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
Greece remains one of Europe's most accessible property markets for foreign buyers in 2026, combining Mediterranean lifestyle appeal with relatively affordable prices compared to Western European neighbors.
Whether you are eyeing an apartment in central Athens neighborhoods like Koukaki or Pangrati, a seaside villa in Crete, or a renovation project in Thessaloniki, understanding your legal rights as a foreigner is the essential first step.
This guide is constantly updated to reflect the latest regulatory changes, market conditions, and practical realities for foreign buyers navigating the Greek property market.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Greece.
Do foreigners have the same rights as locals in Greece right now?
Can foreigners legally buy residential property in Greece in 2026?
As of early 2026, Greece is fully open to foreign property buyers from both EU and non-EU countries, with the purchase process following the same notarial deed and land registry steps that Greek nationals use.
Foreigners can legally purchase apartments, houses, villas, and in most areas even land plots, giving them a wide range of residential options across the Greek market.
The only significant caveat involves designated border and strategic areas, where non-EU buyers may need to obtain a special permit from the Ministry of National Defence before completing the purchase.
This permit requirement applies to specific regions including parts of Northern Greece, certain Eastern Aegean islands like Chios and Lesbos, the Dodecanese, Rhodes, and portions of Crete, though in practice permits are usually granted unless serious security concerns exist.
We cover all these things in length in our pack about the property market in Greece.
Do foreigners have the exact same ownership rights as locals in Greece in 2026?
As of early 2026, foreigners who legally acquire and register property in Greece hold essentially the same core ownership rights as Greek nationals, including full in-rem rights over their property.
The single most significant difference is the border-area restriction that applies to some non-EU buyers in designated strategic zones, where prior government authorization may be required before purchase.
Outside these restricted areas, foreigners and locals share equal rights to buy, sell, rent, mortgage, inherit, and fully control their registered property without any nationality-based distinctions in Greek law.
Are there any foreigner-only restrictions in Greece in 2026?
As of early 2026, the main foreigner-only restriction in Greece involves designated border and frontier areas where non-EU nationals must obtain a special permit before buying property.
The most impactful restrictions affect non-EU buyers targeting properties in Northern Greece near the Albanian, North Macedonian, and Turkish borders, as well as certain Aegean islands like Rhodes, Chios, Lesbos, and parts of Crete.
The legal basis for these restrictions is national security law, specifically Law 1892/1999, which aims to protect strategic border regions from potentially sensitive foreign ownership.
The most common workaround is simply applying for the required permit through the local Prefecture Council, a process that typically takes two to six months and is usually approved unless there are serious security red flags.
Can foreigners buy property freely anywhere in Greece, or only specific areas in 2026?
As of early 2026, foreigners can buy property freely throughout the vast majority of Greece, with restrictions applying only to specific border and military-sensitive zones for non-EU nationals.
The restricted zones include areas in Thrace near the Turkish border, parts of Northern Greece near Albania and North Macedonia, and certain islands including Rhodes, the Dodecanese, parts of Crete, and Eastern Aegean islands like Chios and Lesbos.
These restrictions exist because Greece shares borders with non-EU countries and considers these areas strategically sensitive for national defense purposes.
The most popular areas where foreigners freely purchase property in Greece in 2026 include central Athens neighborhoods like Koukaki, Pangrati, and Kolonaki, the Athens Riviera suburbs of Glyfada and Voula, Thessaloniki's Ladadika and Kalamaria districts, and islands like Mykonos, Santorini, Corfu, and non-restricted parts of Crete around Chania and Heraklion.
Can foreigners own property 100% under their own name in Greece in 2026?
As of early 2026, foreigners can absolutely own property 100% under their own personal name in Greece, with no requirement for local partners, nominees, or corporate structures in non-restricted areas.
Foreigners can register apartments, houses, villas, and land plots fully in their individual name, with the same title documentation and registry rights as any Greek citizen would receive.
The registration process requires obtaining a Greek tax identification number (AFM), paying the 3% transfer tax, signing the notarial deed, and registering the property with the local Land Registry or Hellenic Cadastre office.
Is freehold ownership possible for foreigners in Greece right now in 2026?
As of early 2026, freehold ownership is the standard form of property ownership in Greece and is fully available to foreigners purchasing apartments, houses, or land.
The key difference from some other countries is that Greece does not have a widespread leasehold system for residential property, so when you buy, you typically acquire permanent, inheritable ownership of the property and any associated land.
There is no alternative ownership structure that foreigners commonly need to use because freehold is readily available throughout Greece in non-restricted areas.
Can foreigners buy land in Greece in 2026?
As of early 2026, foreigners can buy land in Greece in most regions, though non-EU nationals face restrictions in border areas and all buyers must navigate Greece's complex land classification system.
Foreigners can purchase residential land, urban plots, and in many cases rural land, but agricultural land purchases may involve additional scrutiny, and forest-designated land is heavily restricted or prohibited from development under Greek forest-map regulations.
When direct land ownership is restricted or complicated, some foreigners use a Greek-registered company to hold the property, though this adds corporate tax obligations and administrative complexity that most individual buyers prefer to avoid.
