Real Estate FAQ

Greek citizens and EU/EEA nationals have full rights to buy real estate in Greece. Non-EU foreigners are also allowed to buy property under the same laws​. In practice there is no general nationality-based ban on ownership – non-EU buyers can own property just like Greek nationals (they simply must obtain a Greek tax identification number and meet standard legal requirements).

Generally, property ownership rights are equal for all buyers​. Greece does not impose nationality-based prohibitions. (In rare cases, purchases of land in sensitive zones – such as certain military or border areas – may require special government approval under defense regulations.) Apart from these exceptions, foreigners (including those investing in Corfu or other islands) can acquire real estate on the same terms as Greek citizens.

The legal transfer involves several key steps. First, buyer and seller typically sign a preliminary sale agreement and the buyer pays a deposit. The buyer then arranges for necessary checks (e.g. obtaining a Greek Tax Number and clearing any liens). The final step is executing the notarial deed: a public notary drafts and signs the title deed once all conditions are met, and the purchase price is paid. Finally, the deed is lodged with the local Land Registry (Ktimatologio) to record the transfer. For example, buyers obtain a certificate of encumbrances from the Land Registry to confirm the title is clear before closing​.

Step 1: Preliminary contract and deposit.

Step 2: Obtain tax ID and gather certificates (e.g. land registry encumbrance certificate​, building permits).

Step 3: Sign the final sale deed before a notary; pay the balance. Step 4: Notary registers the deed at the Land Registry to complete the transfer.

Yes. Greek law mandates a notarized title deed for all real estate transfers. The notary public verifies documents (title, encumbrance certificate, tax payments, etc.) and then certifies the sale in a deed. Once signed by the notary and the parties, the deed is registered with the cadastre. This ensures legal transfer of ownership.

When buying property in Greece, buyers should budget for several additional costs beyond the purchase price. These typically include a property transfer tax, notary and registration fees, and annual property taxes. There are also small municipal taxes that are usually billed through the electricity provider. The exact amounts can vary based on the type, value, and location of the property.

For resale properties in Greece (those not subject to VAT), a real estate transfer tax is applied based on the property’s taxable value. In addition to the base tax, a small municipal surcharge is also added. While the total rate is relatively low, it’s important to factor it into your overall budget when purchasing. This tax is typically paid by the buyer and is due before the property transfer is finalized at the notary.

A standard-rate VAT (currently 24%) applies only on the first sale of a newly built property sold by a VAT-registered developer. In practice, that means if you buy directly from the developer (typically within a few years of construction) you’ll pay VAT instead of transfer tax. Once that first-sale obligation has been met, any subsequent resale of the same property is exempt from VAT and instead attracts the property transfer tax.

ENFIA is the Unified Property Ownership Tax levied yearly on all property owners in Greece​. It applies to every building and piece of land (full ownership or other real rights). The tax is calculated using factors like property size, location and cadastral value. (New rules in 2025 provide limited reductions for insured residences under certain conditions, but generally all owners must pay ENFIA based on published rates.)

Yes.

In addition to ENFIA, there are minor municipal property duties. These include the ‘municipal property tax’ (TAP) and small service fees (for waste collection, lighting, etc.), collected via the electricity bill.. Such local taxes are usually modest and based on factors like property size and age​.

When buying property in Greece, buyers typically pay:
2% + VAT for the real estate agent,
1%–2% + VAT for a lawyer,
3% transfer tax,
and around 1.6%–1.8% for notary and land registry fees.

These amounts vary slightly depending on the property value and complexity of the transaction.

Greece’s Golden Visa is a residency-by-investment program launched in 2013. It grants a renewable five-year residence permit to non-EU investors who meet the real estate investment criteria​. In exchange for buying eligible property, the investor and qualified family members can live in Greece and travel visa-free within the Schengen Area​. The permit does not require the holder to live in Greece permanently (there is no minimum stay requirement​), but it must be renewed every five years as long as the investment is maintained.

For Corfu—classified among Greece’s high-demand islands—you must invest in real estate at the highest Golden Visa threshold unless you qualify under a special conversion or renovation category. Specifically, a single-property purchase of at least €800 000 is required, paid in full, to secure the standard five-year residency permit. Alternatively, converting a commercial building into residential use or restoring a listed historic property anywhere in Greece lets you qualify with a reduced €250 000 investment.

Golden Visa holders receive Greek residency rights with relatively flexible conditions: Residence in Greece: Holders can live in Greece indefinitely, and there is no minimum stay requirement to maintain the visa​. They enjoy access to Greek public services (healthcare, education, etc.) as residents. Visa-free travel: They and their family can travel throughout the Schengen Zone without a separate visa​. Family inclusion: Spouses and dependent children (and even parents) are included under the same permit​. Renewable permit: The residence permit is valid for five years and is renewable, provided the investment remains in place​. Note that the Golden Visa itself does not grant an automatic work permit (work authorization is subject to general immigration rules) or immediate citizenship.

Not directly. The Golden Visa grants temporary residency, not citizenship. However, after seven years of continuous legal residence in Greece (subject to renewal of the permit every five years), a foreign resident may apply for naturalization under the standard criteria​. Citizenship is not automatic; applicants must fulfill all normal requirements (language ability, integration, etc.) during those years of residence.

Yes. Greece imposes an inheritance tax on property passed to heirs. The tax is calculated on the property’s value​ taxsummaries.pwc.com . Importantly, no distinction is made based on the heir’s nationality​. Spouses and direct descendants benefit from a generous allowance (the first €800,000 of inherited property can be tax-free for close family)​. Amounts above this threshold are taxed at progressive rates (up to 10%)​. (Distant relatives or non-family heirs face higher rates, though this is rare in practice.)

In general, the same Greek property laws apply everywhere, including Corfu and other islands. There are no island-specific ownership restrictions. However, buyers should be aware of local planning regulations: for example, properties in coastal or protected zones may require specific building permits, and any changes (renovations, expansions) must comply with local zoning. It is important to verify that the title deed matches the actual built area and that all planning permissions are in order. Otherwise, Corfu buyers follow the same purchase steps, taxes and fees as anywhere else in Greece.

Yes. Foreign buyers can apply for a mortgage in Greece, but approval depends on income and credit history. Banks usually finance up to about 70% of the property value and require standard documents such as proof of income and a Greek tax number (AFM).