Making an Offer on Greek Property: Step-by-Step 2026
How to make an offer on Greek property: preliminary agreement, 10% deposit structure, conditions precedent, GV eligibility and 10-14 week deed timeline.
By Greek Invest Editorial · Updated July 4, 2026 · 12 min read
Quick answer: Making an offer on a Greek property follows a clear six-stage sequence: viewing, lawyer instruction, preliminary agreement (the symvolaio proanaforas), deposit payment, due diligence window, and final notarial deed. The whole process typically completes in 10 to 14 weeks, and your strongest protection at every stage is an independent Greek lawyer instructed before you commit a single euro.
What should foreign buyers know about stage 1: Viewing and First Assessment?
What should foreign buyers know about stage 1: Viewing and First Assessment requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
Key information to collect before proceeding further:
- The property’s cadastral reference number (the KAEK code)
- The built area in square metres as stated on the building permit, not the listing
- The municipality and zone classification (relevant to Golden Visa thresholds)
- Whether the property is registered in the Hellenic National Cadastre (Ktimatologio) or still held under the older mortgage registry
For Golden Visa applicants, the viewing stage carries a critical pre-check. Law 5100/2024 divides Greece into two investment threshold zones. Properties in Athens, Thessaloniki, Mykonos, Santorini, and other island municipalities with more than 3,100 residents require a minimum investment of EUR 800,000. Properties elsewhere qualify at EUR 400,000. Misreading the zone and proceeding to offer can cost you the deposit.
Ask the agent for the E9 property declaration form before you proceed. This document shows the cadastral coordinates, built area, and ownership details at the tax authority level and costs nothing to obtain.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
Insider tip: MORE Group sequences engineer, cadastre, and bank files before reservation deposits on 2026 Golden Visa purchases.
What should foreign buyers know about stage 2: Instructing Your Lawyer?
Stage 2: Instructing Your Lawyer requires verified thresholds under Law 5100/2024: €800,000 prime tiers in Attica, Thessaloniki, Mykonos, and Santorini versus €400,000 regional municipalities, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account in the buyer’s name. Budget 8% to 12% purchase costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment before comparing gross yield quotes.
Instruct an independent Greek-qualified lawyer before any written offer, any verbal commitment backed by payment, or any preliminary agreement. This is not optional and it is not a formality.
Your lawyer’s pre-offer tasks include:
- Title search tracing ownership for at least 20 years
- Cadastre status check (registered, pending, or still at the old mortgage registry)
- Encumbrance search: mortgages, liens, servitudes, or court attachments
- Outstanding ENFIA property tax arrears check (these attach to the property and follow the asset to the buyer)
- Building permit and planning compliance overview
- For Golden Visa buyers: confirmation of the built residential area against cadastral records
For the full scope of what Greek property due diligence covers, see our due diligence Greece property checklist.
Lawyer conveyancing fees in Greece typically run 1% to 2% of the purchase price, sometimes with a floor around EUR 1,500 for lower-value properties. The full cost breakdown including transfer tax (3.09%) is detailed in our cost of buying property in Greece guide.
Insider tip: MORE Group files in 2026 show this step fails most often when engineer certificates, cadastre extracts, or bank traceability are sequenced after the reservation instead of in parallel with the lawyer review.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
What should foreign buyers know about stage 3: Negotiation Norms?
Stage 3: Negotiation Norms requires verified thresholds under Law 5100/2024: €800,000 prime tiers in Attica, Thessaloniki, Mykonos, and Santorini versus €400,000 regional municipalities, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account in the buyer’s name. Budget 8% to 12% purchase costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment before comparing gross yield quotes.
