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
The Greek Islands are a dream destination for property buyers, but that dream can quickly turn into a nightmare if you walk in unprepared.
Scammers love the islands because seasonal urgency, complicated land registries, and older builds create perfect conditions for traps.
This guide will show you exactly what to watch for, how to verify everything, and where other foreigners got burned before you.
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.
We constantly update this blog post to reflect the latest developments and keep our readers informed with accurate, timely information.
How risky is buying property in the Greek Islands as a foreigner in 2026?
Can foreigners legally own properties in the Greek Islands in 2026?
As of early 2026, Greece is broadly open to foreign property ownership, including on the Greek Islands, with no blanket restrictions preventing EU or non-EU citizens from buying residential real estate.
The main exception that catches foreigners off guard is the "border area" rule, which requires non-EU buyers to obtain special permission from the Greek Ministry of Defense before purchasing property in designated frontier or security-sensitive zones, and this can include some eastern Aegean islands.
Most foreigners buying on popular islands like Mykonos, Santorini, Paros, Corfu, or most of Crete do not need to use any special legal structure because direct ownership is allowed, though Golden Visa applicants must meet specific investment thresholds that recently increased to 800,000 euros in high-demand areas like Mykonos and Santorini.
The key takeaway is that whether you need permission or qualify for a visa program depends entirely on your nationality and the exact location of the property, so verify this before paying any deposit.
If you want to understand the exact requirements for your situation, you should check our pack that covers the rules in detail: our property pack about the Greek Islands.
What buyer rights do foreigners actually have in the Greek Islands in 2026?
As of early 2026, foreigners in the Greek Islands have the same fundamental property rights as Greek citizens once a property is legally registered, meaning your ownership is protected by the Greek Constitution and enforceable in Greek courts.
If a seller breaches a contract in the Greek Islands, you can pursue legal action through Greek courts to recover deposits, claim damages, or enforce specific performance, but you should know that court proceedings can take two years or more at first instance.
The most common right foreigners mistakenly assume they have is immediate recourse or quick resolution if something goes wrong, when in reality the Greek judicial system moves slowly, making prevention through proper due diligence far more valuable than relying on enforcement.
How strong is contract enforcement in the Greek Islands right now?
Contract enforcement for real estate in the Greek Islands is reliable in the sense that courts will ultimately uphold valid agreements, but the process is significantly slower than in countries like the UK, Germany, or the United States, where you might expect resolution in months rather than years.
The main weakness foreigners should understand is time: according to EU Justice Scoreboard data, Greece's estimated time to resolve civil and commercial cases at first instance was around 770 days (roughly 2.1 years) in recent measurements, and appeals can add substantially more time.
This enforcement friction is exactly why scammers target the Greek Islands, knowing that foreign buyers are unlikely to pursue lengthy court battles from abroad, so your best protection is front-loading all verification before money changes hands.
By the way, we detail all the documents you need and what they mean in our property pack covering the Greek Islands.
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.
Which scams target foreign buyers in the Greek Islands right now?
Are scams against foreigners common in the Greek Islands right now?
Real estate scams targeting foreigners in the Greek Islands are not happening on every street corner, but they occur frequently enough that you should assume someone will try something if you are buying remotely, rushing, or wiring deposits before proper verification.
The type of property transaction most frequently targeted by scammers in the Greek Islands is the "off-plan" or "quick deposit" deal where urgency is manufactured, often involving older properties with unclear paperwork, illegal additions, or disputed boundaries.
The profile of foreign buyer most commonly targeted is someone buying remotely who has never visited the property, who communicates primarily through agents or intermediaries, and who is emotionally invested in getting a "dream island home" quickly.
The single biggest warning sign that a deal may be a scam in the Greek Islands is pressure to pay a deposit before you have independently verified ownership through the Hellenic Cadastre or before your own lawyer has reviewed all documents.
What are the top three scams foreigners face in the Greek Islands right now?
The top three scams foreigners face when buying property in the Greek Islands are: (1) purchasing a property with illegal or unregularized additions like terraces, pools, or extra rooms that cannot be legalized, (2) paying deposits on properties where the seller cannot deliver clean title due to liens, co-owners, or inheritance disputes, and (3) receiving forged or unverifiable documents like fake cadastral certificates or fraudulent powers of attorney.
The most common scam unfolds like this: an agent shows you a beautiful villa, tells you another buyer is arriving tomorrow, pressures you to wire a deposit immediately to "secure" the property, and you later discover the terrace was built illegally, the property sits in a protected shoreline zone, or the seller is only one of several co-owners who never agreed to the sale.
