How overseas investors structure, fund and secure a Greek property purchase — including the Golden Visa thresholds and the settlement process.
The property route to a Greek Golden Visa now has three tiers: €800,000 in high-demand areas (Athens/Attica, Thessaloniki, Mykonos, Santorini and islands over 3,100 residents); €400,000 everywhere else; and €250,000 only for commercial-to-residential conversions or restoration of listed buildings. The €800k and €400k tiers must be a single property of at least 120 m² — you cannot combine units (Law 5100/2024).
Total purchase costs run roughly 8–12% on top of the price, led by the 3.09% transfer tax; VAT on new builds (24%) is currently suspended. You need a Greek tax number (AFM) and, in practice, a Greek bank account, and the whole purchase can be completed remotely under power of attorney. Figures are indicative for 2026 — confirm with your Greek lawyer, notary and tax adviser.
The risk diaspora investors most underestimate is the money itself. In Greece the notary does not hold your funds, and banks and the tax authority (AADE) scrutinise the source of funds closely — unexplained deposits can be treated as undeclared income. Routing the purchase through a regulated escrow account holds the money safely and creates the clean, documented trail your bank and notary expect — which is what REXE provides.
There are three real-estate tiers. €800,000 in high-demand areas (Attica/Athens, Thessaloniki, Mykonos, Santorini and islands with over 3,100 residents); €400,000 everywhere else; and €250,000 only for commercial-to-residential conversions or restoration of listed buildings. The €800,000 and €400,000 tiers require a single property of at least 120 square metres. These are indicative figures for 2026 — confirm the current threshold for your target area with a Greek lawyer before committing.
No. Since Law 5100/2024 the qualifying investment must be a single property of at least 120 square metres. You may own additional properties, but one property alone must meet the threshold. Golden Visa properties also cannot be used for short-term (Airbnb-style) rentals; long-term letting is permitted.
No. A Greek notary is a neutral state official who drafts and executes the deed and oversees the transfer tax, but does not hold the purchase funds or protect your commercial interests. Funds are typically paid directly between the parties, which leaves a remote buyer exposed. A regulated escrow account fills that gap by holding the money and releasing it only against agreed, evidenced conditions. REXE provides regulated digital escrow for Greek property; escrow is delivered by our Regulated Provider, Fidusol Ltd (HE 394047), with client funds held at a banking partner disclosed in your Escrow Agreement.
Yes. A Greek tax number (AFM) is mandatory before purchase, and non-EU buyers usually appoint a local tax representative. A Greek bank account is strongly recommended for paying taxes and fees and for moving and repatriating funds; it can often be arranged through a lawyer under power of attorney.
Import the funds through the banking system and keep the full paper trail. Greek banks and notaries apply rigorous source-of-funds and source-of-wealth checks, and unexplained bank deposits can be treated by the Greek tax authority (AADE) as undeclared income. Routing the purchase through a regulated escrow account produces a documented, traceable flow that evidences where the money came from.
Yes. A power of attorney lets your Greek lawyer obtain your AFM, open a bank account, run due diligence, sign the contracts and complete registration on your behalf, so the purchase can be completed without you being in Greece.
Beyond the price, expect roughly 8% to 12% in costs: a 3.09% property transfer tax, notary fees of about 1% to 2%, legal fees of about 1% to 2% plus VAT, land registry or cadastre fees under about 0.6%, and agent commission of about 2% plus VAT, plus the Golden Visa filing fees. VAT on new builds (24%) is currently suspended, with transfer tax applying instead. These are indicative figures for 2026 — confirm exact amounts with your Greek lawyer, notary and tax adviser.
Figures are indicative for 2026 and depend on your circumstances. This is general information, not legal, tax or financial advice — confirm your position with your advocate and tax adviser.