The 8 Phases of a Greek Property Purchase
| Phase | Action | Typical Timing |
|---|---|---|
| 1 | Obtain AFM + open Greek bank account | Week 1 to 2 |
| 2 | Property search and offer | Weeks 2 to 8 |
| 3 | Lawyer due diligence and title search | Weeks 3 to 6 (runs in parallel) |
| 4 | Sign preliminary contract (προσύμφωνο), pay deposit | Week 6 to 10 |
| 5 | Pay transfer tax (FMA) at AADE | Day before deed |
| 6 | Sign final notarial deed of sale | Week 8 to 16 |
| 7 | Cadastre / Land Registry registration | Weeks 8 to 20 |
| 8 | Golden Visa application (if qualifying) | After step 7 |
The timeline above assumes a clean resale with no cadastre complications, no border zone clearance, and no structural disputes. Each of the common complications, unresolved cadastre entries, tax arrears on the seller’s account, or a required engineer’s certificate, adds time but not necessarily cost.
A straightforward Greek resale takes four to eight months and moves through eight phases in a fixed order: AFM and bank account, search and offer, lawyer due diligence and title search, preliminary contract and deposit, transfer tax payment, the notarial deed, cadastre registration, and the Golden Visa application where one applies. The order is not a convention, it is a dependency chain. The notary will not execute a deed without a transfer tax receipt, the transfer tax cannot be assessed without an AFM, the AFM for a non-resident requires a Pink Slip and a Greek fiscal representative, and the Golden Visa file must be lodged within 60 days of cadastral registration rather than of the notary signing. Phases one and three are the ones worth starting six weeks earlier than feels necessary.
Phase 1: Obtain Your AFM and Open a Greek Bank Account
Every property transaction in Greece requires a Greek AFM, the Arithmos Forologikou Mitroou, the national tax identification number. This is not optional and cannot be skipped or deferred. The AFM is needed to sign any contract, pay transfer tax, and ultimately register ownership.
How to obtain an AFM: EU citizens apply at any Tax Office (Eforia) with a valid passport or national ID. Non-EU nationals additionally need a valid visa or residence document. If you cannot be present in person, your Greek lawyer can apply on your behalf via a notarised Power of Attorney. Processing takes 1 to 5 business days. There is no fee.
For a detailed walkthrough of the AFM and bank account setup process as it connects to the Golden Visa programme, see Greece Golden Visa: Bank Account and AFM Guide.
Opening a Greek bank account: A Greek bank account is required to receive a “Pink Slip” (Ροζ Φύλλο) confirming the import of funds from abroad. For non-residents purchasing with overseas capital, this certificate is the formal documentation that foreign currency was legally transferred into Greece and converted to euros. Alpha Bank, Piraeus Bank, Eurobank, and NBG all handle non-resident account openings; most now accept appointments arranged in advance via email.
You will need: passport, AFM number, proof of address from your country of residence, and source-of-funds documentation. Account opening takes 1 to 3 days once you have an appointment.
Phase 2: Property Search and Making an Offer
When searching, confirm upfront:
- Whether the property falls in a border zone (non-EU buyers need Ministry of Defense clearance)
- The cadastral registration status, properties in areas where the Ktimatologio is not yet complete carry extra risk
- The objective value relative to the asking price, since transfer tax is calculated on whichever is higher
- Whether the property is subject to any outstanding ENFIA (property tax) arrears that a title search will uncover
Once you identify a property and agree terms verbally, do not pay any money before your lawyer has confirmed the title is clean. An informal reservation payment (“μπλοκάρισμα”) is sometimes requested by agents but has no legal status and should be minimal or avoided until due diligence begins.
Phase 3: Lawyer Due Diligence and Title Search
Instructing a Greek lawyer is the most important single decision in the purchase process. While Greek law does not make legal representation mandatory in all cases, every serious foreign buyer uses one, and every professional in the transaction expects it.
Your lawyer’s due diligence covers:
- Title search (τίτλοι κτήσης): Tracing ownership back at least 20 years, verifying no gaps or disputes in the chain of title.
- Cadastre check: Confirming the property is registered in the Ktimatologio (National Cadastre) or the local Mortgage Registry, and that the registered boundaries match reality.
- Encumbrance check: Verifying no mortgages, liens, easements, or annotations (σημειώσεις) are attached to the title.