By the way, we cover everything there is to know about the land buying process in Greece here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Greece. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Does my nationality or residency status change anything in Greece?
Does my nationality change what I can buy in Greece right now in 2026?
As of early 2026, nationality has minimal impact on property purchasing rights throughout most of Greece, with the notable exception of border-area restrictions that primarily affect non-EU nationals.
Turkish citizens face the strictest limitations and are prohibited from purchasing property in certain border regions and specific islands like Chios due to historical and geopolitical considerations between the two countries.
EU citizens benefit from essentially the same treatment as Greek nationals everywhere in Greece, while nationals from countries with strong bilateral relations often find the permit process in restricted areas faster and more straightforward.
Do EU/US/UK citizens get easier property access in Greece?
EU citizens enjoy the smoothest property access in Greece in 2026, facing no restrictions beyond the standard paperwork and being treated identically to Greek nationals for purchasing purposes across the country.
The specific advantage EU citizens have is that they can buy freely even in border areas where non-EU nationals would need a special permit, though they may need to obtain a temporary residence card (Blue Card) as a standard procedural step.
US and UK citizens, now treated as third-country nationals since Brexit, can still buy throughout most of Greece without extra steps, but they face the permit requirement in designated border zones that EU buyers avoid entirely.
If you're American, we have a dedicated blog article about US citizens buying property in Greece.
Can I buy property in Greece without local residency?
Yes, you can buy property in Greece without being a resident or even having a long-term visa, as property ownership rights are not tied to residency status for foreign nationals.
Residents do have some practical advantages, including easier mortgage access, simpler banking relationships, and more straightforward tax administration, but these are conveniences rather than legal requirements for purchasing.
Tourist-visa holders buying property need to obtain a Greek tax number (AFM), appoint a tax representative if they are non-EU, open a Greek bank account, and complete all standard notarial and registry steps, which can typically be done during a visit of one to two weeks.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in Greece here.
Buying real estate in Greece can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What are the biggest legal grey areas for foreigners in Greece?
What are the biggest legal grey zones for foreigners in Greece in 2026?
As of early 2026, there are three major legal grey zones that trip up foreign buyers in Greece: cadastre transition issues, unpermitted building modifications, and land classification disputes involving forest maps.
The single riskiest grey zone is buying property where the title records are still transitioning between older land registries and the new Hellenic Cadastre, which can create mismatches between what sellers claim and what is officially recorded.
The best precaution is hiring an independent Greek lawyer to conduct thorough title searches across both the old registry and the new cadastre, verify building permits and planning legality, and check forest-map designations before you pay any deposit.
We have built our property pack about Greece with the intention to clarify all these things.
Can foreigners safely buy property using a local nominee in Greece?
Nominee arrangements in Greece carry significant legal risk because Greek property rights depend heavily on what is officially registered, and a nominee's name on the title means you have no direct legal claim to the property.
The main risk of using a non-spouse nominee is that if the relationship breaks down, the nominee dies, divorces, or faces creditor claims, you may have no enforceable ownership rights and could lose your entire investment.
Buying through a local spouse provides somewhat more protection under Greek family law, but even this arrangement can unravel in divorce proceedings and does not give you the same security as direct ownership in your own name.
Purchasing through a Greek-registered company is legally legitimate and provides a layer of separation, but it adds corporate tax obligations, annual filing requirements, and does not bypass border-area restrictions for non-EU beneficial owners.
What happens if a foreigner dies owning property in Greece?
When a foreigner dies owning property in Greece, the inheritance process follows Greek succession law for the property itself, though EU regulations allow some flexibility for EU citizens to elect their home country's inheritance rules in their will.
Foreign heirs must typically obtain a certificate of inheritance from Greek authorities or have a foreign probate document apostilled, then pay any inheritance taxes owed, and finally register the property transfer at the Land Registry or Cadastre.
Foreign heirs face no special restrictions when reselling inherited property in Greece, and they can sell immediately after completing the inheritance registration without any holding period requirements.
The most common complication is when the deceased had not kept property registration and tax filings (E9/ENFIA) current, which creates a bureaucratic backlog that heirs must clear before they can take legal possession or sell.
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 foreigners realistically get a mortgage in Greece in 2026?
Do banks give mortgages to foreigners in Greece in 2026?
As of early 2026, Greek banks do provide mortgages to foreign buyers, with typical loan amounts ranging from 100,000 to 500,000 euros (approximately $105,000 to $525,000 USD), though approval is harder and terms are stricter than for local borrowers.
The main eligibility requirements include documented income for the past two years, a clean credit history, a Greek bank account, a Greek tax number (AFM), and typically a down payment of 30% to 40% or more of the property value.
You can also read our latest update about mortgage and interest rates in Greece.
Are mortgage approvals harder for non-residents in Greece in 2026?
As of early 2026, mortgage approvals are notably harder for non-residents, with banks typically offering loan-to-value ratios of only 50% to 65% compared to 70% to 80% for Greek residents.
This means non-residents should budget for a down payment of at least 35% to 50% of the property price, which on a 300,000 euro property translates to 105,000 to 150,000 euros (approximately $110,000 to $158,000 USD) in cash required upfront.