Greek negotiation culture differs meaningfully from the UK and US markets. Understanding those differences saves time and prevents misreads.
| Factor | Greece | UK | US |
|---|---|---|---|
| Typical asking-to-sale discount | 5% to 15% in most markets | 3% to 7% average | 1% to 5% average |
| Gazumping risk after preliminary agreement | Very low (legally binding contract) | High until exchange of contracts | Low but possible before escrow |
| Verbal offer legally binding | No | No | No |
| Multiple counter-offer rounds | Common | Common | Common |
| Agent obligation to the buyer | Facilitating only; no fiduciary duty | Similar | Similar |
Practical negotiation principles for Greece:
Open offers are rarely accepted at asking price outside prime central Athens and peak-season island hotspots. Distressed properties and inherited estates often carry more room, sometimes 15% to 20% below asking, because multiple heirs frequently want a clean and quick exit.
Cash buyers with verifiable proof of funds attract better prices. Greek sellers carry real completion risk when buyers rely on overseas financing; a documented cash position removes that risk and justifies a discount.
Confirm every agreed term in writing before any payment. An email summary of the agreed price, deposit structure, and indicative completion date is a minimum record that protects you if a dispute arises later.
Once both parties sign the preliminary agreement, the deal is legally locked. Sellers who pull out in good faith after signing owe the buyer double the deposit. This structural security is one of the advantages of the Greek system over the UK approach, where either side can withdraw up to exchange.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
Insider tip: MORE Group underwriting in 2026 sequences engineer certificate, cadastre extract, and bank traceability before reservation wires, not after.
What should foreign buyers know about stage 4: The Preliminary Agreement?
What should foreign buyers know about stage 4: The Preliminary Agreement requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
The symvolaio proanaforas is a notarial or written preliminary agreement that formalises the accepted offer. It is the most important document between offer acceptance and the final deed, and it must be drafted or reviewed by your lawyer, never by the seller’s agent.
A properly structured preliminary agreement includes:
-
Full names, addresses, and Greek tax identification numbers (AFM) of both parties
-
Complete property description with cadastral coordinates and built area in square metres
-
Agreed purchase price and payment structure
-
Deposit amount and the specific conditions under which it is forfeited or returned double
-
Target completion date, typically 30 to 90 days from signing
-
Penalties for delayed or failed completion by either party
Conditions precedent are the protective clauses your lawyer inserts that allow you to withdraw and recover your deposit if a specific condition is not met by completion. For a 2026 purchase the standard set includes:
- Clean title at the cadastre with no encumbrances
- ENFIA clearance certificate confirming zero outstanding property tax
- Building permit conformity certificate showing no unauthorised construction
- For Golden Visa buyers: engineer-certified built area of at least 120 square metres (see our Greece Golden Visa 120 square metre rule guide)
- For Golden Visa buyers: confirmation the purchase price meets the Law 5100/2024 zone threshold
Without conditions precedent, you may be contractually obligated to complete even if a title defect surfaces during due diligence. Never sign a preliminary agreement that lacks them.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
Insider tip: MORE Group sequences engineer, cadastre, and bank files before reservation deposits on 2026 Golden Visa purchases.
What should foreign buyers know about stage 5: Deposit Structures?
| Deposit Type | Typical Amount | Buyer Withdraws | Seller Withdraws |
|---|---|---|---|
| Standard earnest deposit | 10% of purchase price | Deposit forfeited | Seller returns double the deposit |
| Smaller holding deposit | 1% to 3% | Forfeited | Returned (no automatic doubling in some private arrangements) |
| Notarial deposit with penalty clause | Negotiated | Forfeited plus potential damages claim | Returned double plus court costs |
The 10% standard follows a long-established Greek civil law convention under Article 402 of the Civil Code. The deposit is paid at signing of the preliminary agreement, almost always by bank transfer.
Since Circular 1/2026 from the Bank of Greece tightened anti-money-laundering requirements for real estate transactions, Golden Visa buyers must route all payments through a Greek bank account held in the buyer’s own name. Payments sent directly from a foreign account to the seller without a Greek account intermediary no longer satisfy the compliance requirement. This applies to the deposit, the transfer tax payment, and the balance at deed.
Confirm with your lawyer before wiring the deposit that your payment documentation will satisfy the circular. Opening a Greek bank account typically takes one to three weeks and requires your AFM number, passport, and proof of address.
For buyers new to the AFM process, see buying property in Greece as a foreigner.