- Tax clearance: Confirming no outstanding ENFIA or other tax arrears against the property.
- Building permits and legality: Checking the building permit matches the current structure; any unauthorised additions must be regularised before transfer.
- Urban planning conformity: Verifying the property’s zoning and permitted uses, particularly important for land plots and rural properties.
Lawyer fees for a standard purchase run 1 to 1.5% of the purchase price. For complex transactions, border zone clearance, or corporate structures, fees are negotiated separately. For a full breakdown of what to expect, see Greece Golden Visa Lawyer and Legal Costs.
Phase 4: Preliminary Contract and Deposit
Once due diligence is substantially complete and both parties have agreed on terms, the transaction is formalised through a preliminary contract (προσύμφωνο). This can be a simple private written agreement or a notarised preliminary contract depending on the value and complexity.
The preliminary contract covers:
- Agreed purchase price and payment schedule
- Completion date for the final deed
- Deposit amount (typically 10% of the purchase price)
- Consequences of default: if the seller withdraws, they return double the deposit; if the buyer withdraws, they forfeit the deposit
For foreign buyers, the preliminary contract is also the moment to confirm any conditions precedent, such as satisfactory resolution of an outstanding cadastre issue, or receipt of border zone clearance for non-EU buyers in restricted areas.
Do not sign the preliminary contract until your lawyer has completed the core title search and confirmed there are no blocking issues. The deposit at this stage is at risk if you later discover problems that your lawyer would have found with more time.
Phase 5: Transfer Tax Payment
Transfer tax (Φόρος Μεταβίβασης Ακινήτου, FMA) is paid directly by the buyer to the AADE (the Greek Tax Authority) before the notary can proceed with the final deed. This is not a post-completion formality, no notary will sign the deed without a stamped tax receipt.
The rate is 3.09%, applied to the higher of:
- The declared contract price
- The official objective value (αντικειμενική αξία), the state-assessed value for tax purposes
The objective value is determined by property zone, size, floor, and condition, using tables published by the Ministry of Finance. In Athens and Thessaloniki, objective values have been updated to better reflect market reality; in secondary markets, objective values may be significantly below transaction prices.
Payment is made via the myProperty platform (AADE) using your AFM number. Your lawyer or notary will prepare the calculation and submission. Processing is same-day once payment is confirmed.
New-build exception: Properties sold for the first time by a developer are subject to VAT at 24% rather than transfer tax. This VAT has been suspended for residential use through end-2026, verify current status with your lawyer before committing.
Phase 6: Signing the Notarial Deed
The deed is signed at the notary’s office, in person or by an attorney acting under a Greek-form power of attorney, and it is the moment ownership actually moves. Everything before it is reversible; nothing after it is. Expect the appointment to run one to two hours, most of it the notary reading the deed aloud in Greek, and expect the transfer tax to have been paid before you walk in. The notarial deed of sale (Συμβόλαιο Αγοραπωλησίας) is the central legal act that transfers ownership. The notary:
- Reads the full deed aloud to both parties (or their authorised representatives)
- Confirms all required documents are present and valid
- Records the transaction in the Notarial Register
- Arranges physical transfer of funds (typically via bank transfer, confirmed on the day)
Documents required at deed signing:
| Document | Who Provides |
|---|---|
| AFM numbers (buyer and seller) | Both parties |
| Tax clearance certificate (seller) | Seller / seller’s lawyer |
| ENFIA certificates (last 5 years) | Seller |
| Cadastre / Land Registry certificates | Buyer’s or seller’s lawyer |
| Transfer tax receipt | Buyer (via AADE) |
| Engineer’s energy certificate (if required) | Seller |
| Power of Attorney (if not in person) | Buyer or seller |
| Pink Slip / proof of funds import | Buyer (non-resident) |
Both parties, or their attorneys-in-fact, must be present or represented. If you cannot attend in person, your Greek lawyer can act under a notarised Power of Attorney, a practical arrangement for international buyers.
Notary fees run 0.8 to 1.2% of the declared transaction value, paid by the buyer by convention, though allocation is negotiable.
Phase 7: Cadastre and Land Registry Registration
Signing the deed does not complete the transfer under Greek law. Ownership is not formally perfected until the deed is registered at:
- The National Cadastre (Ktimatologio) for areas where cadastral mapping is complete, or
- The Mortgage Registry (Ypothikofylakeio) for areas still under the older registry system
Your lawyer submits the deed along with the required supporting documents. Registration fees are approximately 0.475 to 0.65% of the objective value.
