Greece offers a compelling combination of natural beauty, lifestyle appeal, and investment opportunity — from Athens apartments to Cycladic island villas and Peloponnese countryside retreats. The property market has matured considerably since the post-2010 crisis, and international buyer interest has reached record levels. Total buying costs of 7–12% are meaningful but comparable to other southern European markets, and the objective value system means that in some areas the effective tax burden is lower than the headline rates suggest.
This guide breaks down every cost an overseas investor should expect when buying property in Greece, explains the objective value system, and covers the Golden Visa programme's cost implications.
Important: Greek property tax rates, Golden Visa thresholds, and notary fee schedules change. The figures below reflect the position as of mid-2026. Always engage a qualified Greek property lawyer (dikigoros) and verify current rates before committing to any purchase.
Summary Costs Table
| Fee | Who Pays | Approximate Cost |
|---|---|---|
| Property Transfer Tax (FMA) | Buyer | 3.09% of objective value (or sale price if higher) |
| Notary fees | Buyer | ~0.65–1% of tax value |
| Land Registry fees | Buyer | ~0.475–0.575% of tax value |
| Legal fees (independent lawyer) | Buyer | 0.5–1.5% of purchase price |
| Topographic survey | Buyer | ~€500–1,500 |
| Engineer / technical inspection | Buyer | ~€500–1,500 |
| Agent commission | Buyer or shared | 2–4% |
| AFM (Greek tax number) | Buyer | Free (administrative time only) |
Typical total buying costs: approximately 7–12% of objective value (effective % of market price may be lower in areas where objective value is below market).
Property Transfer Tax (FMA)
FMA (Φόρος Μεταβίβασης Ακινήτων — Property Transfer Tax) is the principal transaction tax for resale properties in Greece. The rate is 3.09% (this comprises a base rate of 3% plus a municipal surcharge of 3% of the tax, netting to 3.09%).
How the tax base is determined
- The tax is calculated on whichever is higher: the agreed sale price or the objective value set by the tax authority
- If the sale price is declared below the objective value, the tax authority will assess FMA on the objective value regardless
- If the sale price exceeds the objective value, FMA is calculated on the actual sale price
Objective value: the key concept
Objective values are published by the Greek tax authority (AADE) for all property types in designated urban zones. In popular areas (central Athens, Mykonos, Santorini, Thessaloniki city centre), objective values have been raised significantly in recent years and now approach or exceed market values in some streets. In many rural areas, smaller islands, and properties outside the urban planning grid, objective values remain well below market prices.
Understanding the objective value for your specific property is one of the first due diligence steps your lawyer should take. It directly determines your FMA liability.
New-build properties
For newly built properties being sold for the first time (new-build), VAT (FPA) applies instead of FMA:
- 24% VAT on new buildings (where building permit was issued after 1 January 2006)
- Suspension of new-build VAT has applied since 2020 and was extended to 31 December 2024 — beyond that date, new-build VAT may resume. Confirm the current position with your lawyer, as this significantly affects the cost of buying new-build.
Notary Fees
A notary public (symbolaiografos) must execute the transfer deed (symbolaio). Notary fees in Greece are regulated on a sliding scale based on the tax value (objective value or sale price, whichever applies). The combined rate typically amounts to 0.65–1% of the tax base, inclusive of the notary's fee and associated stamp duties on the deed.
For a property with a tax value of €300,000, notary fees are approximately €2,000–3,000.
The notary is responsible for verifying the parties' identities, ensuring the title is free from encumbrances on the day of signing, and submitting the deed for Land Registry registration. The notary does not, however, conduct the comprehensive historical title search that an independent lawyer should perform.
Land Registry Fees
Greece is in the process of transitioning from the older Mortgage Registry (Ypothikofilakeio) system to the modern Cadastre (Ktimatologio) registry. The fee for registration depends on which system applies in the property's location:
- Cadastre registration fee: Approximately 0.475–0.575% of the tax value
- Mortgage Registry registration fee: Similar scale, potentially slightly different rates
Your notary and lawyer will manage this registration. Allow for the Land Registry fee in your budget at approximately 0.5% of the tax value.
