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
Buying property in Greece as a foreigner means understanding the extra costs that come on top of the purchase price, including transfer taxes, notary fees, and registration charges.
Greece has some unique rules, like costs calculated on the higher of the contract price or the official "objective value" set by the state, which can catch foreign buyers off guard.
We constantly update this blog post to reflect the latest tax rates, fee structures, and regulatory changes affecting property purchases in Greece.
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.
Overall, how much extra should I budget on top of the purchase price in Greece in 2026?
How much are total buyer closing costs in Greece in 2026?
As of early 2026, total buyer closing costs in Greece typically range from 6% to 10% of the purchase price, which means for a €200,000 property you should expect to pay roughly €12,000 to €20,000 (about $13,000 to $22,000 USD) in additional costs.
If you keep expenses to the bare legal minimum by skipping optional services like a buyer's agent and independent lawyer, you can get closing costs in Greece down to around 4.5% to 5.5%, or roughly €9,000 to €11,000 (about $10,000 to $12,000 USD) on a €200,000 purchase.
On the high end, when you factor in a buyer-paid real estate agent, full legal support, translation services, and administrative extras, closing costs in Greece can reach 9% to 12%, meaning up to €24,000 (around $26,000 USD) on a €200,000 property.
The main factors that push your costs toward the low or high end in Greece include whether you pay an agent fee, how much legal and translation support you need as a foreigner, and whether the property's official "objective value" is higher than the contract price (since many costs are calculated on whichever value is greater).
What's the usual total % of fees and taxes over the purchase price in Greece?
The usual total percentage of fees and taxes over the purchase price in Greece falls between 6% and 10% for most foreign buyers completing a standard residential purchase in 2026.
A realistic low-to-high range that covers most standard property transactions in Greece is 5% to 12%, with the lower end representing bare-minimum purchases and the higher end including full professional support and buyer-paid agent fees.
Of that total, government taxes (mainly the 3.09% transfer tax plus registration fees) typically account for about 4% to 5%, while professional service fees like notary, lawyer, and agent costs make up the remaining 2% to 7% depending on your choices.
By the way, you will find much more detailed data in our property pack covering the real estate market in Greece.
What costs are always mandatory when buying in Greece in 2026?
As of early 2026, the mandatory costs when buying property in Greece include property transfer tax (about 3.09%), notary fees for executing the official deed (around 1% to 1.6%), and Land Registry or Cadastre registration fees (roughly 0.6% to 1%), plus various certified copies and administrative certificates.
Optional but highly recommended costs for foreign buyers in Greece include hiring an independent lawyer for title searches and contract review (0.5% to 1.5%), sworn translation or interpreter services if you do not read Greek fluently, and an engineer or surveyor to check for permit issues or informal modifications to the property.
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What taxes do I pay when buying a property in Greece in 2026?
What is the property transfer tax rate in Greece in 2026?
As of early 2026, the property transfer tax rate in Greece is 3% plus a municipal surcharge that brings the effective rate to approximately 3.09% of the property's taxable value.
There are no extra transfer taxes specifically for foreigners in Greece, as the transfer tax is tied to the transaction and property characteristics rather than the buyer's nationality.
Buyers may pay VAT on residential property purchases in Greece when buying a new-build property as a first sale, which would normally be 24%, but Greece has extended a VAT suspension option through December 31, 2026, meaning many new builds will actually only incur the standard 3.09% transfer tax instead.
Stamp duty in Greece typically applies more to financing documents and certain ancillary contracts rather than replacing the main transfer tax, so if you are taking out a mortgage your notary or lawyer will flag any stamp charges tied to the loan package.
Are there tax exemptions or reduced rates for first-time buyers in Greece?
Greece offers a well-known first-home transfer tax exemption that can reduce or eliminate the 3.09% transfer tax for qualifying buyers, with value thresholds that increase based on marital status and number of children.
If you buy property through a company in Greece instead of as an individual, the tax profile changes significantly, including different corporate tax treatment and additional compliance requirements, which is why professional tax advice is strongly recommended for this route.
There is a tax difference between buying a new-build versus a resale property in Greece, as resales typically incur only the 3.09% transfer tax while new-build first sales could trigger 24% VAT, although the current VAT suspension through 2026 often means transfer tax economics apply to new builds as well.
