Buying Resale Property Greece: Checklist for Foreigners
Buying resale property Greece checklist: title search, ENFIA clearance, engineer survey, notary prep, 3.09% transfer tax. Full step-by-step for foreign buyers.
By Greek Invest Editorial · Updated July 4, 2026 · 10 min read
Quick answer: Buying resale property in Greece as a foreigner involves nine sequential steps: get an AFM tax number, hire a Greek lawyer, run a cadastre and title check, obtain ENFIA clearance from the seller, commission an engineer survey (€300 to 800), confirm border zone status if you are non-EU, sign a preliminary agreement with a deposit, pay the 3.09% transfer tax, then complete at the notary. 78% of foreign buyers choose resale over new-build. This checklist covers every step in order.
Greece’s resale market consistently dominates foreign buyer activity. The preference is not accidental: resale properties offer established rental histories, lower per-square-metre prices than new-build in most areas, and no VAT (new-builds attract 24% VAT versus the 3.09% transfer tax on resale). At the same time, resale transactions carry risks that a new-build purchase, where the developer holds legal responsibility for clean title, does not. Those risks are predictable and manageable, but only if the right checks happen in the right order.
For the end-to-end purchase process, see How to Buy Property in Greece Step by Step. For the complete cost breakdown including taxes and fees, see Cost of Buying Property in Greece.
How does Resale vs New-Build: What Changes for Your Checklist compare?
| Factor | Resale Property | New-Build (First Sale) |
|---|---|---|
| Transfer tax | 3.09% of contract / objective value | VAT 24% (no FMA) |
| Title history | Traced 20+ years back | Starts from developer |
| ENFIA arrears risk | Yes, check seller’s clearance | No (no prior owner) |
| Building permit issues | Common, pre-2000 stock often irregular | Developer’s responsibility |
| Engineer survey need | Essential, unauthorised construction common | Less critical; permit is recent |
| Cadastre registration | May be incomplete on older properties | Generally current |
| Negotiation leverage | Higher, motivated sellers | Lower, developer price lists |
| Rental history | Verifiable | Projected only |
The 3.09% transfer tax versus 24% VAT difference is the primary financial argument for resale on high-value transactions. On a €400,000 property, the difference is €82,840. For many buyers the due diligence cost is therefore trivial relative to the tax saving, not an overhead to minimise.
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 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.
How does Step 1: Get Your Greek Tax Number (AFM) work?
Step 1: Get Your Greek Tax Number (AFM) 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.
An AFM is the first administrative requirement for any Greek property transaction. You cannot open a Greek bank account, pay transfer tax, or appear in a notarial deed without one.
Your lawyer applies to the local AADE tax office on your behalf. Required documents are a passport copy and proof of foreign address. There is no fee. Processing takes 1 to 5 working days. In practice, most lawyers in tourist areas can arrange same-day or next-day collection during the season.
Apply for your AFM before you travel to view properties. Having it in place lets your lawyer move immediately if you find something you want to offer on.
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
How does Step 2: Appoint a Greek Lawyer Before Making Any Offer work?
Step 2: Appoint a Greek Lawyer Before Making Any Offer 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.
This cannot be overstated: appoint your own lawyer before you make an offer, before you pay any reservation fee, and before you give any agent or developer any personal information you would not want shared.
Your lawyer’s role in a resale transaction is protective in ways that have no equivalent in other markets. The notary authenticates the deed but represents neither party. The seller’s agent works for the seller. Your lawyer is the only professional on your side of the transaction table.
Typical legal fees for a resale purchase run 1% to 2% of the purchase price. For a €300,000 apartment that is €3,000 to €6,000. For that fee your lawyer runs every legal check, reviews the preliminary agreement, and attends the notarial completion on your behalf, including under power of attorney if you cannot be present.
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.
How does Step 3: Confirm Border Zone Status for Non-EU Buyers work?
Step 3: Confirm Border Zone Status for Non-EU Buyers 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.
