Authored by the expert who managed and guided the team behind the Greece Property Pack
Yes, the analysis of the Greek Islands' property market is included in our pack
You probably have questions about whether a foreigner like you can actually buy and own property in the Greek Islands, and what rules and restrictions apply.
This article breaks down exactly what you need to know about foreign property ownership in the Greek Islands as of early 2026, including eligibility requirements, restricted zones, costs, and the step-by-step buying process.
We constantly update this blog post to reflect the latest legal changes and market developments.
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 the Greek Islands.
Insights
- Non-EU buyers face an extra authorization step on certain Greek Islands near borders, particularly in the Eastern Aegean and Dodecanese, which can add weeks or months to the purchase timeline.
- The transfer tax in the Greek Islands stands at 3% of the property value, and with notary, legal, and registration fees combined, total closing costs typically range from 7% to 11% of the purchase price.
- Greece's VAT suspension on new-build properties has been extended through December 31, 2026, meaning most buyers pay only the 3% transfer tax instead of 24% VAT on newly constructed homes in the Greek Islands.
- The Greek Islands Golden Visa threshold now sits at 800,000 euros for popular destinations like Mykonos and Santorini, while less populated islands still qualify at 400,000 euros.
- Foreigners must obtain an AFM (Greek tax number) before purchasing property in the Greek Islands, and the process can be completed remotely through the myAADE digital platform.
- Residential property prices in the Greek Islands rose by nearly 7% in 2025, according to the Bank of Greece, making thorough due diligence increasingly important in this competitive market.
- Boundary disputes and access-road issues are among the most common post-purchase problems for foreign buyers in the Greek Islands, especially on hillside plots and properties near olive groves.
- A typical property purchase in the Greek Islands takes 2 to 3 months from initial offer to final registration, assuming no title complications or missing documentation.
Can a foreigner legally own land in the Greek Islands right now?
Can foreigners own land in the Greek Islands in 2026?
As of early 2026, foreigners can generally buy and own land in the Greek Islands, though non-EU and non-EFTA citizens need prior government authorization when purchasing in designated frontier or border areas, which includes parts of the Eastern Aegean and Dodecanese islands.
This is not a blanket ban on foreign ownership, but rather a "permission required" system under Law 1892/1990 for non-EU buyers in security-sensitive zones, and skipping this step can cause your purchase to fall apart at registration.
If you cannot get authorization for a restricted area, the practical alternative is simply to purchase property outside the designated frontier zones or to buy an apartment or house in a non-restricted location on the same island.
The key nationality distinction in the Greek Islands is between EU/EFTA citizens, who are generally treated like Greek locals even in frontier areas, and third-country nationals from places like the US, UK, or Australia, who need prior authorization in those same zones.
Can I own a house but not the land in the Greek Islands in 2026?
As of early 2026, the standard residential purchase in the Greek Islands transfers a property right that is registered in the Cadastre, and most house purchases include either full land ownership or a share of the plot if you are buying a condominium or apartment.
If you own an apartment in the Greek Islands, you receive a title registered with the Hellenic Cadastre that shows your ownership of the unit plus your percentage share of the common areas and underlying land.
Long leases or surface rights do exist in Greece, though they are less common for everyday residential buyers, and what happens when such arrangements expire depends entirely on the specific contract terms, so you should treat this as specialist legal territory.
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.
Do rules differ by region or city for land ownership in the Greek Islands right now?
Yes, the rules for foreign land ownership vary significantly between different Greek Islands, mainly because frontier and border designations apply to specific locations rather than to Greece as a whole.
Islands closer to non-EU borders, particularly in the Eastern Aegean near Turkey and parts of the Dodecanese, have stricter requirements for non-EU buyers who must obtain prior authorization before purchasing.
These regional differences exist because Greek law designates certain areas as security-sensitive zones, and the government wants to maintain oversight of land transfers in strategically important locations.
We cover a lot of different regions and cities in our pack about the property market in the Greek Islands.
Can I buy land in the Greek Islands through marriage to a local in 2026?
As of early 2026, marrying a Greek citizen can help with practicalities like paperwork, language barriers, and banking access, but it does not automatically remove the frontier-area authorization requirement if you remain a third-country national buying in a restricted zone.
