What it costs to buy in Greece
On Greece’s median asking price of €300,000, that is €21k – €33k on top.
Budget 7–11% on top of the asking price. Transfer tax is a modest 3.09%, but Greece is one of the few markets where the buyer normally pays their own estate agent as well as notary and lawyer fees.
Last checked 11 September 2026 against the sources listed at the foot of this page.
Purchasing property in Greece involves several important costs beyond the sale price. Understanding these is crucial for accurate budgeting and financial planning.
This guide outlines the one-off and recurring expenses related to property ownership in Greece, providing a clear picture for potential buyers.
The lines that dominate the bill
- Transfer tax (FMA)
- 3.09%
- 3% plus a 3% municipal surcharge on the tax. Charged on the higher of cadastral or declared value.
- VAT, new-build
- 0% (24% suspended to 31 Dec 2026)
- Buildings permitted after 2005 would carry 24% VAT, but the suspension means transfer tax applies instead.
- Estate agent fee
- ≈2% + 24% VAT
- Paid by the buyer to their own agent. The seller separately pays theirs.
Every cost, in full
| Cost | Amount | What it is |
|---|---|---|
| Transfer tax (FMA) | 3.09% | 3% plus a 3% municipal surcharge on the tax. Charged on the higher of cadastral or declared value. |
| VAT, new-build | 0% (24% suspended to 31 Dec 2026) | Buildings permitted after 2005 would carry 24% VAT, but the suspension means transfer tax applies instead. |
| Notary fee | ≈1.2% + 24% VAT, plus ≈€500 | Statutory sliding scale on the contract value, plus a fixed drafting charge. |
| Lawyer fee | 0.8–1.5% + 24% VAT | No longer legally compulsory but universal in practice — it covers the title search. |
| Land registry / cadastre | ≈0.475–0.5% + 24% VAT | Charged on the objective value to register the deed, plus about €80 in fixed costs. |
| Estate agent fee | ≈2% + 24% VAT | Paid by the buyer to their own agent. The seller separately pays theirs. |
| Mortgage costs | Not confirmedunconfirmed | Bank arrangement fee, valuation and mortgage-prenotation costs apply, but 2026 figures are unconfirmed. |
| Annual property tax (ENFIA) | ≈€2.00–16.20 per m² base | Calculated from zone value, age, floor and frontage — not purchase price. A typical flat runs €300–400 a year. |
| First-home exemption | Up to €200,000–250,000 | Requires Greek tax residence and no other adequate home, so a non-resident buyer rarely qualifies. |
| Fiscal representative | Required | A Greece-resident representative, usually your lawyer, must receive tax authority correspondence for you. |
Who pays the estate agent
Yes. Greek practice is that each side pays its own agent — usually about 2% plus 24% VAT from the buyer.
The number you need before you can complete
AFM (Αριθμός Φορολογικού Μητρώου) — mandatory before the notarial deed, and free. Same-day in person, one to two weeks through a representative. Non-residents must also appoint a Greek fiscal representative.
Recently changed, or about to
VAT on new-build sales stays suspended to 31 December 2026 under Law 5246/2025 — new builds pay the 3.09% transfer tax instead of 24% VAT. If it is not extended again, that reverses in 2027.
Sources
Tax authorities, registries and notarial bodies first. Check the figure you care about before you rely on it.
- AADE — real estate transfer taxprimary3% rate plus 3% municipal levy, buyer liability, first-home exemption caps.
- Greece: VAT suspension on real estate extended to 31 December 2026Law 5246/2025 extension of the new-build VAT suspension.
- Buyer's expenses in Greece — legal fees and registration costsNotary ≈1.2%, lawyer 0.8–1.2%, registry ≈0.5%, agent up to 2%.
- ENFIA: Greece's annual property taxENFIA formula and the €2.00–16.20/m² band.
- The Greek tax number (AFM) and why you need oneAFM is free; issuance timelines; fiscal representative requirement.
This is general information for a non-resident buyer of a residential property, not tax or legal advice. Rates change, reliefs depend on your circumstances, and regional variation is the rule rather than the exception — take local professional advice before you commit to anything.
Cite this page
Habio, “Cost of buying property in Greece”. https://habio.ai/guides/cost-of-buying-property-in-greece
https://habio.ai/guides/cost-of-buying-property-in-greece
Free to quote with attribution to Habio. Every figure links to its source.
What you would actually be paying for
See what property in Greece is actually asking, by region.
The process in more detail
One-Off Purchase Costs
When buying property in Greece, various one-off costs arise. These can total 7% to 11% of the purchase price, so budgeting for them is essential.
Key costs include transfer tax, notary and legal fees, and the estate agent's commission. The transfer tax is crucial, charged on the property value, with other costs adding up to a significant fraction.
Typical Purchase Example
To illustrate these costs, let’s consider a typical property with a median asking price of €300,000. Based on the specified costs, here’s a breakdown of estimated additional expenses:
- Transfer Tax: €9,270 (3.09% of €300,000)
- Notary Fee: €3,600 (€3,600 at 1.2% of €300,000 plus VAT)
- Lawyer Fee: €1,200 (assuming 1% of €300,000 plus VAT)
- Land Registry: €1,505 (around 0.5% of €300,000 plus VAT)
- Estate Agent Fee: €4,950 (2% of €300,000 plus VAT)
Total Estimated Purchase Costs: €20,525. This means potential buyers should budget around €320,525 including the property price.
Ongoing Costs of Ownership
Once the purchase is complete, ownership of a property in Greece comes with recurring costs. These include annual property tax, community fees, utilities, and insurance.
The annual property tax (ENFIA) typically ranges from €2.00 to €16.20 per square metre and is based on various factors rather than the purchase price. For a typical flat, this might be around €300 to €400 per year.
Community and Utility Fees
If your property is part of a condominium, there will likely be community fees, which can vary widely depending on the services provided.
Utility costs such as electricity, water, and internet will also need to be factored into your annual budget, and these can differ based on usage and provider.
Mortgages for Non-Residents
Non-residents may face challenges in securing a mortgage in Greece. While it's possible, banks typically require additional documentation and may impose stricter conditions.
Ensure you have a Greek tax number (AFM) and consider hiring a fiscal representative, particularly for navigating tax requirements. Consulting with a local financial advisor or lawyer is advisable to understand your options.
Frequently asked questions
What is the transfer tax in Greece?
The transfer tax in Greece is approximately 3.09% of the property's value, including a municipal surcharge.
Are there ongoing taxes after purchasing property?
Yes, annual property tax (ENFIA) applies, typically amounting to €300–€400 for flats, based on various property characteristics.
Do I need a lawyer when buying property in Greece?
While not legally required, hiring a lawyer is universally recommended to handle title searches and legal processes.
How long does it take to get a tax number in Greece?
You can obtain a tax number (AFM) on the same day in person, or it may take up to two weeks through a representative.
What should I consider when looking for a mortgage as a non-resident?
Non-residents should prepare for potentially stricter lending conditions and ensure they have a Greek tax number and a fiscal representative.
This guide is general information, not legal, tax or immigration advice. Rules change — verify the current position with official sources and a qualified professional before acting. Last reviewed September 2026.