If you are a non-EU national, run the border zone check before incurring any other due diligence cost. Border zones include some of the most-requested purchase locations in Greece.
| Region | Border Zone Status | Non-EU Buyer Requirement |
|---|---|---|
| Corfu | Yes | Ministry of National Defence approval |
| Rhodes | Yes | Ministry of National Defence approval |
| Mykonos | Yes | Ministry of National Defence approval |
| Crete (most areas) | Yes | Ministry of National Defence approval |
| Lesbos, Samos, Chios | Yes | Ministry of National Defence approval |
| Athens (mainland) | No | No restriction |
| Thessaloniki | Partial | Check specific area with lawyer |
| Peloponnese | No (most areas) | No restriction |
Approval takes 3 to 6 months and must be completed before any deposit is paid. Budget this into your timeline from the outset. EU and EEA nationals face no restriction anywhere in Greece.
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
How does Step 4: Request the Seller’s Document Pack work?
How does Step 4: Request the Seller’s Document Pack work 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.
Once you have identified a property and your lawyer has been engaged, the first substantive action is to request the complete document pack from the seller. This pack is the raw material for due diligence; without it, your lawyer cannot run any checks.
| Document | What It Confirms | Red Flag if Missing |
|---|---|---|
| Title deed (certified copy) | Legal ownership and acquisition history | Cannot verify chain of title |
| Cadastre extract (Ktimatologio) | Registered boundaries and ownership | Property may be unregistered |
| ENFIA clearance certificate | Zero outstanding property tax arrears | Buyer inherits tax debt |
| Building permit + floor plan | Authorised construction state | Cannot verify permit compliance |
| Electronic Building Identity | Current regulatory compliance | Possible unresolved violations |
| Land Registry encumbrance certificate | No mortgages, liens, or attachments | Buyer inherits encumbrances |
| Topographic survey | Plot boundaries and measurements | Boundary disputes possible |
| Regularisation documents (if applicable) | Any unauthorised construction legalised | Outstanding fines or orders |
Your lawyer formally requests this pack from the seller’s lawyer. In practice, any seller with a well-managed property will have this documentation available. Significant delays in providing any element, especially the ENFIA clearance or cadastre extract, are worth investigating before proceeding.
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.
How does Step 5: Title Search and Cadastre Verification work?
Step 5: Title Search and Cadastre Verification 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.
This is the core legal due diligence step. For details on each element, see Greece Property Cadastre Check and Due Diligence Greece Property.
Your lawyer searches the title going back a minimum of 20 years, tracing each ownership transfer to confirm:
- All prior sales were legally valid with a notarial deed
- No co-owners are unaccounted for under Greek inheritance rules
- No pending legal claims or disputes are attached to the title
- The seller’s ownership is recorded correctly and completely
The cadastre extract from the Hellenic National Cadastre (Ktimatologio) cross-references the title against the national digital registry. In areas still in the transition phase from the old Mortgage Office system, your lawyer runs the physical title search at the local office rather than relying solely on the cadastre database.
Co-ownership is the single most common complication in Greek resale transactions. Greek inheritance law distributes property to heirs in fractional shares automatically. A property marketed by one individual can have silent co-owners, siblings, children, nieces, whose consent is legally required for a valid sale. Your title search surfaces this; your lawyer must identify and obtain signatures from every registered owner before completing.
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
How does Step 6: ENFIA Clearance work?
How does Step 6: ENFIA Clearance work 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.
ENFIA is Greece’s annual property tax. Unlike in some jurisdictions where unpaid taxes are purely a seller’s personal liability, ENFIA arrears attach to the property title. A buyer who completes without obtaining clearance inherits the seller’s outstanding obligations.
Your lawyer requests a tax clearance certificate directly from AADE confirming zero ENFIA outstanding. This must cover all prior tax years, not just the most recent one.
ENFIA is also useful as a valuation cross-check. The annual ENFIA bill is calculated from the property’s objective (tax) value, the government-assigned floor value used as the minimum base for the 3.09% transfer tax calculation. If the seller’s ENFIA bill implies an objective value significantly higher than the contract price, your lawyer should clarify this before you commit, as the transfer tax will be calculated on the higher figure.
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 |
How does Step 7: Engineer Survey work?
How does Step 7: Engineer Survey work 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.
For resale transactions, especially on properties built before 2000, an independent engineer survey is among the most valuable steps in the checklist. For full detail on what this covers, see Greece Property Engineer Certificate.
