Can Foreigners Own Property in Greece? The 2026 Legal Guide

Can Foreigners Own Property in Greece? The 2026 Legal Guide

Greece allows foreigners to buy and own property with very few restrictions. There is no requirement for residency, citizenship, or a local partner. A citizen of any country can purchase freehold real estate in Greece, register it in their own name, and hold it indefinitely. This applies to apartments, houses, commercial buildings, and land.

That said, the process involves specific legal steps that do not exist in every country. You need a Greek tax number, you need a lawyer, and in some border regions you need a permit. This guide covers exactly what is required in 2026.

The Legal Framework

Greece's property law is codified in the Greek Civil Code (Astikos Kodikas), particularly Articles 947 through 1345, which govern ownership, transfer, and real rights. The right of foreigners to own property is protected under Greek law and reinforced by EU treaties for EU/EEA citizens.

Non-EU citizens have the same ownership rights as Greek nationals in most of the country. The only exception involves designated border zones, where an additional permit is required.

Getting Your AFM (Tax Identification Number)

The AFM (Arithmos Forologikou Mitroou) is a nine-digit tax identification number. It is the first thing you need, and you cannot sign a purchase contract, open a Greek bank account, or pay property taxes without one.

How to get it: You can apply in person at a local tax office (DOY) or remotely through a legal representative holding your power of attorney. The key documents are a valid passport (certified copy), proof of address from your home country (utility bill or bank statement), and completed Forms M1 and M7.

Non-EU requirement: If you are not an EU citizen, Greek law requires you to appoint a fiscal representative (forologikos antiprosopos) in Greece. This is usually your lawyer or accountant. The fiscal representative handles tax filings and receives official correspondence on your behalf.

The AFM is issued once and is valid for life. Processing typically takes one to five business days when applied for in person, or up to two weeks through a representative.

Border Zone Restrictions

Greece maintains restricted border zones where non-EU nationals must obtain a special permit before purchasing property. These restrictions are based on national security legislation, primarily Law 1892/1999.

Affected areas include: parts of Thrace (Evros, Rodopi, and Xanthi prefectures near the Turkish and Bulgarian borders), certain eastern Aegean islands (Lesbos, Chios, Samos), some Dodecanese islands, and portions of northern Greece near the Albanian and North Macedonian borders.

The permit process: Applications are submitted to the local Prefecture Council (Perifereiaki Enotita). The council reviews the application, which typically takes two to six months. Approvals are routine unless there are specific security concerns. Denials are rare for standard residential purchases.

EU citizens are exempt from this requirement and can buy freely in border zones, though they may need to obtain a temporary residence card as a procedural step.

Popular areas that are NOT restricted: Athens, Thessaloniki, the Peloponnese, most of Crete, Mykonos, Santorini, Corfu, and Zakynthos are all outside the restricted border zones.

The Golden Visa Connection

Greece's Golden Visa program grants a five-year renewable residence permit to non-EU nationals who invest in real estate. As of 2024-2026, the investment thresholds are structured in three tiers.

EUR 800,000: Required in Zone A locations, which include the Athens metropolitan area, Thessaloniki municipality, Mykonos, Santorini, and other major islands. The investment must be in a single property of at least 120 square meters.

EUR 400,000: Required in Zone B locations covering regional areas outside the major urban centers and prime islands.

EUR 250,000: Available for commercial-to-residential conversion properties anywhere in Greece. The conversion must be completed before the Golden Visa application is submitted.

The Golden Visa does not grant work rights in Greece, but it does provide Schengen-zone travel and a path to permanent residency after five years. Properties purchased under the Golden Visa cannot be used for short-term rentals (Airbnb, Booking.com) under the current rules.

Property Transfer Tax and Costs

The buyer pays a property transfer tax (FMA) of 3.09 percent of the declared purchase price or the objective tax value (antikeimenikes axies), whichever is higher. Greece abolished a higher rate of 3.6 percent in previous years; the 3.09 percent rate applies as of 2026.

Other costs include notary fees (approximately 1 to 1.5 percent), lawyer fees (typically 1 to 2 percent), and land registry or cadastre registration fees (approximately 0.5 percent). Total acquisition costs generally run between 6 and 10 percent of the purchase price.

Anti-Money Laundering Requirements

Greece has aligned its domestic regulations with the EU's Sixth Anti-Money Laundering Directive and the upcoming 2026 AMLA (Anti-Money Laundering Authority) standards. This means buyers face rigorous scrutiny on the source of funds.

All purchase funds must originate from a bank account in the buyer's name and be transferred through the official banking system. Cash payments are prohibited for real estate transactions. The notary and the buyer's bank will both request documentation proving the legitimate origin of the funds, including bank statements, tax returns, employment contracts, or business ownership records.

Annual Property Tax (ENFIA)

Once you own property in Greece, you pay ENFIA (Eniaios Foros Idioktisias Akinition) annually. ENFIA consists of a primary tax calculated based on the property's objective value, location, age, and floor, plus a supplementary tax for properties valued above EUR 250,000.

For a typical two-bedroom apartment in Athens worth EUR 200,000, ENFIA runs roughly EUR 400 to EUR 800 per year. For higher-value properties, the supplementary tax can push the total significantly higher.

ENFIA is assessed annually and paid in installments. Unpaid ENFIA attaches to the property rather than the owner, which is why your lawyer must verify tax clearance before you complete any purchase.

For a step-by-step walkthrough of the entire buying process, including timelines, Bektu's Greece property guide covers each stage from initial search through post-completion.