To qualify for the first-home exemption in Greece, buyers must meet conditions including not owning other property, intending to use the home as a primary residence, and staying within the value caps set by AADE, so checking eligibility early with a lawyer or tax advisor is essential.
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.
Which professional fees will I pay as a buyer in Greece in 2026?
How much does a notary or conveyancing lawyer cost in Greece in 2026?
As of early 2026, notary fees in Greece typically run around 1% to 1.6% of the property value (including VAT and incidentals), meaning for a €200,000 property you would pay roughly €2,000 to €3,200 (about $2,200 to $3,500 USD).
Notary fees in Greece are based on a legal framework tied to property value, while lawyer fees are typically agreement-based and negotiable, commonly ranging from 0.5% to 1.5% plus VAT depending on the complexity of your transaction.
Translation or interpreter services for foreign buyers in Greece generally cost between €150 and €400 for signing-day interpretation, plus €10 to €25 per page for document translation, so budgeting €300 to €800 (about $330 to $880 USD) as a "foreigner language package" is realistic for a typical purchase.
A tax advisor is not mandatory in Greece but is helpful if you are buying through a company, planning immediate rentals, or need cross-border tax guidance, with one-off consultations typically costing €300 to €1,500 (about $330 to $1,650 USD) depending on complexity.
We have a whole part dedicated to these topics in our our real estate pack about Greece.
What's the typical real estate agent fee in Greece in 2026?
As of early 2026, the typical real estate agent fee in Greece is around 2% to 3% of the purchase price plus VAT, which on a €200,000 property would be roughly €4,000 to €7,400 (about $4,400 to $8,100 USD) including the 24% VAT.
In Greece, payment arrangements vary: sometimes the seller pays their agent and the buyer pays nothing, but often each side pays their own agent or the same agency charges both parties, so buyers should assume they may owe an agent fee unless explicitly agreed otherwise in writing.
The realistic low-to-high range for agent fees in Greece is about 2% to 3% plus VAT, though in some cases buyers can negotiate lower rates or find situations where the seller covers the full commission.
How much do legal checks cost (title, liens, permits) in Greece?
Legal checks in Greece including title searches, liens verification, and permit reviews typically cost between €300 and €1,200 (about $330 to $1,320 USD) for a straightforward apartment, or more for complex villas or land, though these costs are often bundled into a lawyer's overall fee of 0.5% to 1.5% plus VAT.
Property valuation fees in Greece, if you need one for a mortgage or negotiation purposes, generally range from €250 to €600 (about $275 to $660 USD) for standard residences, with higher costs for remote, high-value, or complex properties.
The most critical legal check in Greece that should never be skipped is the title chain review combined with a liens and encumbrances search, as Greece has a history of informal property modifications and unclear ownership records that can create serious problems for buyers.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Greece.
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What hidden or surprise costs should I watch for in Greece right now?
What are the most common unexpected fees buyers discover in Greece?
The most common unexpected fees buyers discover in Greece include extra certified copies and registry extracts (small individually but adding up), power-of-attorney costs if you cannot attend signing in person, engineer fees for checking informal property modifications, and international bank transfer charges or currency exchange spreads.
Yes, there is a risk of inheriting unpaid property taxes or debts in Greece, which is exactly why paying for a lawyer's due diligence to confirm the seller is current on all obligations is less optional than it might seem.
Scams with fake listings or fake fees do occur in Greece, and the best protection is to route all payments through the notary or lawyer-controlled process and insist on documentation tying every payment to the specific property and parties involved.
Fees that are usually not disclosed upfront by sellers or agents in Greece include registration sub-fees, certified copy charges, translation extras for foreigners, and any engineer work needed to fix paperwork that does not match the property's actual condition.
In our property pack covering the property buying process in Greece, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Greece?
Extra fees when buying a tenanted property in Greece typically include additional lawyer time to review the existing lease and assess termination rights, which can add €200 to €500 (about $220 to $550 USD) or more depending on complexity.
When you purchase a tenanted property in Greece, you inherit the legal obligations of the lease, meaning you must honor the existing rental agreement until it expires or is legally terminated.
Terminating an existing lease immediately after purchase in Greece is generally not possible unless the lease includes early termination clauses or the tenant agrees, as Greek law protects tenant rights through the duration of the contract.
A sitting tenant in Greece typically affects the property's market value negatively, often resulting in a 5% to 15% discount compared to vacant properties, and gives buyers additional negotiating leverage since many purchasers prefer vacant possession.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Greece.
