How to buy land in Greece (guide)

Authored by the expert who managed and guided the team behind the Greece Property Pack

Everything you need to know before buying real estate is included in our Greece Property Pack

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries (Greece, Spain, Portugal, Italy, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Greece. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At InvestRopa, we explore the Greek real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Athens, Thessaloniki, and Crete. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What types of land can foreigners legally buy in Greece, and are there any areas where restrictions apply?

Foreigners can legally purchase most types of land in Greece, including residential plots, commercial land, agricultural property, and undeveloped land.

EU citizens face virtually no restrictions when buying land anywhere in Greece. Non-EU citizens can also purchase land throughout most of the country without special permissions.

The main restrictions apply to designated "border zones" which include specific regions in northern Greece and certain islands in the East Aegean and Dodecanese archipelagos. These restricted areas encompass parts of Crete, Rhodes, Santorini, Kastelorizo, and several other strategically located islands.

In border zones, non-EU buyers must obtain a purchase permit from the local Prefecture Council, which conducts a security check before approval. EU citizens typically need only a "Blue Card" (temporary residence permit) for purchases in these areas.

Outside these frontier areas, foreigners can purchase land without any special permissions or additional bureaucratic hurdles.

Are there any regions or zones in Greece where foreigners are not allowed to purchase land, or where special permissions are needed?

Special permissions are required for non-EU citizens in designated border zones, but foreigners are not completely prohibited from buying land anywhere in Greece.

The border zones requiring special permits include northern regions near Albania, North Macedonia, Bulgaria, and Turkey. Island restrictions apply to parts of Crete (particularly the eastern regions), Rhodes, Santorini, Kastelorizo, and other East Aegean and Dodecanese islands.

Non-EU buyers must apply for a purchase permit from the Prefecture Council in these areas. The approval process involves a security background check and typically takes several weeks to complete. EU citizens need only present a Blue Card for purchases in border zones.

The permit process is generally straightforward for legitimate buyers with clean backgrounds. Local lawyers familiar with border zone regulations can guide you through the application process and ensure all requirements are met.

It's something we develop in our Greece property pack.

Can buying land in Greece help you qualify for residency or even citizenship over time?

Yes, purchasing land worth at least €250,000 qualifies non-EU citizens for Greece's Golden Visa program, which grants renewable five-year residency permits.

The Golden Visa allows you to live in Greece and travel freely within the Schengen Area. You must maintain your property investment throughout the residency period to keep your visa status active.

After seven years of continuous legal residency through the Golden Visa program, you can apply for Greek citizenship. The citizenship application requires demonstrating Greek language proficiency, knowledge of Greek culture and history, and clean criminal records.

EU citizens don't need the Golden Visa program since they already have residency rights throughout the European Union. However, property ownership can still facilitate the naturalization process for EU citizens who choose to pursue Greek citizenship.

The minimum investment threshold increased from €250,000 to €800,000 in certain high-demand areas including parts of Athens, Thessaloniki, Mykonos, and Santorini as of mid-2025.

What are the most popular areas in Greece where foreigners are currently buying land, and why?

Region	Why Popular	Average Land Prices
Crete (Chania, Rethymno, Heraklion)	Year-round climate, lifestyle, affordable prices	€150-400 per sqm
Athens Metropolitan Area	Urban amenities, rental demand, capital growth	€300-800 per sqm
Thessaloniki Region	Cultural hub, university town, business center	€200-500 per sqm
Cycladic Islands (Mykonos, Santorini)	Tourism yields, iconic views, luxury market	€500-2,000+ per sqm
Peloponnese Peninsula	Natural beauty, value for money, proximity to Athens	€100-300 per sqm
Ionian Islands (Corfu, Zakynthos)	Green landscapes, tourism potential, western culture	€200-600 per sqm
Halkidiki Peninsula	Beach access, resort development, growing tourism	€150-450 per sqm

What is the exact step-by-step process to purchase land in Greece as a foreigner?

The land purchase process in Greece follows a structured 10-step procedure that typically takes 2-4 months to complete.

