Due diligence, the notarial process, Title Deed transfer, tax obligations and Golden Visa eligibility. Everything the international buyer needs to know before committing.
Written by Nadia Karabatsou, Athens Bar Association member · Last updated May 2026
The Greek property market has undergone a sustained recovery since 2018 and entered a strong growth phase between 2022 and 2026. After years of post-crisis depression, property values in Athens, the islands and coastal areas have risen significantly, driven by strong international demand, the Golden Visa programme, tourism-linked investment and an improving domestic economy.
Average apartment prices in central Athens now range from €2,500 to €5,000 per square metre depending on the neighbourhood. Prime Athenian areas (Kolonaki, Vouliagmeni, Glyfada) can exceed €6,000–8,000/m². The islands tell a more varied story: Mykonos and Santorini have seen the sharpest price growth, with premium villas regularly transacting above €1 million, while productive investment opportunities still exist on larger islands such as Crete and Rhodes at more accessible price points.
For international buyers, Greece remains competitive against comparable Mediterranean and Southern European markets. The combination of strong rental yields, Golden Visa eligibility, improving infrastructure and EU membership creates a compelling proposition for both lifestyle and investment buyers. What Greece requires — and what international buyers underestimate — is rigorous legal due diligence before purchase.
Greek law is broadly open to international property buyers:
Citizens of EU and EEA member states can purchase Greek property freely and without restriction, in exactly the same way as Greek citizens. No special permits or approvals are required. Purchase through a company or as an individual are both permitted.
Citizens of countries outside the EU and EEA can also purchase Greek property freely in most of Greece. There are no general foreign ownership restrictions analogous to those in some other countries. The main exception is certain border zones and areas near military installations, where non-EU purchasers require prior approval from a regional committee. In practice, this restriction applies to a small number of specific areas (some border regions, certain island areas designated as sensitive zones) and does not affect the vast majority of international property purchases. We verify border-zone status for every property before proceeding.
Greek and foreign companies can purchase Greek property. For Golden Visa purposes, company ownership is permissible only if the purchasing company is wholly and exclusively owned by the applicant. Purchase through a partially-owned company does not qualify for the Golden Visa.
All purchasers — individual or corporate, Greek or foreign — require a Greek Tax Identification Number (AFM) to complete a property purchase. We obtain your AFM under Power of Attorney as part of our standard service.
This is where the quality of your legal representation determines the outcome of your purchase. The due diligence phase happens before the preliminary agreement is signed and before any money is committed. Do not skip or abbreviate it. Here is what thorough due diligence covers:
A search going back at least 20 years (and ideally further) to establish an unbroken chain of ownership. We check every recorded transaction, encumbrance, mortgage, easement, and registered right affecting the property. A property with a title chain problem discovered after the notarial deed is signed is your problem — not the seller's.
We confirm that the property is free of registered mortgages, liens, pre-emptions, and judicial sequestrations. The seller must provide a certified encumbrance certificate (βεβαίωση βαρών) at closing — but we verify this independently before you sign anything.
We review the building permit and confirm that the property's built area matches what is permitted. Unauthorised constructions (αυθαίρετα) are a widespread problem in the Greek property stock — extensions, added floors, enclosed balconies and basement conversions built without permit. Law 4495/2017 established a regularisation programme for certain historic violations, but not all violations qualify and regularised violations carry annual fines. We identify any irregularity and advise you on its significance before you commit.
We verify the property's registration in the National Cadastre (Κτηματολόγιο) and confirm that the boundaries, area and ownership data recorded there match the actual property and the seller's claimed title.
The seller must provide certificates showing that all outstanding ENFIA (annual property tax) and other property-related tax obligations have been paid. We verify these certificates independently — in Greece, unpaid property taxes can follow the property rather than the seller in certain circumstances.
We confirm that your Greek Tax Identification Number is properly registered and active before the purchase proceeds. Without a valid AFM, the notarial deed cannot be executed.