The single most effective protection against each scam is to pull your own documents directly from official sources before any money moves: check the cadastral records for ownership and liens, check the forest maps for land classification, and check the shoreline designation maps for coastal restrictions.
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 do I verify the seller and ownership in the Greek Islands without getting fooled?
How do I confirm the seller is the real owner in the Greek Islands?
The standard verification process to confirm the seller is the real owner in the Greek Islands is to obtain the property's KAEK (the 12-digit Hellenic Cadastre code), then request the cadastral sheet and registration certificates directly from the official cadastre services, and have your lawyer cross-reference the registered owner names with the seller's identity documents.
The official document foreigners should check to verify ownership in the Greek Islands is the cadastral sheet (and the list of registered acts) available through the Gov.gr Hellenic Cadastre services, which shows the legal owner(s), property boundaries, and any encumbrances like mortgages or liens.
The most common trick fake sellers use to appear legitimate in the Greek Islands is sending you official-looking PDF scans of documents via WhatsApp or email that cannot actually be verified in the issuing system, and this happens more often than you would expect because many buyers trust what looks official without checking.
Where do I check liens or mortgages on a property in the Greek Islands?
The official registry where you check liens or mortgages on a property in the Greek Islands is the Hellenic Cadastre (where operational) or the local Land Registry/Mortgage Registry, both accessible through the Gov.gr portal, though in some areas your lawyer may need to visit the registry office physically because digital coverage is not yet complete everywhere.
When checking for liens in the Greek Islands, you should request the full list of registered acts on the property, including any mortgage prenotations, court judgments, seizures, and encumbrances, making sure the search covers the entire ownership history, not just the current owner's period.
The type of lien most commonly missed by foreign buyers in the Greek Islands is a mortgage prenotation from a bank loan the seller never mentioned, or an inheritance-related claim from a family member who was never properly bought out, both of which can surface after you have already paid.
It's one of the aspects we cover in our our pack about the real estate market in the Greek Islands.
How do I spot forged documents in the Greek Islands right now?
The most common type of forged document used in property scams in the Greek Islands is a fake cadastral certificate or a fraudulent power of attorney, and while outright forgery is not extremely common, it happens often enough that you should treat every document as unverified until you confirm it yourself.
The specific red flags that indicate a document may be forged in the Greek Islands include: PDFs with no traceable verification code, documents that look slightly different from official templates, anyone discouraging you from checking documents through official channels, and agents who say "the cadastre system is down" when you ask to verify.
The official verification method you should use to authenticate documents in the Greek Islands is to request copies directly through the Gov.gr cadastre services yourself (or through your lawyer), rather than relying on documents provided by the seller or agent.
Get the full checklist for your due diligence in the Greek Islands
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What "grey-area" practices should I watch for in the Greek Islands?
What hidden costs surprise foreigners when buying a property in the Greek Islands?
The three most common hidden costs that foreigners overlook in the Greek Islands are: (1) notary and legal fees, which typically run 2% to 4% of the property price (around 5,000 to 15,000 euros / 5,500 to 16,500 USD on a 300,000 euro property), (2) cadastre registration fees of about 0.5% (1,500 euros / 1,650 USD on the same property), and (3) additional engineer or surveyor costs for legality checks and boundary verification, which can add 500 to 2,000 euros (550 to 2,200 USD) depending on complexity.
The hidden cost most often deliberately concealed by sellers or agents in the Greek Islands is the cost of regularizing illegal additions (like terraces, pools, or extra rooms), which sometimes happens because the agent knows the property has issues but wants to close the deal first, and this is common enough that you should always budget for potential legalization costs before signing.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in the Greek Islands.
Are "cash under the table" requests common in the Greek Islands right now?
Cash under the table requests in property transactions in the Greek Islands are less common than they were a decade ago due to stricter digital reporting and cadastre integration, but you may still encounter them, especially around small contractor work, "facilitation" for permits, or attempts to under-declare the purchase price.
The typical reason sellers give for requesting undeclared cash payments in the Greek Islands is to reduce the official transaction value (and thus taxes for both parties), or to avoid reporting income that would affect their own tax situation, often framed as "this is how everyone does it here."
The legal risks foreigners face if they agree to an undeclared cash payment in the Greek Islands include future tax audits, penalties, difficulty proving the true value if you ever resell, and potential complications with your residence permit or Golden Visa application if authorities discover the discrepancy.
Are side agreements used to bypass rules in the Greek Islands right now?
Side agreements used to bypass official rules in property transactions are fairly common in the Greek Islands, particularly around informal access rights, "included" terraces or storage that is not legally part of the property, and promises to "sort out the paperwork later" for additions or boundary issues.
