Purchasing property in Greece is a structured legal process that is materially different from buying in the UK, the United States or most northern European countries. The involvement of both a lawyer and a notary is mandatory, not optional. Due diligence is the buyer's responsibility and must be conducted before any binding commitment is made. For investors pursuing the Greek Golden Visa, additional fund routing requirements apply.
This guide outlines the end-to-end process as it stands in mid-2026. It is intended to inform, not to replace professional legal or financial advice. You should instruct a qualified Greek lawyer — independent of your estate agent — before proceeding with any transaction.
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Step 1: Obtain a Greek Tax Identification Number (AFM)
Before you can purchase property in Greece, you must hold a Greek tax identification number, known as an AFM (Arithmos Forologikou Mitroou). This is required to sign any legally binding contract, pay transfer taxes and open a Greek bank account.
How to obtain an AFM:
- EU citizens can apply in person at any Greek tax office (eforia) with a valid passport or national identity card.
- Non-EU citizens must generally appear in person, though a lawyer holding a notarised power of attorney can apply on your behalf in most cases.
- The process is straightforward and typically completed in a single visit.
If you are purchasing jointly — for example with a spouse or business partner — each person named on the title deed requires their own AFM.
Step 2: Open a Greek Bank Account
A Greek bank account is required for two reasons. First, transfer taxes and notarial fees must generally be paid from a local account. Second, and critically for Golden Visa applicants, the full purchase consideration must demonstrably pass through the Greek banking system to satisfy residency-by-investment eligibility requirements. Funds arriving directly from a foreign account do not meet this requirement.
Major Greek banks include Piraeus Bank, National Bank of Greece, Alpha Bank and Eurobank. Account opening requirements vary by bank and by the nationality of the applicant. Your lawyer can advise on which bank is most practical for your circumstances.
Step 3: Instruct Independent Legal Representation
Instructing a Greek lawyer (dikigoros) who specialises in property transactions is not a formality — it is one of the most important decisions you will make in this process. Your lawyer must be entirely independent of the estate agent or developer selling the property.
Your lawyer's core responsibilities include:
- Conducting title searches at the Land Registry (Ktimatologio/Ypothikofilakio) and, where applicable, the Cadastre
- Verifying the seller's legal capacity to transfer the property
- Checking for mortgages, liens, tax debts, court orders or other encumbrances registered against the title
- Confirming that all building permits are in order and that no unauthorised construction exists
- Reviewing and negotiating the preliminary and final contracts
- Liaising with the notary on your behalf
- Advising on your tax obligations, including transfer tax, ENFIA and any applicable VAT
Legal fees in Greece are not fixed by law, though they are often quoted as a percentage of the purchase price — typically in the range of 1–2%. Always agree on the scope and fee structure in writing before instructing.
Step 4: Due Diligence — Title Searches and the Engineer's Certificate
Greek due diligence has two principal components: the legal title search and the engineer's certificate. Both must be completed before you sign a preliminary contract.
Land Registry and Cadastre Search
Greece maintains two parallel systems for recording property ownership: the older Land Registry (Ypothikofilakio) and the newer national Cadastre (Ktimatologio), which is progressively replacing it. Your lawyer will search whichever system covers the property in question.
The search should confirm:
- Who legally owns the property and on what basis
- Whether any mortgages, charges, easements or legal disputes are registered
- Whether there are any outstanding tax debts that could transfer with the title
- That the property boundaries match what is being sold
In some parts of Greece — particularly on smaller islands and in rural areas — Cadastre registration is still incomplete or subject to ongoing correction proceedings. Your lawyer should flag any such uncertainty explicitly.
Engineer's Certificate
Greek law requires that an engineer (melitiris) licensed with the Technical Chamber of Greece (TEE) certifies the following before a property can be transferred:
- The property's building permit and all permitted uses
- That no unauthorised construction exists — or that any existing irregularities have been formally legalised under one of Greece's periodic regularisation schemes
- The property's energy performance classification (where applicable)
The engineer's certificate is a legal prerequisite for the final contract. It does not replace a structural survey. For older buildings in particular, instructing a separate structural survey is advisable to identify defects that are not captured by the legal compliance process.
Step 5: Agree Terms and Sign the Preliminary Contract (Symvasi Volikis Agoras)
Once due diligence is satisfactory, you will typically sign a preliminary contract — the symvasi volikis agoras — and pay a deposit. In Greek practice, this deposit is commonly 10% of the agreed purchase price, though this is negotiable.
The preliminary contract is binding. It sets out:
- The agreed purchase price
- The timeline for completion (signing of the final contract)
- Any conditions that must be met before completion (e.g. clearance of encumbrances by the seller)
- Penalty provisions if either party withdraws
If the buyer withdraws without cause, the deposit is typically forfeited. If the seller withdraws, they are generally required to return double the deposit. There is no statutory cooling-off period in Greek property law.