If you are buying property with a Greek spouse in the Greek Islands, you should have clear documentation about who holds the title, whether it is joint ownership or individual, and what each party's rights are in the property.
If the marriage ends in divorce, property division follows Greek family law, and a foreign spouse's interest in any real estate will depend on how the title was registered and what agreements were in place.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in the Greek Islands.
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.
What eligibility and status do I need to buy land in the Greek Islands?
Do I need residency to buy land in the Greek Islands in 2026?
As of early 2026, you do not need to be a Greek resident to purchase property in the Greek Islands, as ownership is open to non-residents who can fulfill the administrative requirements like obtaining a tax number and completing the legal paperwork.
No specific visa or permit is required simply to buy property in the Greek Islands, though you will need to enter Greece legally at some point for identity verification or biometrics if you are applying for a Golden Visa residency permit.
Foreigners can buy property in the Greek Islands remotely without being physically present by appointing a lawyer through a power of attorney, which must be signed at a Greek consulate or notarized with an apostille in your home country.
Do I need a local tax number to buy lands in the Greek Islands?
Yes, you must obtain an AFM (Greek tax identification number) before you can purchase property in the Greek Islands, as it is required for paying transfer taxes, registering the deed, and all future property-related filings.
The AFM application process can be completed through the myAADE digital platform or at a Greek tax office, and it typically takes anywhere from one day to two weeks depending on your documentation and whether you apply in person or remotely.
While not always legally mandatory, opening a Greek bank account is practically necessary for most property purchases in the Greek Islands because you will need it for payments, utility bills, annual property taxes, and any rental income if you decide to let the property.
Is there a minimum investment to buy land in the Greek Islands as of 2026?
As of early 2026, there is no minimum purchase price for ordinary property ownership in the Greek Islands, meaning you can legally buy a small plot or modest house without meeting any investment threshold.
Minimum investment amounts only apply if you are seeking residency through the Golden Visa program, which requires 400,000 euros (about 420,000 USD) on less populated islands or 800,000 euros (about 840,000 USD) on popular destinations like Mykonos or Santorini.
Are there restricted zones foreigners can't buy in the Greek Islands?
For non-EU and non-EFTA citizens, restricted zones in the Greek Islands include frontier areas near external borders, which primarily affect islands in the Eastern Aegean and parts of the Dodecanese.
The types of zones typically off-limits or requiring special authorization include border areas, military zones, and security-sensitive locations, though EU and EFTA citizens are generally exempt from these restrictions.
To verify whether a specific plot in the Greek Islands falls within a restricted zone, you should hire a local lawyer who can check with the relevant authorities and, if needed, initiate the authorization process before you sign any contracts.
Can foreigners buy agricultural, coastal or border land in the Greek Islands right now?
Foreigners can purchase agricultural, coastal, and border land in the Greek Islands, but each category comes with its own set of restrictions, authorization requirements, and practical challenges that you need to understand before proceeding.
Agricultural land in the Greek Islands is legally purchasable, but foreign buyers often encounter problems with access road rights, forest map disputes, building limitations, and fragmented titles from multiple heirs, so extra due diligence is essential.
Coastal land is not automatically forbidden to foreigners, but properties near the shore often face stricter zoning rules, environmental protection constraints, and a higher likelihood of boundary disputes that require detailed engineer surveys.
Border land near external frontiers requires prior authorization for non-EU and non-EFTA buyers under the framework of Law 1892/1990, and proceeding without this approval can cause your purchase to collapse at the registration stage.
Get fresh and reliable information about the market in the Greek Islands
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What are the safest legal structures to control land in the Greek Islands?
Is a long-term lease equivalent to ownership in the Greek Islands right now?
For everyday residential buyers in the Greek Islands, a long-term lease is not equivalent to ownership because only registered ownership in the Cadastre gives you a right in rem that is fully enforceable and recognized against third parties.
Lease terms in Greece depend on the specific contract and legal instrument used, and while there is no single "maximum" lease length, the practical strength and renewability of any lease depends entirely on how it is structured and whether it can be registered.
Whether you can sell, transfer, or bequeath lease rights in the Greek Islands depends on the terms of your specific lease agreement, so this is definitely an area where you should consult a Greek property lawyer before making any commitments.