The most common type of side agreement used to circumvent regulations in the Greek Islands involves informal rights-of-way or shared access arrangements that were never legally registered, or verbal promises about extra space (like a rooftop, parking spot, or terrace) that does not appear in the official cadastral documents.
The legal consequences foreigners face if a side agreement is discovered by authorities in the Greek Islands include nullification of the informal arrangement, potential fines, inability to legalize or insure the "extra" elements, and complications when you try to sell the property later because the next buyer's lawyer will spot the discrepancy.
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.
Can I trust real estate agents in the Greek Islands in 2026?
Are real estate agents regulated in the Greek Islands in 2026?
As of early 2026, real estate agents in the Greek Islands operate under a regulatory framework that requires business registration and tax compliance, but the licensing and oversight is not as strict as in some other European countries, meaning you can encounter uncertified individuals calling themselves "agents" or "property consultants."
A legitimate real estate agent in the Greek Islands should have a registered business (with a Greek tax number and business registration), and you can ask to verify their credentials through the Greek Real Estate Agents Registry or through the Hellenic Association of Realtors (SEK/HAR).
Foreigners can verify whether an agent is properly licensed in the Greek Islands by requesting their business registration number and tax ID, checking online reviews, asking for references from previous foreign clients, and confirming they are willing to put all agreements in writing with proper VAT invoicing.
Please note that we have a list of contacts for you in our property pack about the Greek Islands.
What agent fee percentage is normal in the Greek Islands in 2026?
As of early 2026, the standard real estate agent fee in the Greek Islands is around 2% of the property price plus 24% VAT, which means on a 300,000 euro property you would pay approximately 7,440 euros (6,000 euros fee plus 1,440 euros VAT) to the agent.
The typical range of agent fee percentages that covers most transactions in the Greek Islands is 2% to 4% plus VAT, with 2% being common in straightforward deals and higher percentages applying when the agent provides extra services, the property is in a remote location, or the deal is unusually complex.
In the Greek Islands, it is common for both the buyer and the seller to pay agent fees, with each side typically paying 2% plus VAT, though this can be negotiated and you should clarify exactly who pays what before you start viewing properties to avoid surprise invoices at closing.
Get the full checklist for your due diligence in the Greek Islands
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What due diligence actually prevents disasters in the Greek Islands?
What structural inspection is standard in the Greek Islands right now?
The standard structural inspection process for property purchases in the Greek Islands goes beyond a simple walkthrough and should include an engineer-led assessment of the building's legality (permits, additions) as well as its physical condition, which is especially important for older island properties with potential moisture, salt corrosion, or hillside stability issues.
A qualified inspector in the Greek Islands should check: the foundation and retaining walls (critical for hillside properties), the roof and waterproofing, electrical and plumbing systems, signs of moisture or salt damage, and crucially, whether all built elements match the official permits and cadastral records.
The professional qualified to perform structural inspections in the Greek Islands is a licensed civil engineer (politikos michanikos), who can assess both the physical integrity of the building and verify whether the structure matches the approved building permits and legal documentation.
The most common structural issues that inspections reveal in properties in the Greek Islands include moisture infiltration (especially in basement or ground-floor units near the sea), unauthorized additions like pergolas, terraces, or extra rooms that were built without permits, and outdated or substandard electrical wiring.
How do I confirm exact boundaries in the Greek Islands?
The standard process for confirming exact property boundaries in the Greek Islands is to obtain the cadastral diagram excerpt from the Hellenic Cadastre (showing the official registered boundaries), then hire a local surveyor or engineer to physically verify that the on-ground reality (walls, fences, markers) matches the official cadastral map.
The official document that shows the legal boundaries of a property in the Greek Islands is the cadastral map excerpt (or topographic diagram) linked to the property's KAEK number, which you can request through the Gov.gr cadastre services.
The most common boundary dispute that affects foreign buyers in the Greek Islands involves discrepancies between what the seller shows you on the ground (like "that stone wall is the boundary") and what is actually registered in the cadastre, which can mean you end up with less usable land than you thought or encroachment issues with neighbors.
The professional you should hire to physically verify boundaries on the ground in the Greek Islands is a licensed topographical engineer (topografos michanikos) or land surveyor, who can measure the plot, compare it to the cadastral records, and provide a certified report.
What defects are commonly hidden in the Greek Islands right now?
The top three defects that sellers frequently conceal from buyers in the Greek Islands are: (1) moisture and salt damage that only shows up in winter months (common, especially for coastal properties), (2) illegal or unpermitted additions like terraces, guest studios, pools, or enclosed balconies (very common on the islands), and (3) access or parking rights that are based on informal neighborhood agreements rather than legal easements (common in old village cores).