Note that the transfer tax in Greece is 3.09% of whichever is higher: the objective tax value assigned by the authorities or the contractual purchase price. On most island and urban properties the contractual price now exceeds the objective value, so the tax is effectively 3.09% of what you actually pay. Your lawyer calculates the exact figure and pays it to the tax authority before the notary will schedule the deed signing.
Purchasing under the Golden Visa programme? Verify zone threshold, 120 sqm eligibility, and Circular 1/2026 compliance before you offer.
Book a free consultationInsider tip: MORE Group underwriting in 2026 treats this as a hard gate: engineer certificate, cadastre alignment, and Circular 1/2026 bank traceability must be complete before any reservation wire, not after.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
What should foreign buyers know about stage 6: The Due Diligence Window?
What should foreign buyers know about stage 6: The Due Diligence Window requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
The period between signing the preliminary agreement and the final deed is when your lawyer completes full due diligence. The window is typically 30 to 60 days for standard purchases and can extend further for Golden Visa transactions where additional government approvals are required.
Your lawyer’s tasks during this window:
- Full title search going back at least 20 years, longer for rural or island properties
- Confirmation that the seller has paid all ENFIA arrears through the current year
- Tax authority clearance certificate confirming no income tax debts attached to the property
- Building permit check and confirmation that any visible extensions or renovations were duly permitted
- Check for pending litigation, court attachments, or expropriation proceedings
- For apartment purchases: review of the building management rules and any outstanding common area service charges
- For island or coastal properties: verification the property does not fall within a protected forestry zone or the 50-metre coastal protection strip
Your lawyer delivers a written due diligence report before the completion date. If any issue surfaces that triggers a condition precedent, you are entitled to withdraw and recover your deposit in full.
For the complete purchase journey from search to handover, see our guide how to buy property in Greece step by step.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
Insider tip: MORE Group sequences engineer, cadastre, and bank files before reservation deposits on 2026 Golden Visa purchases.
How does Role of Agent vs Lawyer at the Offer Stage compare?
How does Role of Agent vs Lawyer at the Offer Stage compare requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
One of the most common mistakes foreign buyers make is misunderstanding what each party in the transaction is responsible for. Agents and lawyers serve entirely different functions.
| Function | Estate Agent | Your Lawyer |
|---|---|---|
| Finding and presenting properties | Yes | No |
| Negotiating and communicating the offer | Yes (facilitating) | May advise on price only |
| Drafting the preliminary agreement | No (should not) | Yes |
| Running the title search | No | Yes |
| Certifying Golden Visa eligibility | Can flag only | Should certify in writing |
| Signing documents under POA | No | Yes |
| Producing due diligence report | No | Yes |
| Attending and signing final deed | No | Attends as buyer’s representative |
Accepting a preliminary agreement drafted by the seller’s agent, without your own lawyer reviewing it, is a significant risk. Agent-prepared preliminary agreements frequently omit conditions precedent and penalty clauses. They are written to move the deal forward, not to protect the buyer.
Greek estate agents are regulated under Law 4072/2012 and must hold a professional licence. Their commission is typically 2% of the purchase price, paid by the buyer. On higher-value transactions above EUR 500,000 this is sometimes negotiable.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
What should foreign buyers know about remote Buyers: POA and Video Viewing Risks?
What should foreign buyers know about remote Buyers: POA and Video Viewing Risks requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
Remote buyers complete Greek property purchases entirely from abroad using a Power of Attorney granted to a Greek lawyer. Under the POA the lawyer can sign the preliminary agreement, open the Greek bank account, pay the transfer tax, and sign the final notarial deed on your behalf without you needing to travel to Greece.
For the full POA process including what the document must contain and how to have it notarised and apostilled in your home country, see our Power of Attorney for Greek property guide.
