Houses in Greece
Any foreigner can buy a house in Greece. In 2026, the Golden Visa residence permit is issued with a single investment threshold of €400,000 for all regions. The exception is the renovation of commercial properties, where the threshold is €250,000. Prices: houses for renovation — from €75,000, cottages by the sea — €150,000–€350,000, villas — from €500,000. The average price per m² in Athens is €1,500–€5,000. The step-by-step purchase process takes 1 month (deposit up to 10%, obtaining a tax number (A.F.M.), notary). Associated costs and taxes will amount to 8–12%.
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Questions from property buyers
In addition to the property price, the following are paid: notary fees (~1.5%), lawyer's fees (from 1.24% to 2.5%), real estate agent commission (from 2% to 5%), and cadastral registration fees (1–2%). The key item is the property transfer tax: it is exactly 3% for building permits issued before 2006. If the property is newer than 2006 and purchased from a developer, VAT (FPA) of 24% applies.
The transaction takes 1 month. After choosing a house, you pay a deposit (up to 10%) to take the property off the market. A lawyer under a power of attorney obtains a tax number (A.F.M.) and opens a local bank account for you. After a thorough legal check for encumbrances, you sign the contract before a notary (this can be done remotely via 3D tour and video call), and then the transaction is registered in the land registry.
Every year, the property tax (ENFIA) is paid. Its amount is calculated individually based on the area and cadastral value of the property. Utility payments in Greece include metered charges (water, electricity, heating) and a municipal waste collection fee. In gated complexes, management company fees for the pool and landscaping are added to this.
No, the purchase only grants a "Golden Visa" residence permit, covering the investor, their spouse, children under 21, and parents. Permanent residency in Greece can only be applied for after 5 years of continuous residence. The right to apply for a Greek passport and citizenship comes after 7 years of residency and successfully passing a language exam.
Old houses in Greece require a thorough inspection. The engineer must check the legality of the plot: whether there is an access road, whether water and electricity are connected to the site. If the dilapidated house is to be completely demolished, a new building permit will be required.
Yes, foreigners can get a mortgage from a Greek bank at 4–6% per annum, but they will need to provide strict confirmation of legal income in euros. A more common choice is the purchase of off-plan cottages with an interest-free installment plan directly from the developer. The market also legally allows remote transactions with payment in cryptocurrency or direct transfers in euros.
For short-term rentals, the highest returns are generated by seaside properties (first line) and villas with panoramic views. The liquidity of a property is significantly boosted by a private pool, jacuzzi, underfloor heating and a "Smart Home". Keep in mind that profits are subject to a progressive tax on rental income at rates ranging from 15% to 45%.
For year-round living (for example, on a digital nomad visa), resort areas are less suitable. It is optimal to look for townhouses or condominiums in the suburbs, where schools/kindergartens, supermarkets and hospitals are open even in winter. Good internet and open parking or a closed garage are essential
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Popular regions
| Region / Location | Residence Permit Threshold (2026) | Price (per m²) | What they buy | Best for |
|---|---|---|---|---|
| Attica (Athens) and Thessaloniki | €400,000 | €1,500 - €5,000 | Townhouses, Luxury homes | Investment, business, Permanent residence |
| Mykonos, Santorini (resorts) | €400,000 | €3,000 - €9,000 | Premium villas, Duplexes | Short-term rental, prestige |
| Islands (Crete, Rhodes) | €400,000 | €2,200 - €6,000 | Seaside cottages, Villas | Family holidays, wintering |
| Northern and Central Greece | €400,000 | €800 - €1,500 | Affordable old houses | Budget purchase for renovation |
| Commercial → residential (nationwide) | €250,000 | Individual | Buildings for reconstruction | Lowest residence permit threshold |