Non-residents must also provide more extensive documentation including proof of foreign income, employment contracts or business records, bank statements showing asset history, and often a local tax representative, none of which Greek residents typically need to supply.
We have a whole document dedicated to mortgages for foreigners in our Greece real estate pack.
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Are foreigners protected by the law in Greece during disputes?
Are foreigners legally protected like locals in Greece right now?
Foreigners in Greece have access to the same courts, legal procedures, and property law protections as Greek citizens, with no formal distinction in how the law treats foreign versus local property owners.
Both foreigners and locals share equal rights to sue for breach of contract, challenge title defects, seek damages for fraud, and enforce property rights through the Greek court system.
The main protection gap for foreigners is not legal but practical: language barriers, unfamiliarity with Greek bureaucracy, and distance make it harder to monitor and respond to problems quickly.
The most important legal safeguard a foreigner should put in place before buying is retaining an independent, English-speaking Greek lawyer who conducts thorough due diligence and can represent your interests if disputes arise later.
Do courts treat foreigners fairly in property disputes in Greece right now?
Greek courts do not systematically discriminate against foreigners in property disputes, and EU and international benchmarks show no evidence of nationality-based bias in judicial outcomes.
The typical duration of a property dispute in Greek courts ranges from one to three years for straightforward cases, with costs including lawyer fees of 2,000 to 10,000 euros (approximately $2,100 to $10,500 USD) depending on complexity, plus court fees and potential expert witness costs.
The most common type of property dispute foreigners bring to court involves title defects or boundary issues that were not properly resolved during due diligence, often stemming from the ongoing cadastre transition.
Alternative dispute resolution options include mediation, which is increasingly encouraged by Greek law, and arbitration clauses can be included in purchase contracts to provide faster resolution outside the traditional court system.
We cover all these things in our list of risks and pitfalls people face when buying property in Greece.
We made this infographic to show you how property prices in Greece compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What do foreigners say after buying in Greece in 2026?
Do foreigners feel treated differently during buying in Greece right now?
Based on market surveys and buyer feedback, roughly 30% to 40% of foreign buyers report feeling treated differently during the purchasing process in Greece, though this is more often process shock than discrimination.
The most commonly reported difference is feeling dependent on intermediaries because the notary-heavy, document-intensive Greek system and language barrier make it hard for foreigners to navigate independently.
The most commonly reported positive experience is that Greek sellers, agents, and notaries are generally welcoming and accommodating to foreign buyers, with many professionals now accustomed to international transactions.
Find more real-life feedbacks in our our pack covering the property buying process in Greece.
Do foreigners overpay compared to locals in Greece in 2026?
As of early 2026, foreigners buying in popular tourist-heavy areas commonly overpay by 10% to 20% compared to well-negotiated local purchases, which on a 250,000 euro property means paying 25,000 to 50,000 euros more (approximately $26,000 to $52,500 USD).
The main reason foreigners pay more in Greece specifically is that they concentrate in English-marketed listings in high-visibility areas like Mykonos, Santorini, and central Athens, where asking prices are inflated and sellers know foreign buyers often lack local comparable data and negotiation leverage.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Greece, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| AADE (Greek Tax Authority) | Official Greek tax authority explaining the rules it enforces. | We used it to confirm who pays transfer tax and the 3% rate. We also used it to keep buyer obligation guidance accurate. |
| Gov.gr Official Portal | Official Greek government services portal for citizens. | We used it to cross-check process steps around transfer-tax declarations. We also used it to explain what happens before the deed is signed. |
| European Land Registry Association (ELRA) | Pan-European land-registry network summarizing country rules. | We used it to confirm default openness to foreign buyers and border-area caveats. We used it to avoid shaky blog summaries of restricted areas. |
| European e-Justice Portal | EU's official legal-justice information portal. | We used it to support how land registry and cadastre work in Greece. We used it to triangulate the registry reality foreigners face. |
| ECB Data Portal | European Central Bank's official statistics portal. | We used it to anchor confident interest-rate estimates for early 2026. We used it to avoid anecdotal bank quote rates. |
| Bank of Greece | Greece's central bank monitoring housing for financial stability. | We used it as the backbone for market context and price statistics. We used it to keep the article consistent with official terminology. |
| EU Justice Scoreboard 2025 | European Commission's comparative evidence on justice efficiency. | We used it to avoid guesswork on court-system performance. We used it as a neutral benchmark for dispute resolution expectations. |
| Hellenic Cadastre | Official public body responsible for Greece's national cadastre. | We used it to ground the title and registration process. We used it as a reality-check that cadastre processes are centralized there. |
| Gov.gr Forest Maps | Official tool for Greece-specific land classification issues. | We used it to highlight forest classification as a due diligence check. We used it as a practical item for land purchases. |
| World Justice Project | Widely used, transparent cross-country governance benchmark. | We used it as a non-EU lens on rule-of-law perceptions. We used it carefully as context, not as a property law source. |
We have made this infographic to give you a quick and clear snapshot of the property market in Greece. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.