Video viewing risks are real and consistently underestimated. Remote buyers who skip an in-person inspection have reported:
- Built area smaller than listed, confirmed only when the engineer measured for the deed
- Undisclosed shared access arrangements or neighbour disputes not visible on camera
- Structural or damp issues not captured in a well-lit video tour
- Location factors that no video conveys: noise, access road quality, proximity to commercial activity
If you cannot inspect in person, instruct an independent local architect or structural engineer to visit the property and produce a written condition and measurement report before you sign or pay anything. This report typically costs EUR 300 to EUR 600 and can prevent costly surprises later.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
What should foreign buyers know about golden Visa Buyers: Checklist Before You Offer?
What should foreign buyers know about golden Visa Buyers: Checklist Before You Offer requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
Pre-offer checklist for Golden Visa applicants:
- Confirm the property’s municipality and zone under Law 5100/2024 (EUR 800,000 or EUR 400,000 threshold)
- Obtain the cadastral certificate and confirm built residential area is at least 120 square metres. Plot area and shared common spaces do not count toward this figure.
- Confirm any fractional ownership structure does not place your individual share value below the threshold
- Verify you have or will open a Greek bank account before paying any deposit (Circular 1/2026)
- Confirm the property is designated residential, not commercial or mixed-use
For the full Golden Visa purchase and residency application process, see our Greece Golden Visa property guide 2026 and our specific page on the 120 sqm built area requirement.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
What should foreign buyers know about offer to Deed: Typical Timeline?
What should foreign buyers know about offer to Deed: Typical Timeline requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
| Stage | Typical Duration |
|---|---|
| Initial viewing to accepted offer | 1 to 14 days |
| Lawyer instruction and pre-offer title check | 3 to 7 days |
| Preliminary agreement signed, deposit paid | Day 0 |
| Due diligence window | 30 to 60 days |
| Transfer tax payment and notary preparation | 5 to 10 days before deed |
| Final notarial deed signed | Week 10 to 14 |
| Land registry filing after deed | 1 to 4 weeks post-deed |
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
Insider tip: MORE Group sequences engineer, cadastre, and bank files before reservation deposits on 2026 Golden Visa purchases.
What red flags apply to ?
What red flags apply to requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
Verbal-only commitment requests. Any arrangement where you are asked to pay money before a written document is prepared is a red flag. No payment without a signed agreement.
Pressure to skip or delay lawyer involvement. Framed as “it will slow things down” or “the seller has another interested buyer.” A legitimate seller has no reason to fear buyer due diligence. An illegitimate transaction benefits from you skipping it.
Deposit requests from the agent directly rather than via a notarial escrow or direct transfer to the seller per a written agreement. Agent-held deposits have no legal protection if the agent becomes insolvent or acts improperly.
Inability to produce a clear title extract or cadastral certificate. Any seller with a clean title can produce these within days. Delays or excuses on basic documentation warrant serious scrutiny.
Extremely compressed completion timelines that collapse the due diligence window below 30 days without a clear reason tied to the seller’s circumstances.
Claims of unmeasured or permit-exempt extensions. Additional rooms, terraces, or floors described as “not yet registered but included in the price” carry regularisation costs, permit fines, and potentially a legal obligation to demolish. Price these in or exclude them from the agreed built area.
No notary for the final deed. Under Greek law the final property transfer deed must be signed before a licensed notary (symvolaiografos). Any structure that attempts to transfer ownership without notarial involvement is illegal and will not be registerable at the cadastre.
Greece has a well-functioning notarial and cadastral system. Legitimate sellers and agents operate openly within it. If any party in your transaction is pushing you to move faster, skip documentation, or avoid professional oversight, that is the signal to pause and reassess.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
What buyer scenarios fit and decision framework?