First, search for suitable land through real estate agents, online listings, or direct contact with owners. Hire a qualified Greek lawyer who specializes in property law to guide you through the legal requirements and conduct due diligence.

Obtain a Greek tax number (AFM) from the local tax office, which is required for all property transactions. Open a Greek bank account to handle all financial transfers, as cash payments are prohibited for property purchases.

Your lawyer will conduct legal due diligence, checking property titles, planning permissions, outstanding debts, and potential encumbrances. Sign a preliminary agreement and pay a deposit (typically 10% of the purchase price) to reserve the land.

Complete the final contract signing before a Greek notary, with both parties present or represented by power of attorney. Pay the 3% transfer tax and all associated fees before proceeding to registration.

Register the property at the Land Registry (Cadaster) to complete legal ownership transfer. If eligible, submit your Golden Visa application after completing the purchase process.

What documents are absolutely required to complete a land purchase in Greece, and which ones are optional but helpful?

The absolutely required documents include your valid passport, Greek tax number (AFM), proof of transfer tax payment, and a Greek bank account.

You must have a power of attorney if purchasing remotely, along with the preliminary contract and final notarial deed. Land Registry registration documents are essential to complete legal ownership transfer.

1. **Absolutely Required Documents:** - Valid passport and identification - Greek tax number (AFM) certificate - Proof of 3% land transfer tax payment - Greek bank account documentation - Notarized power of attorney (for remote purchases) - Preliminary purchase contract - Final notarial deed - Land Registry (Cadaster) registration papers2. **Optional but Helpful Documents:** - Proof of address or residence - Tax returns or income verification (for financing) - Legal due diligence report from your lawyer - Building permits (if structures exist on the land) - Topographical plans and cadastral diagrams - Property valuation report - Planning permission certificates

Having optional documents ready can expedite the process and provide additional legal protection. Your lawyer will advise which specific documents are most relevant for your particular purchase.

Can I buy land in Greece without physically being in the country, and if so, how does the remote process work?

Yes, you can complete the entire land purchase process remotely using a notarized power of attorney, allowing your representative to act on your behalf.

The remote process begins by appointing a qualified Greek lawyer or trusted representative who will handle all aspects of the transaction. You'll need to prepare a limited, specific power of attorney that clearly defines your representative's authority and responsibilities.

Your representative can conduct property viewings via video calls, handle document preparation, open your Greek bank account, and complete the notarial deed signing. All communications and document reviews can be conducted electronically or through secure courier services.

Virtual property inspections using professional videographers or drone footage provide detailed views of the land and surrounding areas. Your lawyer conducts the same thorough due diligence process regardless of your physical presence.

Ensure your power of attorney is limited in scope and includes specific safeguards to prevent misuse. Work only with reputable, licensed professionals who can provide references and proper credentials.

What are the main fees, taxes, and closing costs involved in buying land in Greece, and who pays what?

The buyer pays most transaction costs, which typically total 5-7% of the property value on top of the purchase price.

The 3% transfer tax represents the largest single cost, calculated on the property's official value or purchase price, whichever is higher. Notary fees range from 1-2% of the property value and cover the legal documentation and deed preparation.

Lawyer fees typically cost 1-2% of the property value but can be negotiated based on the complexity of the transaction. Land Registry fees amount to approximately 0.5-1% of the property value for official registration.

Additional costs include bank transfer fees, document translation and certification charges, and potential surveying costs. If you require special permits for border zone purchases, expect additional administrative fees of several hundred euros.

It's something we develop in our Greece property pack.

What financing options are available for foreigners buying land in Greece — is it possible to get a mortgage, and under what terms and rates?

Greek banks offer mortgages to foreigners, but qualification requirements are stricter for non-residents and non-EU citizens.

Interest rates typically range from 3% to 6.5% per annum, depending on your financial profile, down payment amount, and loan terms. Maximum loan-to-value ratios reach up to 90% for well-qualified borrowers, though most foreign buyers secure 70-80% financing.

