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 has become one of the most attractive property markets in Europe for foreigners, with prices still well below Western European averages and a growing demand in areas like Athens, the islands, and coastal towns.
But buying property in Greece as a foreigner comes with specific risks that most first-time buyers only discover after they have already signed something they should not have.
We constantly update this blog post to reflect the latest regulations, scams, and insider knowledge so you always have current information.
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.
How risky is buying property in Greece as a foreigner in 2026?
Can foreigners legally own properties in Greece in 2026?
As of early 2026, foreigners can legally buy and own residential property in Greece without major restrictions, and this applies to both EU and non-EU citizens in most parts of the country.
However, there is one important exception: if you are a non-EU citizen looking to buy in certain border areas or islands classified as security-sensitive zones, you will need special permission from the Greek Ministry of Defense, which your lawyer can handle but it adds time and paperwork to the process.
Because direct ownership is allowed for most foreigners in Greece, there is no need to set up a company or use a special legal structure to buy residential property, although some investors do create Greek companies for tax or inheritance planning reasons.
What buyer rights do foreigners actually have in Greece in 2026?
As of early 2026, foreign buyers in Greece have the same legal property rights as Greek citizens once the purchase is properly registered with the Cadastre or land registry, which means you can own, sell, rent, or inherit the property without restrictions.
If a seller breaches your contract in Greece, you can take legal action through the Greek courts to enforce the agreement or seek compensation, though you should know that court proceedings can take several years to resolve due to backlogs in the judicial system.
The most common mistake foreigners make is assuming that signing a preliminary contract gives them the same protection as final registration, but in Greece your ownership only becomes legally secure once the notarized deed is registered with the Cadastre, not before.
How strong is contract enforcement in Greece right now?
Contract enforcement in Greece is moderately reliable but noticeably slower than in countries like Germany, France, or the UK, meaning that if you end up in a dispute, you should expect years rather than months to resolve it through the courts.
The main weakness foreigners should know about is that Greek courts have significant backlogs and procedural complexity, so even if you have a strong legal case, the time and cost of pursuing it can make prevention through thorough due diligence far more practical than relying on enforcement after problems arise.
By the way, we detail all the documents you need and what they mean in our property pack covering Greece.
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.
Which scams target foreign buyers in Greece right now?
Are scams against foreigners common in Greece right now?
Outright fraud against foreign property buyers in Greece is not extremely common, but the bigger and more frequent risk is what we call "expensive misunderstandings," where buyers end up with properties that have hidden legal or permit problems because they did not verify everything properly.
The type of transaction most frequently targeted by opportunistic sellers or agents in Greece is the quick cash purchase in high-demand tourist areas like Mykonos, Santorini, the Athens Riviera (Glyfada, Voula, Vouliagmeni), and popular central Athens neighborhoods like Koukaki, where competition and urgency make buyers skip due diligence.
Foreign buyers who are most commonly targeted tend to be those making emotional decisions about a "dream property," especially retirees or holiday-home seekers who do not speak Greek and rely entirely on the agent to guide the process without independent verification.
The single biggest warning sign that a deal may be a scam or problematic in Greece is any pressure to sign documents quickly, pay deposits before your lawyer has completed registry searches, or accept verbal assurances instead of official documentation.
What are the top three scams foreigners face in Greece right now?
The top three scams targeting foreign property buyers in Greece are: first, fake or unclear ownership where the seller does not actually have clean title to the property; second, hidden encumbrances like mortgages, liens, or seizures that are not disclosed; and third, planning violations where buildings have unpermitted additions or modifications that can block the sale or cause problems later.
The most common scam typically unfolds like this: a seller or agent shows you a property, claims everything is "clean," rushes you to sign a preliminary agreement and pay a deposit, and only later do you discover through proper searches that the title chain is disputed, there is an undisclosed mortgage, or the property has illegal construction that was never regularized.