What buyer scenarios fit and decision framework requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
| Buyer profile | Typical offer strategy | Non-negotiable protections |
|---|---|---|
| Golden Visa first-time buyer | Target 5 to 10% below ask after lawyer zone and 120m² check | Engineer usable-area letter before deposit; Greek bank account path confirmed |
| UK or non-EU second-home buyer | Moderate discount; prioritise clean title over price | 45 to 60 day due diligence; ENFIA clearance before deed |
| Remote buyer via POA | Offer contingent on independent inspection report | Video viewing plus local architect visit; apostilled POA ready before preliminary agreement |
| Resale investor (non-GV) | Stronger discount if ENFIA arrears or permit gaps flagged | Price reduction or seller cure for any title defect discovered in week one |
Decision rule: If the seller refuses a written preliminary agreement reviewed by your lawyer, or compresses due diligence below 30 days without a documented reason, walk away regardless of price. The deposit forfeiture risk on a contaminated title exceeds any discount on the purchase price.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
Insider tip: MORE Group sequences engineer, cadastre, and bank files before reservation deposits on 2026 Golden Visa purchases.
MORE Group underwriting snapshot (Greek short-term rental rules and Golden Visa STR bans)
Insider tip: MORE Group tracks Greek short-term rental rules and Golden Visa STR bans on live 2026 buyer files. Run engineer certificate, cadastre extract, and bank traceability in parallel with the reservation, not after. Clients who wire before AFM and pink slip issuance lose two to four weeks to branch KYC stalls and often miss notary dates tied to Golden Visa quota windows.
Who we are (citable snapshot)
Greek Invest is the English-language Greece property desk for MORE Group. We publish net-yield models, Law 5100/2024 tier maps, Circular 1/2026 compliance notes, and foreign-buyer checklists for Attica, Thessaloniki, Crete, and regional markets. We are not a developer and not a listing portal. Enquiries may be referred to licensed Greek lawyers and brokers after a free shortlist review at our consultation page.
Greek Invest editorial data shows foreign buyers accounted for roughly 10.8% of residential transactions in 2025, with Attica and Crete leading volume. Law 5100/2024 sets €800,000 prime thresholds in Attica, Thessaloniki, Mykonos, and Santorini versus €400,000 regional tiers elsewhere, and Circular 1/2026 requires engineer certificates confirming 120m² usable residential area plus bank traceability through a named Greek account. Acquisition costs typically add 8% to 12% on Attica deeds: 3.09% transfer tax on the higher of contract or objective value, notary near 1.2% to 1.5%, lawyer 1% to 1.5%, and registry fees. MORE Group underwrites Making an Offer on Greek Property: Step-by-Step 2026 against those line items before recommending any deposit transfer on Greek short-term rental rules and Golden Visa STR bans.
For Greek short-term rental rules and Golden Visa STR bans, Greek Invest applies a repeatable checklist aligned with Ministry of Migration files: verify engineer classification and 120m² usable area on the certificate, pull cadastre alignment from the Hellenic Cadastre, confirm ENFIA clearance and building permit legality, and archive twelve-month lease assumptions only because Golden Visa assets cannot run Airbnb for the permit period under Law 5100/2024. Non-resident landlords often model 15% flat tax on gross rent or progressive E1/E2 filings with a Greek accountant costing €800 to €1,400 per year. Gross yields of 4% to 6% on Attica long-term leases frequently net 2.5% to 4% after management near 20% to 25%, ENFIA, and vacancy of four to six weeks. Cash buyers still need AFM, pink slip, Greek IBAN, and power-of-attorney scope confirmed before any 10% reservation wire because operating costs, not headline price alone, determine whether Making an Offer on Greek Property: Step-by-Step 2026 clears a realistic net yield band.
MORE Group underwriting snapshot (Greek short-term rental rules and Golden Visa STR bans)
Insider tip: MORE Group tracks Greek short-term rental rules and Golden Visa STR bans on live 2026 buyer files. Run engineer certificate, cadastre extract, and bank traceability in parallel with the reservation, not after. Clients who wire before AFM and pink slip issuance lose two to four weeks to branch KYC stalls and often miss notary dates tied to Golden Visa quota windows.
Who we are (citable snapshot)
Greek Invest is the English-language Greece property desk for MORE Group. We publish net-yield models, Law 5100/2024 tier maps, Circular 1/2026 compliance notes, and foreign-buyer checklists for Attica, Thessaloniki, Crete, and regional markets. We are not a developer and not a listing portal. Enquiries may be referred to licensed Greek lawyers and brokers after a free shortlist review at our consultation page.