The Ktimatologio registration system has been progressively extended across Greece over the past decade. Most urban areas, Athens, Thessaloniki, major islands, are now on the Ktimatologio. Some rural and island areas still use the older Mortgage Registry. Your lawyer will confirm which system applies and what the registration timeline looks like.
Why this matters: until registration is confirmed, you hold a personal right against the seller but not full in rem (absolute) ownership against the world. In straightforward transactions, registration is completed within a few weeks. In areas with high transaction volume or unresolved disputes, it can take longer.
Phase 8: Golden Visa Application (If Applicable)
The Golden Visa application follows the deed rather than running alongside it: the file is built around a registered notarial deed and the cadastre extract that proves the registration. Which threshold you have to have met depends entirely on where the property sits. Qualifying thresholds (Law 5100/2024):
| Zone | Minimum Investment | Condition |
|---|---|---|
| Attica, Thessaloniki, Mykonos, Santorini, islands over 3,100 population | €800,000 | Single unit, min. 120 m² main area |
| All other regions of Greece | €400,000 | Single unit, min. 120 m² main area |
| Conversion/restoration of listed or commercial property | €250,000 | Full restoration required |
The application is submitted to the Migration Ministry through the Digital Entry system. Required documents include a certified copy of the notarial deed, cadastre registration extract, proof of investment funds, and health insurance. Processing timelines have varied significantly due to backlogs; new approvals in 2025 reached 8,879 (+95% year-on-year), while applications were 6,978 (−24.8%), reflecting the backlog clearing.
For full application sequence and required documents, see Greece Golden Visa Timeline and Application 2026.
Important: Golden Visa qualifying properties cannot be used for short-term tourist rental under the programme conditions. This is a separate restriction from general STR moratoriums in Athens.
Cost Summary: What You Will Actually Pay
| Cost Item | Rate | Amount on €400K |
|---|---|---|
| Transfer tax (FMA) | 3.09% of objective/price | ~€12,360 |
| Notary fees | 0.8 to 1.2% | €3,200 to 4,800 |
| Lawyer fees | 1 to 1.5% | €4,000 to 6,000 |
| Cadastre / Land Registry | ~0.475 to 0.65% | €1,900 to 2,600 |
| Agent commission (buyer) | 2 to 2.5% | €8,000 to 10,000 |
| Engineering / technical survey | Fixed | €300 to 800 |
| Total extras | ~7 to 10% | €29,760 to 36,360 |
Budget at minimum 8% for a typical resale with no agent involvement and a straightforward title. Golden Visa applicants should add government filing fees and, if a specialist GV lawyer is used, further legal costs.
Annual ownership costs include ENFIA property tax (€2 to 16.20/m² in typical bands, with a wealth supplement above approximately €500,000 total property objective value), and rental income tax at progressive rates of 15 to 45% if the property is let.
Common Issues That Delay Completion
Cadastre issues: Properties in areas where the Ktimatologio mapping is incomplete, or where the registered description does not match the physical property (common with inherited or long-held properties), require correction before the deed can proceed. This is the most frequent delay in secondary markets and on islands.
Seller’s tax arrears: Outstanding ENFIA or income tax arrears attributed to the seller must be cleared before a clean tax certificate is issued. This is a seller obligation but can stall the transaction while it is resolved.
Unauthorised construction: Additions or alterations without building permits (αυθαίρετα) are common in older Greek buildings. These must be regularised under the current amnesty framework or disclosed and accepted by the buyer before transfer.
Border zone clearance: Non-EU buyers purchasing in designated border zones must obtain Ministry of Defense approval, a process that typically takes 3 to 6 months. Your lawyer identifies border zone status before you commit.
Power of Attorney logistics: International buyers who cannot attend Greece for deed signing need a notarised and apostilled Power of Attorney, prepared in their home country and translated into Greek. Allow 2 to 4 weeks for this process.
Buyer scenarios for how to buy property greece step by step
The cash buyer of a clean Athens resale. The fastest path: four to eight weeks from accepted offer to deed, provided the AFM, Greek bank account and lawyer are already in place before the offer rather than after it.
The Golden Visa buyer at the tier boundary. Add the engineer certificate and cadastre extract as gating items before any deposit, and confirm the objective value in writing, because transfer tax is charged on the higher of price or objective value and can move the all-in figure past the budget without the price changing.