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.
Which fees are negotiable, and who really pays what in Greece?
Which closing costs are negotiable in Greece right now?
The closing costs that are negotiable in Greece include lawyer fees, real estate agent commissions (and whether you pay one at all), and translation or interpreter pricing, which together can represent 3% to 5% of your total closing costs.
Closing costs that are fixed by law or regulation in Greece and cannot be negotiated include the transfer tax (3.09%), core Land Registry and Cadastre registration charges, and any VAT that applies to professional services.
On negotiable fees in Greece, buyers can typically achieve discounts of 10% to 30% on lawyer fees by comparing quotes, and agent commissions are sometimes reduced or waived entirely if you negotiate directly with the seller or use the seller's agent.
Can I ask the seller to cover some closing costs in Greece?
Asking the seller to cover some closing costs in Greece is commercially possible and happens regularly, though success depends heavily on market conditions and how motivated the seller is to close the deal.
The closing costs sellers are most commonly willing to cover in Greece include agent commissions (agreeing to pay both sides), some administrative extras, or offering a price reduction that effectively offsets buyer closing costs.
Sellers in Greece are more likely to accept covering closing costs when the property has been on the market for a long time, needs repairs, has paperwork issues, or when the broader market is slow and buyers have more leverage.
Is price bargaining common in Greece in 2026?
As of early 2026, price bargaining is common in Greece, especially outside the hottest micro-markets like central Athens waterfront or prime Mykonos locations, and sellers generally expect some negotiation.
Buyers in Greece typically negotiate 3% to 8% below the asking price in normal situations, with discounts of 10% or more achievable when the property is overpriced, has paperwork issues, needs renovation, or the seller wants a quick sale.
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What monthly, quarterly or annual costs will I pay as an owner in Greece?
What's the realistic monthly owner budget in Greece right now?
A realistic monthly owner budget in Greece (excluding mortgage payments) typically ranges from €100 to €300 (about $110 to $330 USD) for an apartment and €150 to €500 or more (about $165 to $550 USD) for a house or villa with gardens or a pool.
The main recurring expense categories that make up this monthly budget in Greece include building or communal charges (for apartments), basic home insurance, and a small administrative reserve, not counting utilities which vary by usage and season.
The realistic low-to-high range for monthly owner costs in Greece is roughly €50 to €200 (about $55 to $220 USD) for a modest apartment with low communal fees, up to €500 or more (about $550+ USD) for a large villa requiring garden maintenance, pool upkeep, and higher insurance coverage.
The monthly cost that tends to vary the most in Greece is the building or communal charges for apartments, which depend heavily on building amenities like elevators, shared heating systems, and whether the building has a concierge or security.
You can see how this budget affect your gross and rental yields in Greece here.
What is the annual property tax amount in Greece in 2026?
As of early 2026, the annual property tax in Greece called ENFIA is formula-driven and typically ranges from about €3 to €10 per square meter per year, meaning an 80-square-meter apartment would cost roughly €240 to €800 (about $265 to $880 USD) annually depending on location and property characteristics.
The realistic low-to-high range for annual property taxes in Greece is roughly €150 to €500 (about $165 to $550 USD) for modest apartments in lower-value zones, up to €1,500 or more (about $1,650+ USD) for larger properties in prime Athens or island locations.
ENFIA in Greece is calculated based on multiple property characteristics including floor area, location zone, building age, floor level, and supplementary features, rather than a simple flat rate or market value percentage.
Certain property owners in Greece may qualify for ENFIA reductions or exemptions, including low-income households, people with disabilities, and properties meeting specific criteria, though foreign owners typically pay the standard calculated amount.
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.
If I rent it out, what extra taxes and fees apply in Greece in 2026?
What tax rate applies to rental income in Greece in 2026?
As of early 2026, rental income in Greece is taxed on a progressive scale with rates of 15% on the first €12,000, 25% on income from €12,001 to €24,000, 35% on income from €24,001 to €36,000, and 45% on income above €36,000.
Landlords in Greece can deduct certain expenses from rental income, though many individual landlords rely on standard tax treatments rather than itemizing every cost, so consulting a Greek accountant is worthwhile if you plan to rent out immediately.
