Before you buy
A buyer needs a Greek tax number (AFM), issued electronically through the myAADE portal, with identity checked in person or by video call; a tax representative can apply on your behalf (AADE, tax number). Seller and buyer then file a joint transfer-tax return and the tax is paid within three working days, before the notary draws up the contract (AADE, transfer tax).
In border areas, transactions by natural or legal persons from countries outside the EU need approval from a committee of the regional administration; the Aegean administration's application forms include the island of Thira — Santorini (Decentralised Administration of the Aegean). Whether a specific island or plot is caught is a question for your lawyer at the outset.
What it costs to buy
The transfer tax on a resale is 3% of the property's taxable value, the buyer's responsibility, plus a municipal levy of 3% on the amount of the tax (AADE). On 7 September 2026 the Government announced a rise from 3% to 15% for homes bought by citizens of non-EU countries (Government of Greece); the announcement gives no start date, so check whether it has been legislated before you price a deal. New buildings may be sold under a VAT suspension regime that currently runs to 31 December 2026, which the same announcement says will be extended (stegasi.gov.gr).
What it costs to hold
ENFIA, the annual property tax, is calculated each year on property held on 1 January and paid in up to ten monthly instalments; owners abroad must file the E9 property statement by 31 March of the year after acquisition, and an ENFIA certificate is needed at any later sale (AADE, E9 and ENFIA).
Residency
Greece's golden visa was tightened by Law 5100/2024: the minimum property investment rose from €500,000 to €800,000 across Attica, the Thessaloniki regional unit, Mykonos, Santorini and every island with more than 3,100 inhabitants, and from €250,000 to €400,000 elsewhere (stegasi.gov.gr). Conversions of commercial buildings to housing and restorations of listed buildings remain at €250,000; qualifying property must be at least 120 m², and short-term letting is prohibited (Enterprise Greece). The English page of the migration ministry still shows the old amounts — do not rely on it.
Selling
AADE's page on tax on the gain from property still describes the provision as suspended until 31 December 2024 and has not been updated; the rule in force today is something to confirm with a Greek accountant before a sale.