Can I buy land in the Greek Islands via a local company?
Foreigners can purchase land in the Greek Islands through a locally registered company, which some buyers use for tax planning or liability purposes, though this approach adds legal complexity and ongoing administrative requirements.
Using a company does not automatically bypass frontier-area restrictions for non-EU citizens, because if third-country nationals control the company, the same authorization requirements can still apply.
What "grey-area" ownership setups get foreigners in trouble in the Greek Islands?
Grey-area ownership arrangements are not uncommon in the Greek Islands, particularly among buyers who try to work around frontier restrictions or who do not fully understand the legal requirements for foreign ownership.
The most common risky structures include using a local "straw buyer" or nominee to hold title while you pay the money, signing undisclosed side agreements that contradict the registered ownership, and buying property with unresolved title fragmentation from multiple heirs.
If Greek authorities discover you are using an illegal or grey-area structure, you risk having no enforceable ownership claim, losing the money you paid, facing penalties, and potentially having the entire transaction unwound.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in the Greek Islands.
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.
How does the land purchase process work in the Greek Islands, step-by-step?
What are the exact steps to buy land in the Greek Islands right now?
The typical process to buy property in the Greek Islands involves: choosing a property and confirming whether it is in a restricted zone, obtaining your AFM tax number, hiring a lawyer for title due diligence, having an engineer check boundaries and building legality, paying the transfer tax, signing the notarial deed of sale, and registering the deed with the Cadastre or Land Registry.
A standard property purchase in the Greek Islands takes approximately 2 to 3 months from initial offer to final registration, assuming there are no title complications, missing documents, or frontier-area authorization delays.
The key documents you must sign include the preliminary purchase agreement (often with a 10% deposit), the final notarial deed of sale before a Greek notary, and the registration application at the competent Land Registry or Cadastral Office.
What scams are common when it comes to buying land in the Greek Islands right now?
What scams target foreign land buyers in the Greek Islands right now?
Scams targeting foreign buyers in the Greek Islands are not rare, particularly in popular tourist areas where demand is high and buyers may be unfamiliar with local procedures.
The most common scams include sellers claiming "clean title" when they cannot prove the chain of ownership, properties with boundary or encroachment problems discovered after purchase, plots marketed as accessible but lacking a legally registered right of way, and buildings with illegal additions presented as "minor paperwork issues."
The top warning signs of a fraudulent deal in the Greek Islands include a seller pressuring you to skip the lawyer or engineer checks, prices significantly below market rate without explanation, and any reluctance to provide Cadastre certificates or title documentation.
If you fall victim to a property scam in the Greek Islands, you can pursue legal action through the Greek courts, but recovery can be slow and expensive, which is why prevention through proper due diligence is far more effective.
We cover all these things in length in our pack about the property market in the Greek Islands.
How do I verify the seller is legit in the Greek Islands right now?
The best way to verify that a seller is legitimate in the Greek Islands is to hire a Greek property lawyer who will check that the seller is the registered rights-holder in the Cadastre or Land Registry and has the legal authority to sell.
To confirm the title is clean, your lawyer should pull the cadastral sheet or registration certificates and trace the full title chain before you sign anything, which is a standard service available through Gov.gr Cadastre services.
Your lawyer will also check for existing mortgages, seizures, liens, or other encumbrances in the registration records, and this verification must happen before the notarial deed is signed and registered.
A lawyer specializing in Greek property law is the most essential professional for verifying seller legitimacy in the Greek Islands, as the notary represents the state's interests in ensuring the transaction is legal, but only your lawyer protects your specific interests.
How do I confirm land boundaries in the Greek Islands right now?
The standard procedure for confirming land boundaries in the Greek Islands is to commission an engineer survey or topographic diagram and cross-check it against the official Cadastre entries before you complete the purchase.
You should review the cadastral sheet, topographic diagrams, and any survey plans filed with the Hellenic Cadastre, as these documents link your legal rights to specific mapped parcels.
Hiring a licensed surveyor or engineer is strongly recommended for boundary verification in the Greek Islands, especially for rural plots, hillside properties, or any land where physical markers like fences do not match official records.