The preliminary contract must be signed before a notary if a Golden Visa application is to be supported. In other cases it may be a private written agreement, though notarisation provides additional security.
Step 6: Pay Transfer Tax (or VAT)
Before the final contract can be signed, the relevant property transfer tax must be paid.
- Resale properties: Transfer tax is levied at 3.09% of the higher of the agreed price or the assessed tax value (antikeimeniki axia).
- New-build properties: VAT at 24% applies in principle, though the Greek government has suspended VAT on new residential builds from time to time. The suspension status should be confirmed with your lawyer at the time of purchase, as the position has changed more than once.
For a full breakdown of taxes and fees, see our Greece property taxes and fees guide.
Payment is made to the tax authority (AADE) and a receipt issued before the notary will proceed to the final contract.
Step 7: Sign the Final Contract (Symvolaio) Before a Notary
The symvolaio is the final title transfer document. It must be drafted and witnessed by a Greek notary (symvolaiografos). The notary is a public official, not an adviser to either party; they authenticate the transaction and ensure legal formalities are met, but do not represent your interests.
Both parties (or their authorised representatives under power of attorney) must sign in the notary's presence. The notary will:
- Read the contract aloud in full (or summarise if the parties agree)
- Verify identities and capacity
- Confirm payment of transfer tax
- Record the transaction
The notary's fee is set by law and is calculated as a percentage of the transaction value on a sliding scale. Expect approximately 1–1.5% of the purchase price, depending on value.
Step 8: Register the Title
Following completion, your lawyer must register the new title deed at the Land Registry or Cadastre. This step formalises your ownership in the public record. Until registration is complete, your title is not fully protected against third-party claims. Registration should follow as promptly as possible after the symvolaio is signed.
Step 9: Post-Completion Obligations
After completing your purchase:
- ENFIA: You will become liable for the annual Greek property tax (ENFIA) from the calendar year following acquisition. ENFIA is calculated based on the property's surface area, location, age and other factors. See our Greece property taxes and fees guide.
- Short-let registration: If you intend to rent the property on a short-term basis, you must register with the Greek tax authority's short-let platform (Anadromi) and display your registration number in all listings. Restrictions apply to Golden Visa properties.
- Tax residency and reporting: Depending on your country of residence, you may have reporting obligations on foreign-held property and rental income. Take advice in your country of residence as well as in Greece.
Summary: Key Steps at a Glance
| Step | Action | Who |
|---|---|---|
| 1 | Obtain AFM (Greek tax number) | Buyer / lawyer via PoA |
| 2 | Open Greek bank account | Buyer |
| 3 | Instruct independent Greek lawyer | Buyer |
| 4 | Title search + engineer's certificate | Lawyer + engineer |
| 5 | Sign preliminary contract + pay deposit | Buyer + seller + notary |
| 6 | Pay transfer tax or VAT | Buyer (to AADE) |
| 7 | Sign final contract (symvolaio) | Buyer + seller + notary |
| 8 | Register title | Lawyer |
| 9 | Register for ENFIA and short-let (if applicable) | Buyer / accountant |
Internal Resources
- Greece property investment overview
- Greece property taxes and fees
- Greece Golden Visa guide
- Browse Greek property listings
How Global Investments Can Help
Global Investments Properties has supported international and expat buyers across complex cross-border transactions for over 32 years. Our team can help you identify suitable properties in Greece, introduce you to qualified independent legal professionals, and ensure you understand the process before committing capital. We do not provide legal or tax advice, and we always encourage clients to seek independent professional guidance. Speak with our team or browse current Greek listings to begin your search.
Frequently asked questions
Do I need to be present in Greece to complete a property purchase?
Not necessarily. You can appoint a Greek lawyer to act under a notarised power of attorney, which allows most steps — including signing contracts — to be completed on your behalf.
Can I use a foreign bank account to purchase Greek property?
For standard purchases, funds may arrive from abroad, but for Golden Visa eligibility the purchase consideration must pass through the Greek banking system. This requires opening a Greek bank account before completion.
Is a survey required when buying property in Greece?
A formal structural survey is not legally mandatory, but obtaining one is strongly advisable for older properties. The legally required engineer's certificate confirms planning and construction legality, not structural condition.
How long does the buying process take in Greece?
From offer acceptance to final contract signing (symvolaio), the process typically takes two to four months for a straightforward transaction. Complex title situations or Golden Visa applications can extend this timeline.
What happens if encumbrances are found during due diligence?
Your lawyer should make contract completion conditional on the seller clearing any mortgages, liens or court orders prior to or at the point of transfer. Never proceed to a preliminary contract without prior title searches.
Is there a cooling-off period after signing the preliminary contract?
Greek law does not provide a statutory cooling-off period for property transactions. Once the preliminary contract is signed and the deposit paid, withdrawal typically triggers a financial penalty unless the contract specifies otherwise.
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.