The single most effective protection against all three scams in Greece is to hire your own independent lawyer (not one recommended by the agent or seller) who will conduct full Cadastre and registry searches, verify the seller's ownership documents, and check planning compliance before you sign anything or pay any money.
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 Greece without getting fooled?
How do I confirm the seller is the real owner in Greece?
The standard verification process in Greece is to have your lawyer request an official ownership extract from the Hellenic Cadastre (where available) or the relevant land registry office, which will show who is legally registered as the owner of the property.
The official document foreigners should check is the Cadastre certificate or registry extract that matches the property's unique identifier (called KAEK in Cadastre areas), which your lawyer or notary can obtain and compare against the seller's identity documents.
The most common trick fake sellers use in Greece is presenting old or unofficial documents, claiming to be representatives of the real owner, or exploiting complicated inheritance situations where multiple heirs exist but only one person is trying to sell, and while this is not extremely common, it happens often enough that you should never skip official verification.
Where do I check liens or mortgages on a property in Greece?
The official place to check for liens, mortgages, and other encumbrances on a property in Greece is the Hellenic Cadastre (in areas where it operates) or the local land registry office, and in some cases you also need to check the Electronic Pledge Registry for certain types of secured interests.
When checking for liens in Greece, you should request a complete history of encumbrances on the property, including any mortgages, seizures, judicial claims, or easements, and your lawyer should verify that no new entries have been made between the search date and the actual transfer.
The type of encumbrance most commonly missed by foreign buyers in Greece is unpaid debts attached to the property by previous owners or inherited obligations that were never properly cleared, especially in properties that went through complex inheritance chains or were previously used as loan collateral.
It's one of the aspects we cover in our our pack about the real estate market in Greece.
How do I spot forged documents in Greece right now?
The most common type of forged document in Greek property scams is fake ownership certificates or notarized deeds that have been altered, and while this is relatively rare thanks to Greece's official registry system, it sometimes happens, especially in private sales without proper professional oversight.
Specific red flags that indicate a document may be forged in Greece include inconsistent formatting compared to official templates, missing official stamps or seals, reluctance by the seller to allow independent verification, or documents that cannot be traced back to official registry records.
The official verification method in Greece is straightforward: have your lawyer or notary independently request the original documents directly from the Cadastre or land registry office rather than accepting copies provided by the seller, which eliminates the risk of forgery entirely.
Get the full checklist for your due diligence in Greece
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 Greece?
What hidden costs surprise foreigners when buying a property in Greece?
The three most common hidden costs that foreigners overlook when buying property in Greece are: engineer fees for verifying property legality and square meters (typically 500 to 1,500 euros or 550 to 1,650 USD), regularization costs if the property has unpermitted modifications (which can run into thousands of euros), and higher-than-expected notary and registration fees that together add 7% to 12% to the purchase price.
The hidden cost most often deliberately concealed by sellers or agents in Greece is the need for engineering work to certify or regularize illegal construction, and this sometimes happens when agents downplay "small" issues like enclosed balconies or converted basements that actually require expensive fixes before the property can be legally transferred.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Greece.
Are "cash under the table" requests common in Greece right now?
Cash under the table requests in Greek property transactions are common enough that you should expect to hear the suggestion at least once during your buying process, especially in deals involving older sellers, properties in tourist areas, or transactions where the seller wants to reduce their declared capital gains.
The typical reason sellers give for requesting undeclared cash payments in Greece is to reduce the official purchase price on paper, which lowers their capital gains tax and also reduces the buyer's transfer tax and notary fees, often framed as "everyone does it" or "it saves us both money."
If you agree to an undeclared cash payment in Greece, you face serious legal risks including tax fraud charges, losing your legal recourse if something goes wrong with the property, and potential problems if you later try to sell or mortgage the property at its real market value.
Are side agreements used to bypass rules in Greece right now?
Side agreements to bypass official rules are moderately common in Greek property transactions, particularly around price declarations, promises about future permits, and informal arrangements regarding furniture or fixtures that shift value off the main contract.