The engineer:
- Measures the property and compares measurements to the approved building permit
- Identifies any construction not reflected in the original permit (enclosed balconies, additional rooms, roof alterations, basement conversions)
- Verifies any regularisation paperwork for previously unauthorised construction
- Issues the Electronic Building Identity (Ilektroniki Tautopoiisi Ktiriou), the property’s current compliance document
- For Golden Visa applications, certifies usable area meets the 120m² minimum
Engineer fees run €300 to €800 for standard residential properties. A larger villa with complex permit history can run higher. This fee is almost always among the best money spent in a Greek transaction, a single unauthorised extension that triggers a demolition order costs orders of magnitude more to resolve than the survey fee.
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 |
How does Step 8: Preliminary Agreement and Deposit work?
How does Step 8: Preliminary Agreement and Deposit work 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 deposit paid at this stage is typically 10% of the purchase price. In Greece, the deposit is treated as follows:
- If the buyer withdraws without cause: deposit is forfeited
- If the seller withdraws without cause: seller must return double the deposit
This is a significant financial commitment, which is why all due diligence must be completed before signing the preliminary agreement, not after.
Your lawyer should ensure the preliminary agreement includes conditions covering: completion of any outstanding regularisation, specific cadastre and ENFIA clearances being in place, and, for non-EU buyers in border zones, the Ministry approval being granted before the deposit becomes unconditional.
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 |
How does Step 9: Transfer Tax, Notary Completion, and Registration work?
Transfer tax first: You must pay the 3.09% FMA transfer tax to AADE before the notarial deed is signed. The tax receipt is a precondition for notarial completion. The tax base is the higher of the contract price and the objective value. Your lawyer calculates this in advance so there are no surprises at completion.
Notary completion: Both parties (or their power of attorney representatives) appear before a licensed Greek notary. The notary reads the full deed aloud, verifies documents, and authenticates the transaction. The notary fee is approximately 1% to 1.5% of the transaction value.
Post-completion registration: Within 10 working days after signing, the deed is registered with the Hellenic National Cadastre or the local Mortgage Office, legally transferring title to the buyer.
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 total Buyer Costs Summary?
| Cost Item | Rate / Amount | Notes |
|---|---|---|
| Transfer tax (FMA) | 3.09% of purchase price / objective value | Whichever is higher |
| Notary fee | ~1.0 to 1.5% | Scales with transaction value |
| Lawyer fee | 1.0 to 2.0% | Negotiable, fixed fee also common |
| Land Registry / Cadastre registration | ~0.5 to 1.0% | Varies by transaction size |
| Engineer survey | €300 to €800 | Higher for complex properties |
| Agent commission | 2 to 3% (buyer’s agent) | Often shared with seller |
For worked examples at €250K, €400K, and €800K, see Cost of Buying Property in Greece.
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 full Resale Checklist: Summary?
What should foreign buyers know about full Resale Checklist: Summary 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.
After offer, before preliminary agreement:
- Seller’s full document pack received
- Title search completed (20+ years)
- Cadastre extract verified
- ENFIA clearance confirmed (zero arrears)
- Engineer survey complete (no unresolved permit issues)
- Encumbrance certificate confirms clean title
- All co-owners identified and consenting
At preliminary agreement:
- Conditions drafted for outstanding matters
- Deposit (10%) paid under contract
At completion:
- Transfer tax (3.09%) paid to AADE
- Notarial deed signed
- Deed registered at Cadastre or Land Registry within 10 days
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 resale property greece checklist foreigner?
What buyer scenarios fit resale property greece checklist foreigner 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.
Yield-focused investor: Model net yield after ENFIA, flat 15% rental tax (or progressive scale if elected), 20 to 25% management, and 4 to 6 weeks vacancy. Compare gross 4 to 6% Riviera LTR with your home-market net benchmark.
Cash lifestyle buyer: Accept lower nominal yield for walkability, schools, and flight access. Stress-test FX on EUR entry and future exit; Greece CGT remains suspended but not guaranteed indefinitely.
Apply this decision framework to resale property greece checklist foreigner before you sign a preliminary agreement.
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 |
MORE Group underwriting snapshot (Greek property tax and non-resident rental filings)
Insider tip: MORE Group tracks Greek property tax and non-resident rental filings 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 Buying Resale Property Greece: Checklist for Foreigners against those line items before recommending any deposit transfer on Greek property tax and non-resident rental filings.
