Your experts when buying property in Greece
The current real estate market has shifted from a post-crisis recovery phase into a mature, high-value asset class driven by solid structural fundamentals. Investors are primarily drawn to Greece for five key reasons:
The Hellenic Republic has completely overhauled its real estate infrastructure, transitioning from a bureaucratic paper-based system to a streamlined, fully digitized transaction model.
Through the recently introduced Digital Property Transfer File (via the official Gov.gr platform) and the myPROPERTY ecosystem, the Greek government has eliminated redundant paperwork, physical queues, and months of administrative friction. Once you choose your premium asset and your legal counsel confirms that the property title is free of legal encumbrances, charges, or structural violations, the digital file is compiled electronically. Transactions that previously required several weeks can now progress seamlessly to a clean, fast closing under notary supervision.
The acquisition process follows a structured, legally sound framework designed to protect foreign capital and investment. For international investors and the diaspora, the entire procedure can even be executed remotely through a specialized Power of Attorney (PoA) granted to your chosen legal counsel.
By name and in exact order of execution, the sequential steps required to purchase real estate in Greece are:
Your lawyer will register the deed with the Hellenic Cadastre on your behalf, officially recording you as the new owner and securing your ownership rights.
Yes. Obtaining a Greek Tax Identification Number, known locally as an AFM (ΑΦΜ ― Αριθμός Φορολογικού Μητρώου), is legally mandatory for any real estate transaction in Greece.
The AFM is required to execute the final notarial deed, transfer funds into the country, clear the property transfer tax, and establish local utility connections. For high-net-worth foreign nationals and diaspora members who are not physical residents, this process does not subject your global income to Greek taxation. Your attorney can secure an AFM on your behalf within 24 to 48 hours using a simple Power of Attorney, removing any need for you to visit a local tax office.
While it is not strictly mandatory for the initial property purchase, maintaining a premium local bank account is highly recommended and practically essential for seamless asset management.
Under current anti-money laundering (AML) laws and European capital regulations, property purchases are finalized via highly traceable bank transfers or bank drafts. Furthermore, all rental income generated by your investment must legally be deposited into a verified banking account, and local property upkeep fees, asset management expenses, and annual property taxes (ENFIA) are best settled via local direct debits. Opening an account requires standard international identity documents, proof of wealth origin, and your newly assigned AFM.
For international investors and diaspora buyers navigating the upper echelons of the Greek market, partnering with an experienced and trustworthy real estate agent or investment consultant is highly advantageous.
While you can technically identify properties independently, a reputable consultant provides exclusive access to off-market inventory, premium developments (such as exclusive apartments or villas in the Athens Riviera or Cyclades), and skilled localized negotiation. A consultant acts as the primary coordinator between your legal team, the civil engineers, and the sellers, vetting properties long before you spend time viewing them.
To ensure total capital protection and architectural compliance, a high-value real estate transaction in Greece relies on five key specialized professionals, overseen by your real estate advisor.
By law, the public notary is the only mandatory institutional figure required to execute a property deed. However, navigating the legal, engineering, and tax framework successfully requires a coordinated advisory team.
Working with a dedicated attorney is no longer a strict legal requirement under recent deregulation. However, legal guidance is considered absolutely essential. Your lawyer acts as your primary fiduciary protector. An experienced lawyer can:
Cooperation with a certified civil engineer or architect, is highly recommended for any transaction involving an existing building or structure. Anything related to the planning correctness, legality and structural adequacy of the property.
They ensure structural adequacy and verify complete compliance with local urban planning laws, energy performance certificate, building permits, regularization of any unauthorized constructions, protecting you from buying an asset with costly illegal additions or structural vulnerabilities.
Working alongside the civil engineer, a professional land surveyor (topographer) ensures that all physical boundaries and acts related to the building permit are firmly rooted in valid planning permissions. They match the actual physical property lines on the ground with official state topographical charts to eliminate future zoning or border disputes.
It is vital to retain a qualified local accountant early in the acquisition process. Your accountant guides you through the complex international compliance procedures, sets up your fiscal profile, calculates your annual property taxes (ENFIA), and ensures that incoming funds are declared correctly to the tax authorities under anti-money laundering (AML) laws.
The notary is the official, state-appointed legal arbiter who processes and certifies all real estate transactions in Greece. They prepare the final purchase and transfer contracts, verify all mandatory electronic documents, collect the state transfer taxes, and officially witness the final signing to guarantee the legal, unassailable transfer of the deed to the buyer.
The minimum broker’s fee – as defined by law 2% of the final agreed purchase price,on the buyer’s side & 2% on the seller’s side, plus the prevailing Value Added Tax (VAT).
This fee is typically a “dual agency” structure, meaning both the buyer and the seller pay 2% (+ VAT) to their respective representatives unless explicitly negotiated otherwise prior to entering the transaction. For institutional acquisitions, large portfolios, off-market exclusive properties or high-value luxury real estate, commission structures can sometimes be structured differently based on written agreements.