The realistic effective tax rate after standard treatments for typical landlords in Greece earning modest rental income (under €12,000 annually) is around 15%, while those earning €20,000 to €30,000 in rental income might face blended effective rates of 20% to 30%.
Foreign property owners in Greece pay rental income tax at the same progressive rates as residents, though they may have additional reporting obligations in their home country and should consider any applicable double-taxation treaties.
Do I pay tax on short-term rentals in Greece in 2026?
As of early 2026, short-term rentals in Greece are fully taxable and come with extra compliance requirements including registering the property in a dedicated registry and filing stay declarations with strict deadlines through AADE.
Short-term rental income in Greece is generally taxed at the same progressive rates as long-term rental income, but the activity may trigger additional VAT obligations if it is treated as a hospitality service rather than a simple property lease, making compliance more complex.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Greece.
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If I sell later, what taxes and fees will I pay in Greece in 2026?
What's the total cost of selling as a % of price in Greece in 2026?
As of early 2026, the total cost of selling a property in Greece typically ranges from about 2.5% to 6% of the sale price, depending on agent involvement and administrative complexity.
The realistic low-to-high percentage range for total selling costs in Greece is roughly 2% to 3% if you sell privately with minimal professional help, up to 6% or more if you use multiple intermediaries, have heavy administrative requirements, or effectively cover some buyer-side costs through price negotiations.
The specific cost categories that make up selling expenses in Greece include real estate agent commission (typically 2% to 3% plus VAT), lawyer and notary administrative costs, any outstanding property tax clearances, and potentially early mortgage repayment fees if applicable.
The single largest contributor to selling expenses in Greece is usually the real estate agent commission, which at 2% to 3% plus 24% VAT can represent most or all of a seller's closing costs.
What capital gains tax applies when selling in Greece in 2026?
As of early 2026, capital gains tax on the sale of real estate by individuals in Greece has been suspended through December 31, 2026, meaning most individual sellers effectively face 0% Greek capital gains tax during this period.
When the suspension is in effect, the question of exemptions is mostly moot for individuals selling in Greece, but if the suspension ends, exemptions based on primary residence status and holding periods would become relevant again.
Foreigners do not pay extra capital gains taxes or a different rate when selling property in Greece, though they should verify tax compliance, handle documentation in Greek, and consider any capital gains reporting obligations in their home country.
When capital gains tax applies in Greece, the gain is typically calculated as the sale price minus the original purchase price, potentially adjusted for documented improvements and transaction costs, though the current suspension makes this calculation academic for 2026 sales.
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 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) | Greece's official tax authority and the primary rulebook for property taxes. | We used it to anchor transfer tax rates, first-home exemptions, and the "objective value" concept. We also verified who pays what and when. |
| Gov.gr Portal | The official Greek government front door for citizen processes. | We used it to confirm administrative workflows and digital filing options. We also cross-checked it against AADE for consistency. |
| KPMG TaxNewsFlash | Major global tax firm reporting on specific Greek law changes. | We used it to explain the VAT suspension extension through 2026. We also built realistic "typical vs worst-case" budgets based on this. |
| Deloitte tax@hand | Major professional services firm citing the legal basis for tax changes. | We used it to confirm the capital gains tax suspension through 2026. We avoided relying on media summaries for this important point. |
| Bernitsas Law | Established Greek law firm summarizing new tax legislation with exact brackets. | We used it to source the 2026 rental income tax brackets. We gave confident tax rate numbers without relying on blogs. |
| European e-Justice Portal | EU portal summarizing member-state fee frameworks with legal citations. | We used it to confirm notary fee structures and lawyer fee negotiability. We kept our "fixed vs negotiable" guidance honest. |
| Hellenic Notary Association | The official professional body for Greek notaries. | We used it to explain why notaries are central to Greek purchases. We supported the "public document" framing for notary costs. |
| Gov.gr Cadastre Services | Official gateway to Hellenic Cadastre and land registration. | We used it to confirm that Cadastre registration is mandatory. We anchored our "registration is not optional" message here. |
| AADE Short-Term Rental | AADE's detailed page on short-term rental compliance requirements. | We used it to explain filing deadlines and registry requirements. We supported the "extra compliance work" message for short-term lets. |
| WTS Global | International tax advisory network citing Greek reform packages directly. | We used it as a second confirmation of the VAT suspension landscape. We triangulated against KPMG to avoid single-sourcing. |
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