For Greek property tax and non-resident rental filings, 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 Buying Resale Property Greece: Checklist for Foreigners clears a realistic net yield band.
MORE Group underwriting snapshot (Greek property tax and non-resident rental filings)
Insider tip: MORE Group tracks Greek property tax and non-resident rental filings 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 Buying Resale Property Greece: Checklist for Foreigners against those line items before recommending any deposit transfer on Greek property tax and non-resident rental filings.
For Greek property tax and non-resident rental filings, 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 Buying Resale Property Greece: Checklist for Foreigners clears a realistic net yield band.
Frequently Asked Questions
The transfer tax (FMA) on resale property in Greece is 3.09% of the higher of the contract price or the objective (tax) value. This is the buyer's cost and is paid to the tax authority before the notarial deed is signed. New-build properties (first sale after permit) attract VAT at 24% instead of the 3.09% transfer tax, which is why the resale route is often significantly cheaper for buyers seeking large floor-area properties.
A seller in a Greek resale transaction must provide: a certified copy of their title deed, cadastre registration extract (Ktimatologio), tax clearance certificate confirming zero outstanding ENFIA, building permit and floor plan certified by an engineer, Electronic Building Identity certificate (or proof that regularisation is complete), certificate of no encumbrances from the Land Registry or Mortgage Office, and proof of AFM (Greek tax number). Your lawyer collects and verifies all of these; do not rely on the seller's agent to do this independently.
A straightforward resale transaction in Greece takes 6 to 10 weeks from offer acceptance to notarial completion. The main variables are: how quickly the cadastre and Land Registry can issue extracts (usually 5 to 15 working days), whether any ENFIA arrears need to be cleared, whether an engineer survey identifies permit discrepancies requiring regularisation, and, for non-EU buyers, the border zone approval timeline, which adds 3 to 6 months if required. Having your lawyer, engineer, and AFM in place before you make an offer shortens the process considerably.
An engineer survey is not legally mandatory for every resale transaction, but it is strongly recommended and effectively compulsory in practice. The engineer verifies that the property's physical state matches the approved building permit, flags any unauthorised construction requiring regularisation, and issues the Electronic Building Identity certificate. For Golden Visa applications the engineer certificate is mandatory as it documents the usable area that must meet the 120m² minimum. Engineer fees for a resale survey run €300 to €800 depending on property size and complexity.
Non-EU nationals can buy resale property in designated Greek border zones, but must obtain approval from the Greek Ministry of National Defence before completing the purchase. The approval process takes 3 to 6 months and must be initiated before any deposit is paid. EU and EEA nationals are fully exempt from this restriction. Border zones include several of the most popular island locations, Corfu, Rhodes, Mykonos, Crete, Lesbos, so non-EU buyers should always run the border zone check as the first step, before incurring any other due diligence costs.
ENFIA is Greece's annual property ownership tax. Unpaid ENFIA arrears attach to the property title, not to the individual taxpayer, so a buyer who completes without clearing the check inherits the seller's outstanding tax debt. Your lawyer must obtain a tax clearance certificate from AADE confirming zero ENFIA outstanding before you sign any preliminary agreement or pay a deposit. ENFIA is also used to calculate the objective value, which feeds into the 3.09% transfer tax calculation, so accurately understanding the seller's ENFIA bill gives a useful cross-check on the property's tax valuation.
At the Greek notary closing, both buyer and seller (or their representatives under power of attorney) appear before a licensed notary public who reads the full deed aloud, verifies all identity documents and prior clearances, and authenticates the transaction. The buyer must have paid the 3.09% transfer tax to the tax authority before the deed is signed, the receipt is a precondition for notarial completion. The notary's fee runs approximately 1% to 1.5% of the transaction value. After signing, the deed is registered with the Cadastre or Land Registry within 10 working days, transferring legal ownership.
Yes. A Greek tax identification number (AFM, Arithmos Forologikou Mitrooo) is mandatory for every foreign buyer. It is required to open a Greek bank account, pay the transfer tax, appear in the notarial deed, and register with the Cadastre. Obtaining an AFM as a non-resident takes approximately 1 to 5 working days if handled by your lawyer through the local tax office (AADE). There is no charge. Your lawyer should apply for your AFM as the very first administrative step, ideally before you travel to view properties.
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