In addition to the property’s purchase price, buyers should budget for certain taxes, government charges, and professional fees. The exact amount will depend on the property’s value, its legal status, and your individual circumstances. Typical costs include:
Depending on your objectives, additional tax planning or advisory services may also be required. For example, buyers applying under Greece’s Golden Visa programme or considering the Non-Dom tax regime may have separate eligibility requirements, government fees, or advisory costs. Our team will explain these from the outset and provide a transparent estimate of all expected costs before you proceed.
Yes. We offer a fully managed, turnkey property acquisition service. We coordinate every step of the process—from property selection and legal due diligence to purchase completion and post-sale support—through our trusted network of experts, ensuring a smooth and hassle-free experience from start to finish.
Our goal is to make buying property in Greece seamless, secure, and stress-free, allowing you to invest with confidence.
Yes. At Domus NovaLux, we offer a complimentary initial consultation to understand your objectives, answer your questions, and discuss the most suitable property and investment opportunities based on your needs. Whether you’re purchasing a holiday home, relocating, or investing in Greece, our team will provide clear guidance on the buying process, legal considerations, costs, and available investment options—without any obligation.
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FAQ
There is no single ROI that applies to every property. Investment performance is influenced by factors such as location, acquisition price, rental demand, capital appreciation, financing structure, operating costs, and your investment horizon.
Our approach is to identify opportunities that align with your financial objectives and risk profile. Before any acquisition, we prepare a comprehensive investment assessment that considers projected rental income, estimated expenses, expected capital growth, and potential exit scenarios. This provides a clear understanding of the property’s long-term performance and overall investment potential.
Rental income depends on several factors, including the property’s location, type, quality, target market, and whether it is intended for short-term holiday rentals or long-term residential leasing. Prime properties in established and emerging destinations can generate attractive rental yields, particularly when supported by professional property management and a well-defined rental strategy.
At Domus NovaLux, we provide clients with a tailored rental income assessment based on current market data, comparable properties, occupancy trends, and projected operating costs, enabling informed investment decisions based on realistic expectations rather than assumptions.
Choosing the right property goes beyond the initial impression. A successful acquisition requires a careful assessment of both lifestyle considerations and long-term value potential.
Key factors to consider include the property’s location and surrounding area, layout and surface area, architectural quality, natural light, overall condition, building standards, accessibility, shared building expenses, potential renovation requirements, and future resale or investment potential.
The ideal location is ultimately determined by your objectives—whether you are seeking a primary residence, a second home, a rental investment, or a professional real estate opportunity. A truly valuable location is not defined solely by its current popularity, but also by factors such as future potential, accessibility, local demand, infrastructure, and planned redevelopment or area enhancement projects.
At Domus NovaLux, we help our clients evaluate each opportunity from a comprehensive perspective, combining market insight, due diligence, and a deep understanding of their personal objectives to identify properties that align with their lifestyle aspirations and investment goals.
The timeframe for purchasing a property in Greece typically ranges from one to three months, depending on the complexity of the transaction, the completion of legal and technical due diligence, and whether financing is involved. Cash purchases with all documentation in place can often be completed more quickly.
For international buyers, the process may also include obtaining a Greek tax registration number (AFM), opening a Greek bank account where required, and appointing a lawyer through a power of attorney, allowing the purchase to proceed without the buyer being present in Greece.
At Domus NovaLux, we coordinate every stage of the acquisition process in collaboration with experienced legal and tax professionals, ensuring a seamless, transparent, and efficient transaction from property selection to completion.
The annual cost of owning property in Greece is generally modest by international standards and will vary depending on the property’s value, location, size, and how it is used. Typical ongoing expenses include:
Yes. Our relationship with our clients continues well beyond the completion of the purchase. Through our dedicated after-sales and concierge services, we assist with every aspect of owning and managing a property in Greece, ensuring a seamless and worry-free experience. Whether you require assistance with furnishing and interior design, sourcing furniture and appliances, installing additional equipment, coordinating repairs and maintenance, arranging utility connections, paying household bills, or accessing trusted accounting and administrative services, our team and carefully selected partners are here to manage every detail on your behalf.
We also provide access to comprehensive insurance solutions through our network of reputable insurance providers, helping you protect your property with coverage tailored to your needs. Options include building and contents insurance, liability protection, natural hazard cover—including earthquake protection—and 24-hour emergency assistance. Where applicable, we also advise clients on available tax incentives, such as reductions in ENFIA for eligible insured properties.
For clients seeking enhanced peace of mind, we can arrange professional security services, including risk assessments, alarm and surveillance systems, access control, remote monitoring, and bespoke security solutions for high-value residences.
Our objective is simple: to ensure that your property is professionally managed, fully protected, and always ready for you to enjoy—whether you live in Greece year-round or visit only a few times each year.
Yes. Through our carefully selected network of experienced architects, interior designers, and construction professionals, we offer access to comprehensive renovation and refurbishment services for luxury residential properties.
Our trusted partners have an established track record of delivering exceptional renovations, from elegant upgrades to complete property transformations, with uncompromising attention to quality, craftsmanship, and detail.
For international clients, we provide a fully managed, hassle-free renovation experience, coordinating every stage of the project on your behalf. From planning and contractor selection to progress monitoring, quality control, and project completion, we oversee the entire process—giving you complete peace of mind, wherever you are in the world.