Legal Fees — Independent Lawyer
An independent property lawyer (dikigoros) is not legally mandated but is essential for overseas buyers. Your lawyer's role includes:
- Conducting a thorough title search (checking the property's ownership history going back at least 20 years, and typically to 1946 at minimum)
- Identifying any encumbrances, mortgages, easements, or legal disputes
- Confirming the property's planning status and building legality (illegal extensions are a known issue in Greece — see below)
- Reviewing the preliminary sale contract (idiotiko symfonitiko)
- Obtaining your AFM and ensuring all pre-completion formalities are met
- Attending the notary deed signing on your behalf (if you are not present) under power of attorney
Typical fee: 0.5–1.5% of the purchase price, with minimum fees typically around €1,500–2,500.
Topographic Survey
A topographic survey by a licensed civil engineer (topografos) is required for the notarial deed. The survey:
- Establishes and certifies the property's exact boundaries, area, and coordinates
- Confirms the property is correctly described in the title
- Attaches a site plan (topografiko diagramma) to the deed
Cost: approximately €500–1,500, depending on plot size, location, and accessibility. On islands or remote sites, travel costs may push fees higher.
Technical/Engineering Inspection
Greece has a significant legacy of unpermitted construction — extensions, conversions, and structures built without proper building permits (adeia). The law has been amended several times to allow "regularisation" of certain unpermitted works through a legalisation process, but this creates ongoing complexity.
An engineering inspection by a licensed civil engineer or architect (before you commit to purchase) is strongly recommended to confirm:
- The property's current building permits are in order
- Whether any unpermitted structures exist and their regularisation status
- Whether there are any open building violations
Cost: approximately €500–1,500 for a standard inspection. This can save you from inheriting a regularisation liability that may cost tens of thousands to resolve.
Agent Commission
Agent commission in Greece varies:
- Typical rate: 2–4% of the purchase price
- Commission may be charged to the buyer, the seller, or split between both — clarify before engaging an agent
- Some international agents (particularly those marketing to overseas buyers from UK and Northern Europe) charge buyer-side fees
Always confirm the commission arrangement and VAT treatment (agents charge 24% VAT on their commission, which is typically the buyer's or seller's cost depending on arrangement) in writing before the agent begins work.
AFM — Greek Tax Identification Number
All buyers (including foreigners) must have a Greek AFM (tax number) before a property purchase can be completed. The AFM is free to obtain but requires:
- Attendance in person at a Greek tax office (DEI), or
- A power of attorney granted to a Greek lawyer to obtain it on your behalf
For overseas buyers, the power of attorney route is standard. Your lawyer will typically include AFM registration as part of their service.
Golden Visa Programme
Greece's Golden Visa programme grants a 5-year renewable residence permit (and pathway to permanent residence and ultimately citizenship) to investors who meet the minimum property investment threshold. As of mid-2026:
- €800,000 minimum in Athens (zones A and B), Thessaloniki, Mykonos, Santorini, and other high-demand areas
- €400,000 minimum in all other areas of Greece
The Golden Visa permit covers the investor and eligible family members (spouse/partner, children under 21, parents). Importantly, the investor does not need to reside in Greece — only to own qualifying property.
Golden Visa-related costs:
- Permit application fee: approximately €2,000 per person (adults)
- Legal representation for the application: typically €3,000–5,000+
- Property costs themselves follow the standard schedule above
Worked Example: €400,000 Resale Apartment, Athens (Objective Value €280,000)
| Cost | Amount |
|---|---|
| FMA (3.09% of €280,000) | €8,652 |
| Notary fees (~0.8% of €280,000) | €2,240 |
| Land Registry fees (~0.5% of €280,000) | €1,400 |
| Legal fees (1% of sale price) | €4,000 |
| Topographic survey | €800 |
| Technical inspection | €700 |
| Agent commission (2% of sale price) | €8,000 |
| Total buying costs | €25,792 |
| As % of sale price | 6.4% |
Note: where the objective value is well below the market price, the effective total buying cost as a proportion of what you pay is lower than the headline 7–12% range often cited for Greece.