The inspection technique that helps uncover hidden defects in the Greek Islands is a combination of a winter or rainy-season visit (to spot moisture issues invisible in summer showings), a thorough paper check against cadastral records and building permits, and an engineer walkthrough with a moisture meter and structural assessment.
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 insider lessons do foreigners share after buying in the Greek Islands?
What do foreigners say they did wrong in the Greek Islands right now?
The most common mistake foreigners say they made when buying property in the Greek Islands is trusting urgency and paying a deposit before completing independent verification through the cadastre, forest maps, and shoreline registries, often because an agent told them "another buyer is coming tomorrow."
The top three regrets foreigners most frequently mention after buying in the Greek Islands are: (1) not hiring their own independent lawyer instead of using one recommended by the agent, (2) assuming a beautiful view meant clean title and legal construction, and (3) underestimating how long and expensive it can be to regularize unpermitted additions.
The single piece of advice experienced foreign buyers most often give to newcomers in the Greek Islands is: "Pull every document yourself from official sources before you pay anything, and do not let anyone rush you."
The mistake foreigners say cost them the most money or caused the most stress in the Greek Islands is buying a property with illegal additions that later prevented them from obtaining proper insurance, getting renovation permits, or selling to the next buyer without a major discount.
What do locals do differently when buying in the Greek Islands right now?
The key difference in how locals approach buying property compared to foreigners in the Greek Islands is that locals know which specific micro-areas have chronic paperwork problems, inheritance disputes, or building legality headaches, and they quietly avoid these neighborhoods regardless of how beautiful the view is, while foreigners often fall in love with a property without understanding the area's history.
The verification step locals routinely take that foreigners often skip in the Greek Islands is checking the forest map classification (dasikos chartis) and shoreline designation early in the process, because locals know that land classified as forest or within a protected shoreline zone can mean severe building restrictions or even demolition orders, even if there is already a house standing there.
The local knowledge advantage that helps locals get better deals in the Greek Islands is their network of trusted engineers, notaries, and lawyers who know the actual transaction history of specific properties, plus informal community knowledge about which sellers are motivated, which properties have hidden issues, and which agents have questionable reputations, knowledge that takes years to build and that foreigners simply do not have access to.
Don't buy the wrong property, in the wrong area of the Greek Islands
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 name | Why it's authoritative | How we have used it |
|---|---|---|
| Gov.gr - Hellenic Cadastre Services | Official Greek government portal for all land registration and cadastre services. | We used it to map the official verification processes for ownership, liens, and property certificates. We referenced it as the primary source for how buyers should independently verify documents. |
| Gov.gr - Forest Maps (Dasikoi Chartes) | Official government tool for checking forest land classifications in Greece. | We used it to explain the uniquely Greek pitfall of forest-classified land. We directed readers here to check before paying any deposit on rural or semi-rural properties. |
| Gov.gr - Shoreline Designation Maps | Government tool for official shoreline zone boundaries linked to official gazettes. | We used it to flag coastal encroachment risks on the islands. We referenced it as the verification source for properties near the water. |
| Bank of Greece - Property Price Indices | Greece's central bank publishes official real estate price indices. | We used it to describe the market trend through 2025 and into early 2026. We avoided relying on agent anecdotes by using official index data. |
| EU Justice Scoreboard | EU's official comparative data on justice system efficiency and quality. | We used it to quantify contract enforcement timeframes in Greece. We extracted the specific disposition time metric to support warnings about slow dispute resolution. |
| European Land Registry Association (ELRA) | European network summarizing country-specific land registration restrictions. | We used it to confirm the "border area" permission requirement for non-EU buyers. We relied on it to avoid blog-level speculation about legal restrictions. |
| Transparency International - CPI 2024 | Internationally recognized corruption perception index with transparent methodology. | We used it only as context for grey-area practices. We did not use it to claim specific scam prevalence but to suggest why extra verification is prudent. |
| ProtoThema - Tax Authority Guidance | Major Greek outlet citing official Hellenic Revenue Service guidance. | We used it to corroborate the 3% property transfer tax figure. We relied on it only where it clearly referenced official tax authority documentation. |
| Greek Reporter - Digital Property Registry | Major outlet covering Greece's new digital property registry launch. | We used it to explain upcoming cross-checks between tax declarations and cadastral records. We referenced it for context on how verification is becoming more rigorous. |
| Immigrant Invest - Greece Property Taxes | Detailed property tax breakdown frequently updated for foreign investors. | We used it to validate transaction cost ranges. We cross-checked their figures against official sources and our own transaction data. |
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.
Related blog posts
- Is now a good time to invest in property in the Greek Islands?