If you are purchasing for Golden Visa purposes, we also confirm: the applicable investment zone (€400k or €800k), the property's usable area (minimum 120m²), its residential use classification, and its compliance with the short-term rental prohibition. We do this before the preliminary agreement is signed — not after.
You identify a property (through an agent, a personal network, or an online listing). Before engaging us on the legal side, share the basic details — address, asking price, land registry details — so we can do a quick preliminary check for obvious flags before you invest significant time.
We are formally engaged. You sign a Power of Attorney authorising us to act on your behalf in Greece — to obtain your AFM, conduct due diligence searches, sign the preliminary agreement, and ultimately sign the notarial deed. The POA is notarised and apostilled in your country and sent to us. You don't need to be in Greece at this stage or at most subsequent stages.
We conduct the full due diligence programme described in the previous section. We report to you in plain English on everything we find. If there are issues — title problems, permit violations, encumbrances — we tell you clearly and advise on whether they are deal-breakers or negotiable points. We do not proceed to the preliminary agreement until due diligence is satisfactory.
A preliminary sale agreement (προσύμφωνο) is signed, accompanied by a deposit — typically 10% of the purchase price. We draft or review the preliminary agreement terms: completion date, conditions precedent, what happens if either party withdraws. The deposit is double-returned if the seller pulls out; you forfeit it if you withdraw without legal cause — so the terms matter enormously.
The final sale deed is executed before a Greek notary in Greece. Under your Power of Attorney, we sign on your behalf — you don't need to fly to Athens for this. The transfer tax (3% of the declared taxable value) is paid at the tax authority before the deed is executed. The notarial deed is the point at which ownership legally transfers to you.
The notarial deed is registered at the Cadastre or Land Registry (depending on whether the area has been incorporated into the National Cadastre). Registration creates the legal record of your ownership. Until the deed is registered, your title is not fully secure against third-party claims.
We register the property in your name for ENFIA (annual property tax) purposes and provide you with a complete file of all registered documents. If the purchase is for a Golden Visa application, we immediately proceed to the permit application stage.
Budget for the following costs on top of the purchase price. These are approximate figures — exact amounts depend on the property price, location and transaction complexity.
Applies to resale (second-hand) properties. Calculated on the declared taxable value (the higher of the actual purchase price and the ENFIA objective value). For new-build properties purchased directly from a developer, VAT at 24% applies instead of transfer tax — though there is currently a VAT suspension on first-residence new builds that affects some purchases. We confirm the applicable tax regime for your specific property.
Notary fees in Greece are regulated by a state fee scale calculated on the declared transaction value. For a €400,000 property, expect notary fees in the range of €3,500–5,500 (plus VAT at 24%). The notary represents neither buyer nor seller — they are a neutral state officer.
Your buyer-side lawyer's fee covers due diligence, contract review, POA management, deed signing, and Land Registry filing. We charge a fixed fee or a percentage of the purchase price — whichever is more appropriate to the complexity. We quote at engagement. Legal fees are subject to 24% VAT.
Fees for registering the notarial deed at the Cadastre or Land Registry. These are paid at the time of filing and are calculated on the declared transaction value.
Typically 2–3% of the purchase price, plus VAT, paid by the buyer. Some sellers also pay the agent separately — the commission structure should be clarified before proceeding. Agent commission is not regulated by law in Greece.
As a rough planning guide, international buyers should budget 8–12% on top of the purchase price to cover all transaction costs including transfer tax, notary, legal fees, cadastre fees and agent commission. We provide a precise cost estimate at the outset.
This is perhaps the most important conceptual distinction for international buyers to understand, because in many jurisdictions the notary plays a buyer-protective role that the Greek notary does not.
The Greek notary is a public officer of the state. Their role is to: draft and execute the notarial deed; ensure the deed complies with legal formalities; collect and remit the transfer tax; and register the deed. The notary is strictly neutral — they do not represent the buyer or the seller. They do not conduct due diligence on the title, verify planning compliance, or advise either party on whether the transaction is in their interest. The notary will execute a deed even if the property has a serious title problem, provided the formal requirements are met.
