How overseas buyers buy property in Greece

What to know first

• Golden Visa remains genuinely active in 2026, with EU residency and Schengen access as the reward — one of the strongest residency pathways on this platform
• A €250,000 route exists specifically for commercial-to-residential conversions (no size minimum) — a materially lower bar than the €800,000/€400,000 standard tiers, but only once the conversion is complete and inspected
• Capital gains tax on property sales is suspended at 0% through 31 December 2026 — a genuine near-term window, not guaranteed to extend further
• Foreign buyers pay identical taxes to Greek nationals — no non-resident surcharge — and non-resident mortgage lending has genuinely reopened in 2026 (up to ~65% LTV)

The general process

1. Confirm what foreigners may own in Greece and in which areas.
2. Set your budget in EUR, including taxes, fees and currency costs.
3. Shortlist areas and check the developer or seller.
4. Appoint an independent local lawyer before paying anything substantial.
5. Reserve, sign the contract, and pay through the approved channel.
6. Complete registration, and take tax advice in both countries on any rent or sale.

The exact steps and order differ by country and by project.

Financing for foreign buyers

Maximum loan to value

Up to ~65% for foreign buyers (2026) — a real change from the post-crisis years when foreign lending was largely unavailable

Typical rate

4–6.5% p.a. depending on lender and term (Q1 2026); some lenders offer fixed rates from ~2.9% on shorter terms

Notes

Alpha Bank, Piraeus, Eurobank and NBG have all resumed active non-resident residential lending, typically requiring 30–40% down payment

Residency through property

Programme

Golden Visa — EU residency-by-investment, with Schengen-area access

Threshold

€800,000 (Attica/Athens, Thessaloniki, Mykonos, Santorini, other high-demand areas and islands with more than 3,100 residents) or €400,000 elsewhere, both requiring 120m² minimum usable area; a separate €250,000 route exists for genuine commercial-to-residential conversions or listed-heritage restorations, with no size minimum, but the conversion must be fully complete and inspected before applying

Timeframe

Residence permit typically issued within a few months of a complete application; renewable while the property is held

Taxes and running costs

Income tax on rent

Progressive on rental income: 15% on the first €12,000, 25% on €12,001–€35,000, 45% above (2026 scale, Law 5246/2025) — a flat 5% notional maintenance deduction applies for long-term residential lets

Capital gains tax

Suspended (0% for a private seller) through 31 December 2026; the standard 15% individual rate would otherwise apply if not extended again — selling 3+ properties within 2 years risks being reclassified as a business activity (9–44% progressive rate)

Transfer tax or fees

Standard property transfer tax plus notary/legal fees; ENFIA (annual unified property tax) applies from 1 January ownership — roughly €200–400/year for a modest ~80m² Athens apartment, more in prime zones

Annual property costs

ENFIA (annual property tax, 0.28% base rate plus zone-based supplements) plus building/community fees