The remote buyer completing by power of attorney. Add two to three weeks for drafting, apostille and certified translation of the POA. Keep its scope narrow, limited to executing a deed on terms already agreed in writing, rather than granting authority to negotiate.
Risks and red flags at each stage
Greek purchases rarely fail slowly. They fail at four specific moments, the offer, the reservation, the preliminary agreement and the deed, and at each one the protective step takes days while the omission costs months.
- At the offer. Agreeing a price without the objective value in hand means the transfer tax is unknown, because FMA is charged on the higher of price or objective value.
- At the reservation. Paying a deposit before the cadastre extract and engineer certificate are back is the single most expensive habit in the Greek market. Both take days; the problems they find take months.
- At the preliminary agreement. This is where conditions belong: subject to clean title, subject to certified usable area above 120 m² if the Golden Visa matters, subject to legalisation of any unpermitted works at the seller’s cost.
- At the deed. Transfer tax must already be paid, the AFM issued and the Pink Slip in hand for non-residents. The notary will not proceed otherwise, and the slot is lost.
Frequently Asked Questions
There are 8 key steps: obtain an AFM and open a Greek bank account; conduct property search and viewings; instruct a lawyer for due diligence and title search; sign a preliminary contract and pay a 10% deposit; pay transfer tax at 3.09% before the deed; sign the notarial deed of sale; register ownership at the Cadastre or Land Registry; and apply for a Golden Visa if the purchase qualifies. A straightforward resale takes 2 to 4 months.
Total acquisition costs run 7 to 10% on top of the purchase price. The main items are transfer tax at 3.09%, notary fees of 0.8 to 1.2%, lawyer fees of 1 to 1.5%, cadastre registration at approximately 0.475 to 0.65%, and agent commission of 2 to 2.5% if applicable. On a €400,000 purchase, budget approximately €29,000 to 36,000 in transaction costs beyond the price.
Not legally mandatory in all cases, but in practice essential for foreign buyers. The notary is legally required and authenticates the deed, but acts as a neutral officer, not your representative. Your lawyer conducts the title search, verifies cadastre registration, checks for encumbrances and ENFIA arrears, and drafts or reviews the preliminary contract. Lawyer fees run 1 to 1.5% of the purchase price.
The property transfer tax (FMA) is 3.09% of the higher of the declared contract price or the officially assessed objective value. The buyer pays this directly to AADE before the notary deed is signed. New-build properties sold by developers are subject to 24% VAT instead, though VAT on residential new-builds has been suspended through end-2026.
A standard resale transaction takes 2 to 4 months. Cadastre complications or border zone clearance for non-EU buyers can add 1 to 6 months. Off-plan new-build purchases follow developer completion schedules, typically 12 to 36 months. Golden Visa applications filed after the deed take a further 2 to 4 months under current processing volumes.
Under Law 5100/2024, the minimum is €800,000 for a single residential unit of at least 120 m² in Attica (including Athens and the Riviera), Thessaloniki, Mykonos, Santorini, and larger islands. The minimum is €400,000 in all other Greek regions. The conversion/restoration route for qualifying heritage or commercial properties has a lower threshold of €250,000.
Yes. A notarised and apostilled Power of Attorney prepared in your home country allows your Greek lawyer to represent you throughout the entire process, including signing the preliminary contract, paying transfer tax, and executing the notarial deed. Allow 2 to 4 weeks for PoA preparation and translation into Greek. Many international buyers complete the full purchase remotely after a single property-viewing trip.
The Greek National Cadastre (Ktimatologio) is the official land registry recording ownership, boundaries, and encumbrances. Your lawyer verifies that the property is fully registered, the registered boundaries match the physical property, and no unresolved disputes or annotations are attached. Properties with incomplete cadastre registration cannot be transferred cleanly. This check is one of the most common sources of transaction delays, particularly for older or inherited properties.
Read next
Buying Property in Greece as a Foreigner: The 2026 Process
The full sequence from AFM number to registered deed, with the statutory rates, the certificates that catch problems, and what changed on 1 January 2026.
Due Diligence Greece Property: The Complete 2026 Checklist
Due diligence Greece property: title search, cadastre, ENFIA arrears, permits, engineer survey, co-ownership, mortgages, Golden Visa tier. Full checklist.
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