The most common type of side agreement in Greece is an informal document or verbal promise where part of the price is attributed to "furniture" or "consulting fees" to reduce the declared property value, or where the seller promises to handle permit regularization after the sale closes.
If a side agreement is discovered by Greek authorities, foreigners face potential penalties including fines, tax reassessments on the true value, and in serious cases, the transaction could be challenged or you could lose legal protections because unofficial agreements are not enforceable in court.
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 Greece in 2026?
Are real estate agents regulated in Greece in 2026?
As of early 2026, real estate agents in Greece are regulated and must be registered with the relevant Chamber of Commerce and appear in the GEMI (General Electronic Commercial Registry), which means there is a legal framework in place even though enforcement can vary in practice.
A legitimate real estate agent in Greece should have registration documentation from their local Chamber and a GEMI registration number, which confirms they meet the legal requirements to practice as a property broker under Greek law (specifically Law 4072/2012).
Foreigners can verify whether an agent is properly licensed in Greece by asking for their registration details and checking the GEMI database online, or by requesting that their lawyer confirm the agent's status before entering into any representation agreement.
Please note that we have a list of contacts for you in our property pack about Greece.
What agent fee percentage is normal in Greece in 2026?
As of early 2026, the normal agent fee in Greece is around 2% to 3% of the purchase price plus VAT (24%), though fees can range from 2% to 4% depending on the property value, location, and services included.
The typical range of agent fees that covers most residential transactions in Greece is 2% to 4% plus VAT, with higher percentages sometimes charged for lower-value properties or when the agent provides additional services like translation, legal coordination, or property management assistance.
In Greece, who pays the agent fee varies by deal, but it is common for the buyer to pay or for the fee to be split between buyer and seller, so you should clarify this in writing before engaging an agent to avoid surprises at closing.
Get the full checklist for your due diligence in Greece
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 Greece?
What structural inspection is standard in Greece right now?
The standard structural inspection process for foreign property buyers in Greece involves hiring an independent civil engineer to physically inspect the building before purchase, focusing on construction quality, visible damage, and compliance with the declared floor plans and permits.
A qualified inspector in Greece should check the foundation and load-bearing walls for cracks or settling, the roof for leaks and structural integrity, moisture and damp issues (especially in coastal areas), electrical and plumbing systems, and any signs of unpermitted additions or modifications that differ from official plans.
The professional qualified to perform structural inspections in Greece is a licensed civil engineer (politikos michanikos), who can also certify whether the property's actual square meters and layout match what is declared in official documents.
The most common structural issues that inspections reveal in Greek properties include moisture damage and salt corrosion in coastal areas like Chania, Rhodes, and the Athens Riviera, unpermitted balcony enclosures and room additions in Athens neighborhoods like Koukaki and Pangrati, and outdated or unsafe electrical systems in older buildings.
How do I confirm exact boundaries in Greece right now?
The standard process for confirming exact property boundaries in Greece is to obtain the official cadastral diagram from the Hellenic Cadastre (where available) and have a surveying engineer physically verify that the boundaries on paper match the actual property on the ground.
The official document showing legal boundaries in Greece is the cadastral extract and diagram, which includes the property's unique KAEK identifier, registered boundaries, and total area in square meters, available from the Cadastre office or through authorized online services.
The most common boundary dispute affecting foreign buyers in Greece involves discrepancies between what was historically used or fenced and what is officially registered, especially for land parcels, island properties, and homes near coastlines or forest boundaries where the Cadastre modernization has revealed long-standing errors.
The professional you should hire to physically verify boundaries on the ground in Greece is a licensed topographical or surveying engineer (topografos michanikos) who can conduct a formal survey and confirm whether the property lines match official records.
What defects are commonly hidden in Greece right now?
The top three defects that sellers commonly conceal from buyers in Greece are: moisture and damp problems which are common in coastal and island properties, unpermitted construction modifications (enclosed balconies, basement conversions, rooftop additions) which are also common especially in Athens and tourist areas, and outdated or non-compliant electrical and plumbing systems which sometimes happens in renovated properties that look modern but have old infrastructure underneath.