Common boundary problems foreign buyers encounter in the Greek Islands include discovering that neighbors have encroached on the property, finding that access roads shown informally do not exist legally, and realizing that olive groves or agricultural boundaries were never properly surveyed.
Buying real estate in the Greek Islands 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 will it cost me, all-in, to buy and hold land in the Greek Islands?
What purchase taxes and fees apply in the Greek Islands as of 2026?
As of early 2026, the total purchase taxes and fees for buying property in the Greek Islands typically range from 7% to 11% of the purchase price, with the transfer tax alone accounting for about 3% (approximately 3.09% including municipal surcharge).
Closing costs in the Greek Islands generally fall between 7% and 11% of the property value, depending on whether you use an agent, how complex the title search is, and whether any extra engineering or legal work is required.
The main individual costs include: transfer tax at 3% (about 30 euros per 1,000 euros of property value), notary fees at 1% to 2%, Land Registry or Cadastre fees at 0.5% to 1%, lawyer fees at 1% to 2%, and potentially real estate agent commission at 2% to 4%.
Foreign buyers in the Greek Islands pay the same taxes and fees as Greek citizens, so there is no additional "foreigner tax" on property purchases.
What hidden fees surprise foreigners in the Greek Islands most often?
Hidden or unexpected fees in the Greek Islands typically add 1% to 3% on top of what buyers initially budget, with the total surprise amount ranging from 2,000 to 10,000 euros (about 2,100 to 10,500 USD) depending on the property complexity.
The specific hidden fees that catch foreigners off guard include: taxes calculated on the higher "objective value" rather than your negotiated price, extra engineer and legal fees when the plot has boundary issues or messy inheritance chains, power of attorney costs, translation fees, and the annual ENFIA property tax which starts immediately upon ownership.
These hidden fees typically appear at different stages, with objective value surprises emerging during tax calculation, engineer extras showing up during due diligence, and ENFIA bills arriving the first January after purchase.
To protect yourself from unexpected fees in the Greek Islands, ask your lawyer to provide a detailed all-in cost estimate before you sign the preliminary agreement, including worst-case scenarios for any title or boundary complications.
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 the Greek Islands, 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 |
|---|---|---|
| Gov.gr Hellenic Cadastre | Official Greek government portal for land registration services. | We used it to explain where and how property registration works in the Greek Islands. We also referenced it for document requirements and verification procedures. |
| AADE Transfer Tax | Greek tax authority's official page on property transfer taxes. | We used it to state the 3% transfer tax rate and confirm who pays it. We anchored our closing costs section on this authoritative source. |
| European Land Registry Association | European network summarizing official restriction frameworks. | We used it to explain frontier area rules affecting Eastern Aegean and Dodecanese islands. We cross-referenced it with Greek legal sources for accuracy. |
| Chambers & Partners Real Estate | Vetted legal practice guide written by local Greek experts. | We used it to confirm the legal basis for border area permits under Law 1892/1990. We referenced it for grey-area ownership risks and company structures. |
| Taxlaw.gr | Specialist Greek legal source citing exact laws and articles. | We used it to distinguish EU/EFTA buyers from third-country nationals in restricted areas. We cross-checked it against ELRA and Chambers guidance. |
| KPMG Tax News | Major professional firm summarizing enacted tax law changes. | We used it to explain the VAT suspension on new builds through December 2026. We triangulated this with Tax@Hand for additional confirmation. |
| Hellenic Cadastre | Official Cadastre body explaining its legal basis and role. | We used it to explain what the Cadastre is and why it matters for ownership. We referenced it for boundary verification procedures. |
| AADE ENFIA | Greek tax authority's description of annual property tax. | We used it to explain that owners pay ENFIA annually based on January 1 holdings. We flagged it as an ongoing holding cost buyers should budget for. |
| PwC Real Estate Guide | Major professional firm's practical guide to Greek procedures. | We used it to validate typical purchase timelines of 2 to 3 months. We relied on it as a conservative reference for process duration. |
| Get Golden Visa | Specialized immigration investment resource with current data. | We used it to explain Golden Visa thresholds for different Greek Islands. We referenced it for residency-by-investment requirements and processing times. |
Get the full checklist for your due diligence in the Greek Islands
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