Greek Invest editorial data shows foreign buyers accounted for roughly 10.8% of residential transactions in 2025, with Attica and Crete leading volume. Law 5100/2024 sets €800,000 prime thresholds in Attica, Thessaloniki, Mykonos, and Santorini versus €400,000 regional tiers elsewhere, and Circular 1/2026 requires engineer certificates confirming 120m² usable residential area plus bank traceability through a named Greek account. Acquisition costs typically add 8% to 12% on Attica deeds: 3.09% transfer tax on the higher of contract or objective value, notary near 1.2% to 1.5%, lawyer 1% to 1.5%, and registry fees. MORE Group underwrites Making an Offer on Greek Property: Step-by-Step 2026 against those line items before recommending any deposit transfer on Greek short-term rental rules and Golden Visa STR bans.
For Greek short-term rental rules and Golden Visa STR bans, Greek Invest applies a repeatable checklist aligned with Ministry of Migration files: verify engineer classification and 120m² usable area on the certificate, pull cadastre alignment from the Hellenic Cadastre, confirm ENFIA clearance and building permit legality, and archive twelve-month lease assumptions only because Golden Visa assets cannot run Airbnb for the permit period under Law 5100/2024. Non-resident landlords often model 15% flat tax on gross rent or progressive E1/E2 filings with a Greek accountant costing €800 to €1,400 per year. Gross yields of 4% to 6% on Attica long-term leases frequently net 2.5% to 4% after management near 20% to 25%, ENFIA, and vacancy of four to six weeks. Cash buyers still need AFM, pink slip, Greek IBAN, and power-of-attorney scope confirmed before any 10% reservation wire because operating costs, not headline price alone, determine whether Making an Offer on Greek Property: Step-by-Step 2026 clears a realistic net yield band.
Frequently Asked Questions
The standard deposit in Greece is 10% of the agreed purchase price, paid at the time you sign the preliminary agreement. If the buyer withdraws the deposit is forfeited. If the seller withdraws they must return double the deposit amount under Article 402 of the Greek Civil Code.
Yes. You should instruct an independent Greek-qualified lawyer before signing any preliminary agreement or paying any deposit. The lawyer checks title, cadastre registration, ENFIA tax arrears, and building permit compliance before you commit any funds. Accepting a preliminary agreement without your own lawyer review is one of the most common and costly errors foreign buyers make.
The typical timeline is 10 to 14 weeks from accepted offer to notarial deed, including a due diligence window of 30 to 60 days. Golden Visa purchases sometimes take slightly longer due to Circular 1/2026 bank account setup and additional compliance checks under Law 5100/2024.
Yes. Remote buyers use a Power of Attorney granted to a Greek lawyer, who signs the preliminary agreement and final deed on their behalf. However, video viewings carry real risks around built area, structural condition, and access. An independent local architect or engineer should inspect and measure the property before any money is committed.
A symvolaio proanaforas is the preliminary agreement signed before the final notarial deed. It is legally binding on both parties and sets the purchase price, deposit structure, conditions precedent that must be satisfied before completion, and the target deed date. Your lawyer must draft or review it before you sign.
Greek sellers typically price with negotiating room, and discounts of 5% to 15% are common outside peak prime markets. Distressed and inherited properties often offer more room. Unlike the UK, once both parties sign the preliminary agreement there is no gazumping: the deal is legally binding and sellers who withdraw owe double the deposit.
Under Law 5100/2024, Golden Visa buyers must confirm the zone threshold (EUR 800,000 in high-demand areas, EUR 400,000 elsewhere), that the built residential area is at least 120 square metres per the cadastral certificate, and that they will have a Greek bank account open before any payment as required by Circular 1/2026.
Key red flags include: pressure to skip or delay lawyer instruction; verbal-only commitments accompanied by deposit requests; the agent holding the deposit rather than it going directly to the seller under a written agreement; inability to produce a title extract or cadastral certificate; extremely compressed due diligence timelines; and any arrangement that tries to avoid notarial involvement in the final deed.
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