Your lawyer (avocat / δικηγόρος) is your advocate and exclusively your representative. They conduct due diligence to protect you, negotiate terms in your favour, advise you on problems, and take legal responsibility for the accuracy of their searches and advice. A buyer who relies on the notary for buyer protection has no protection. Many of the "property title problem" cases we handle as disputes arose precisely because the buyer had no independent legal representation at the purchase stage.
A note on sellers' lawyers: The seller's lawyer is also not your ally — they are paid to represent the seller. Do not rely on the seller's lawyer for advice on your legal position. Always appoint your own independent Greek lawyer for property purchases.
One of the most practical aspects of the Greek property purchase process for international buyers is the availability of the Power of Attorney mechanism. Under a properly drafted and legalised POA, your Greek lawyer can complete virtually every step of the purchase process on your behalf, without you needing to travel to Greece.
The following steps are typically handled under POA without requiring your physical presence in Greece:
The Power of Attorney itself must be: (1) drafted to include the necessary powers specific to the Greek legal process; (2) notarised by a local notary in your country; (3) apostilled under the Hague Convention; and (4) in some cases accompanied by a certified Greek translation. We draft the POA and provide you with precise instructions for execution.
If the purchase is also intended for a Golden Visa application, the biometrics appointment at the Aliens Directorate in Athens remains the only step requiring your physical presence in Greece — typically a single-day visit.
If you are purchasing Greek property with the intention of qualifying for the Greek Golden Visa residency programme, the property must meet specific additional criteria under Law 5275/2026. These are confirmed as part of our due diligence process:
For a complete guide to the Golden Visa programme, including investment zones, family coverage and the path to citizenship, see our Greek Golden Visa 2026 guide.
Greek real estate agents have no legal obligation to disclose title defects. In fact, many agents are not legally equipped to identify them. A property can be actively marketed — by a reputable agency, with professional photography and staging — while carrying a title defect that would prevent a clean transfer or expose the buyer to future claims. Independent legal due diligence is not optional.
Structures built without a building permit (αυθαίρετα) are extremely common in Greece. The seller may not disclose them, or may not even know the full permit history of their own property. We review building permit records and compare them against the property's physical description in the deeds and in the Cadastre. Purchasing a property with undeclared construction without understanding the extent of the violation and the regularisation status is a significant legal risk.
Some properties are built in areas zoned for other uses (agricultural, forest, etc.) or exceed permitted floor-area ratios. These violations can prevent renovation, limit what you can do with the property, and in serious cases lead to demolition orders. We check zoning and planning compliance as part of standard due diligence.
Plot boundaries in rural and island Greece — particularly for older properties — are often imprecisely documented. Neighbour disputes over fences, access roads and boundary lines are common. We check cadastral plans and flag any boundary ambiguity before you purchase.
Many Greek properties — particularly family homes that have been held for generations — have complex ownership structures resulting from inheritance. If the seller inherited the property, all heirs must have formally accepted their share and be registered as co-owners. A co-owner who has not accepted or waived their share cannot transfer title, and the purchase would be invalid. We verify the complete ownership structure in the title search.
International buyers often agree a price with an agent or seller before engaging a lawyer. By the time due diligence reveals a problem, the buyer has an emotional and sometimes financial (deposit) commitment that makes it harder to walk away. We strongly recommend engaging a lawyer before signing anything — even a non-binding letter of intent.
Our property purchase service covers full due diligence, Power of Attorney management, notarial deed execution, Land Registry filing and Golden Visa application — all in English, from anywhere in the world.
This guide is for information only and does not constitute legal advice. Greek property law and tax rules change regularly. For advice specific to your situation and the property you are considering, book a free 20-minute consultation with Nadia Karabatsou.
Share the property details and we'll confirm what due diligence is needed before you commit anything.