Worked Example: €800,000 Golden Visa Investment Property, Mykonos (Objective Value = Sale Price)
| Cost | Amount |
|---|---|
| FMA (3.09%) | €24,720 |
| Notary fees (~0.85%) | €6,800 |
| Land Registry fees (~0.5%) | €4,000 |
| Legal fees (1%) | €8,000 |
| Topographic survey | €1,200 |
| Technical inspection | €1,000 |
| Agent commission (3%) | €24,000 |
| Golden Visa application fees (2 adults) | €4,000 |
| Immigration lawyer fees | €4,500 |
| Total buying costs | €78,220 |
| As % of purchase price | 9.8% |
Further Reading
- Buying Property in Greece as a Foreign Investor
- Greece Property Taxes for Overseas Investors
- Best Areas to Buy in Greece
- Greece Rental Yields Guide
- Greece Property Market Overview
How Global Investments Can Help
Global Investments has extensive experience assisting international buyers across Greece — from Athens city-centre apartments and Athenian Riviera villas to Cycladic island properties and Golden Visa investment portfolios. Our network includes experienced Greek property lawyers (dikigori) who specialise in overseas buyer transactions, topographic engineers with deep knowledge of island and rural property, and immigration specialists for Golden Visa applications.
We can guide you through the objective value analysis for any property you are considering, provide a precise pre-purchase cost estimate, and coordinate the legal, engineering, and administrative process from AFM application through to completed registration.
Contact our Greece property team for an introduction to current opportunities and a personalised cost breakdown.
Disclaimer: The costs and rates stated in this guide are for general information purposes and reflect the position as of June 2026. Greek property tax rates, Golden Visa thresholds, notary fee schedules, and VAT rules are subject to change. Nothing in this guide constitutes legal, financial, or tax advice. Always engage a qualified Greek property lawyer and, where relevant, an immigration specialist before proceeding with a purchase.
Frequently asked questions
What is the 'objective value' in Greece and how does it affect buying costs?
The Greek tax authority sets an 'objective value' (antikeimenikh axia) for every property — a minimum assessed value used as the tax base for transfer tax, notary fees, and Land Registry fees. If the agreed sale price is higher than the objective value, taxes are calculated on the sale price. If the sale price is lower, taxes are still calculated on the objective value. In some areas, particularly outside major cities and tourist hotspots, the objective value may be 20–40% below the actual market price — meaning your effective tax rate as a proportion of what you paid is lower than the headline percentage suggests.
Does Greece have a Golden Visa programme?
Yes. Greece's Golden Visa (residency by investment) remains one of Europe's most active programmes. As of 2026, the minimum investment threshold for most areas is €800,000 for property in Athens, Thessaloniki, Mykonos, Santorini, and other high-demand areas. A lower threshold of €400,000 applies in less-trafficked areas. The visa grants a 5-year renewable residence permit to the investor and family members. Always verify current thresholds with an immigration lawyer as these have been revised several times.
Do I need a Greek tax number (AFM) to buy property?
Yes. An AFM (Arithmos Forologikou Mitroou — Greek tax identification number) is required for all property transactions, bank account opening, and tax filing in Greece. It is free to obtain but requires either a personal visit to a Greek tax office or a lawyer appointed via power of attorney to obtain it on your behalf. For overseas buyers, the power of attorney route is the most practical.
Is a lawyer compulsory for property purchases in Greece?
Since 2012, legal representation by a notary is required for all property transactions. While an independent lawyer (dikigoros) is not legally compulsory in addition to the notary, it is strongly recommended. The notary is an impartial public official — they do not represent your interests. Your own lawyer will conduct title due diligence, check for encumbrances, and review the contract to protect your specific interests.
What is the topographic survey and why is it needed?
Greek property boundaries are not always precisely recorded in older title deeds. A topographic survey by a licensed civil engineer establishes and certifies the exact boundaries, area, and location of the property. It is required for notarial deeds and ensures you are buying what you think you are buying. In areas where land registration is recent or incomplete (many islands and rural areas), this survey is especially important.
This guide is for general information only and does not constitute financial, legal or tax advice. Programme rules, prices and tax rates change; verify current requirements with a qualified adviser before acting.