Required documentation includes proof of income, tax returns from your home country, property valuation reports, and your Greek tax number. Banks may require you to become a Greek taxpayer or demonstrate strong ties to Greece through business or residency.

EU citizens generally face easier qualification criteria compared to non-EU buyers. Many foreign buyers choose alternative financing through home country loans, proceeds from property sales, or cash purchases to avoid Greek banking requirements.

The mortgage approval process typically takes 4-8 weeks and requires a local Greek guarantor or additional collateral for non-resident applicants.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Greece versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

Can I pay for land in cash, and are there any limits or reporting obligations tied to large cash payments?

Cash payments for property transactions are completely banned in Greece as of December 2023, with all payments required to go through banking channels.

The cash ban applies to all new property transactions, with severe penalties for violations including fines of 10% of the transaction value with a minimum penalty of €10,000. Notaries must certify that all payments were made through official banking methods.

All property payments must be made via wire transfer, bank checks, or other traceable banking instruments. This regulation aims to increase transparency and combat money laundering in the real estate sector.

Exceptions exist only for contracts that were drafted and signed before the December 2023 enforcement date. For all new land purchases, you must demonstrate legitimate funding sources and complete payments through the Greek banking system.

Banks may require additional documentation for large transfers, including proof of income sources and anti-money laundering compliance checks for transactions exceeding certain thresholds.

What are the most common mistakes foreigners make when buying land in Greece, and how can I avoid them?

The most frequent mistake is failing to conduct proper title and encumbrance checks, which can result in purchasing land with hidden debts or legal complications.

1. **Not Verifying Land Buildability:** Many buyers purchase land assuming they can build, only to discover zoning restrictions or archaeological protection orders prevent development.2. **Ignoring Border Zone Restrictions:** Non-EU buyers sometimes overlook special permit requirements for certain islands and border regions, causing transaction delays.3. **Underestimating Total Costs:** Buyers often budget only for the purchase price, forgetting the 5-7% additional costs for taxes, fees, and legal expenses.4. **Using Unqualified Representatives:** Working with unlicensed agents or lawyers can lead to incomplete due diligence and legal problems.5. **Inadequate Power of Attorney Protection:** Remote buyers sometimes grant overly broad powers of attorney, creating opportunities for misuse.6. **Skipping Professional Surveys:** Failing to conduct proper land surveys can result in boundary disputes or discovering the actual plot differs from advertised dimensions.7. **Not Understanding Planning Permissions:** Buyers may not realize their intended use requires specific permits or violates local building regulations.

Avoid these mistakes by hiring qualified local professionals, conducting thorough due diligence, and ensuring all legal requirements are met before signing contracts.

What is the current outlook for land values in Greece — are prices rising, stable, or declining — and what's the long-term forecast?

Greek land and property prices have been rising moderately since 2020, with popular tourist areas and major cities showing the strongest appreciation.

As of mid-2025, land values in Crete have increased 15-25% over the past three years, while Athens metropolitan area land prices have risen 20-30% during the same period. Island properties, particularly in the Cyclades and Ionian regions, have seen price increases of 25-40%.

The Golden Visa program continues driving foreign demand, particularly from Middle Eastern, Chinese, and American investors seeking European residency. Infrastructure improvements, including new airports in Crete and expanded port facilities, are supporting long-term value growth.

Long-term forecasts suggest continued moderate appreciation of 3-7% annually through 2030, driven by tourism recovery, remote work trends, and limited land supply in desirable coastal areas. However, prices remain 20-40% below pre-2008 crisis levels in many areas, offering good value compared to other Mediterranean destinations.

It's something we develop in our Greece property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Crete Expert - Foreign Land Ownership Guide
2. Get Golden Visa - Property Purchase Guide
3. SEK Law Firm - Greece Property FAQ
4. ELRA - Legal Restrictions Greece
5. Passportivity - Greece Golden Visa
6. Vancis Capital - Complete Buying Guide
7. Houses in Greece - Purchase Costs
8. Tranio - Greece Mortgage Guide
9. Ellas Estate - Cash Payment Ban
10. Luxury Playbook - Market Analysis