The inspection technique that helps uncover hidden defects in Greece is a combination of thermal imaging to detect moisture behind walls, careful comparison of the physical layout against official building permits and plans, and testing of electrical and plumbing systems rather than just visual inspection.
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 Greece?
What do foreigners say they did wrong in Greece right now?
The most common mistake foreigners say they made when buying property in Greece is letting the real estate agent control the entire process instead of hiring their own independent lawyer and engineer from the start, which led to missed problems that could have been caught with proper verification.
The top three regrets foreigners most frequently mention after buying in Greece are: trusting verbal promises about permits or legality issues that turned out to be false, rushing to sign because they feared losing the property to another buyer, and not budgeting enough for the "extra" costs like regularization fees, engineer certifications, and notary expenses.
The single piece of advice experienced foreign buyers most often give to newcomers in Greece is to never sign anything or pay any deposit until your own lawyer has completed full Cadastre searches and your own engineer has inspected the property, no matter how much pressure you feel.
The mistake foreigners say cost them the most money or stress in Greece was discovering after purchase that the property had unpermitted construction that required expensive regularization or, worse, could not be easily legalized, which they could have avoided with a proper pre-purchase engineering check.
What do locals do differently when buying in Greece right now?
The key difference in how locals approach buying property in Greece compared to foreigners is that Greeks assume from the start that paperwork will be messy and properties will have issues to resolve, so they build extra time and budget into the process rather than expecting a smooth transaction.
The verification step locals routinely take that foreigners often skip in Greece is hiring an engineer early in the process to check the actual square meters and layout against official records, because Greeks know that "creative" modifications are extremely common and can cause serious problems at transfer.
The local knowledge advantage that helps Greeks get better deals in Greece is their understanding that notary and Cadastre registration is the only moment that matters legally, so they negotiate harder and stay skeptical of "too perfect, too fast" deals because they know the system rarely works that smoothly unless someone did serious preparation.
Don't buy the wrong property, in the wrong area of Greece
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 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 we trust it | How we used it |
|---|---|---|
| Hellenic Cadastre | Official public registry for property ownership in Greece. | We used it to explain how ownership, boundaries, and encumbrances are verified. We also referenced it for understanding Greece's registry modernization process. |
| Gov.gr Cadastre Services | Official government portal listing real Cadastre procedures. | We used it to map due diligence steps to official workflows. We also verified what services are actually available online for foreign buyers. |
| EU Justice Scoreboard 2025 | Official EU report with comparable justice efficiency metrics. | We used it to assess contract enforcement timelines in Greece. We also compared Greece's judicial performance against other EU countries. |
| Transparency International CPI 2024 | Leading global corruption perception index with clear methodology. | We used it to contextualize corruption risk in Greek property transactions. We also used it to set realistic expectations about grey-area practices. |
| World Bank Governance Indicators | Long-running global dataset on rule of law and governance. | We used it to benchmark Greece's institutional environment for property buyers. We also used it to triangulate findings from other governance sources. |
| MITOS National Registry | Official government registry for real estate agent licensing. | We used it to explain how agent registration works in Greece. We also referenced it to describe how buyers can verify an agent's status. |
| Hellenic Police | Official law enforcement site announcing fraud operations. | We used it to ground scam warnings in actual enforcement actions. We also used it to identify which fraud patterns authorities actively pursue. |
| Hellenic Consumer's Ombudsman | Independent authority for consumer dispute resolution in Greece. | We used it as a reference for complaint escalation if intermediaries behave badly. We also used it to understand common buyer grievances. |
| Elxis | Established property services firm with published cost guides. | We used it to verify typical agent fees and transaction costs. We cross-checked their figures against other professional sources. |
| Greece Sotheby's International Realty | International real estate firm with Greece-specific guidance. | We used it to confirm notary and lawyer fee ranges. We also referenced their buying process overview for accuracy. |
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.