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19 questions Americans ask before buying in Greece
BUY GREECE® is a US-based property technology real estate company, licensed in Greece and the United States, whose licensed agents in Greece represent buyers at every stage of a purchase.
If your question is not listed here, please feel free to reach out to our team.
How do you buy property in Greece as an American?
The same way as any foreign buyer, and usually without travelling. You get a Greek tax number (AFM), online through myAADE with a video-call ID check or through a lawyer with power of attorney; hire an independent lawyer for title checks; fund the purchase, normally through a Greek bank account; sign the deed before a notary; and register it with the Hellenic Cadastre. US documents need an apostille. A 15% transfer tax for non-EU buyers, announced in September 2026 for July 2027, is not yet law.
What is the minimum investment for the Greece Golden Visa in 2026?
€400,000 or €800,000 in one property, depending on location, or €250,000 for a qualifying conversion or listed-building restoration. Under Law 5100/2024 the €800,000 tier covers all of Attica, Thessaloniki, Mykonos, Santorini, Evia and every island with more than 3,100 residents; the rest of Greece is €400,000. The €250,000 route applies anywhere, but only to a non-residential building converted to a home or a restored listed building. A Greek lawyer confirms the tier for each address.
What are the Greece Golden Visa property requirements in 2026?
One property of at least 120 m² of main living space, bought at or above the tier for its area. Smaller units cannot be combined to reach the threshold, parking and storage do not count toward the 120 m², and co-owners must each invest the full amount. The home may be let long-term but never short-term: an Airbnb-style let risks revocation of the permit and a €50,000 fine. The five-year permit renews while you keep the property (Ministry Circular 1/2026).
Is there a minimum stay requirement for the Greece Golden Visa?
No. The Greek Golden Visa has no minimum stay, so you do not have to live in Greece to keep the permit, and there is no obligation to rent the property out (IBA review of the 2024–2026 rules, September 2026). The five-year permit renews as long as you still own the qualifying property, and a lawyer holding your power of attorney can file the renewal for you.
Is Crete in the €400,000 or €800,000 Golden Visa zone?
€800,000, across the whole island, on the best current reading of the rules. Law 5100/2024 puts every island with more than 3,100 residents in the €800,000 tier, and Crete had 624,408 residents at the 2021 census (ELSTAT). The Ministry applies the population test to whole islands, as it did for Evia, and no official text splits Crete by municipality. Older guides quoting €400,000 for parts of Crete are out of date. Confirm the tier for a specific property with a Greek lawyer.
Can family members be included in a Greece Golden Visa?
Yes. One qualifying investment covers your spouse or registered partner, the children of both of you up to age 21, and the parents of both spouses, according to Ministry Circular 1/2026. A cohabitation agreement made in Greece or abroad counts as a registered partnership. Children aged 21 to 24 can move to a residence permit of their own.
Can foreigners buy land in Greece?
Yes. Foreigners can buy plots of land in their own name with a Greek tax number (AFM), a lawyer and a deed signed before a notary. The exception is designated border areas such as Santorini, Skyros, the Dodecanese and border regions like Evros, where non-EU buyers need prior approval from a regional committee under Law 1892/1990, and a deal made without it is void. Land is also outside the 15% transfer tax for non-EU buyers announced in September 2026, which is not yet law.
What is the property transfer tax in Greece in 2026?
3.09% of the price: a 3% transfer tax plus a 3% municipal levy on that tax, paid by the buyer. It is charged on the higher of the contract price and the property's objective tax value. New builds can carry 24% VAT instead, unless the developer uses the VAT suspension, which is legislated to 31 December 2026. In September 2026 the government announced a 15% rate (15.45% with the levy) for non-EU home buyers from 1 July 2027; it is not yet law. A Greek accountant confirms your figure.
Is there capital gains tax on property in Greece?
Not for sales made by the end of 2026. The 15% capital gains tax on property sales by individuals is suspended until and including 31 December 2026 (Income Tax Code, Article 72). No extension had been enacted as of October 2026, so a sale in 2027 could be taxed unless the law changes. A Greek accountant confirms how the rule applies to your sale, and American owners should also check the US side with a tax adviser.
What is the latest Greece real estate news for 2026?
The main news is a government package announced in September 2026 that is not yet law. It includes a 15% transfer tax for non-EU home buyers expected from 1 July 2027, an extension of the Athens and Thessaloniki short-let freeze to the end of 2027, and the new-build VAT exemption extended for 2027–2030. Prices are still rising, but more slowly: the Bank of Greece index rose 5.5% in the year to Q2 2026, against 9.1% in 2024.
Are foreign buyers still investing in Greek property in 2026?
Yes, though less than in 2024. Net foreign direct investment in Greek real estate was €2.06 billion in 2025, down from €2.75 billion in 2024, and €1.22 billion of the 2025 total came from outside the EU and €88 million from the United States (Bank of Greece data, Finance Ministry, September 2026). Prices kept rising: Spitogatos asking prices were up 6.1% nationally in the year to Q2 2026.
What is the average house price in Greece in 2026?
About €2,561 per m² nationally, or roughly €256,000 for a 100 m² home, according to the BUY GREECE® Greek Property Monitor (Q3 2026). Location moves the price most: Spitogatos put average asking prices in Q2 2026 at €4,231/m² in Athens' southern suburbs, the highest in Greece, €4,063/m² in the Cyclades and €2,250/m² on Crete. The Bank of Greece index rose 5.5% in the year to Q2 2026.
Do you need an AMA number to rent out property in Greece?
Yes, for any stay under 60 days. A furnished let of up to 59 days is a short-term rental and needs an AMA registration number from the tax authority (AADE), shown on every listing; a lease of 60 days or more is a long-term let and needs none. Letting without an AMA is fined 50% of the rental income, at least €20,000. Since 1 October 2025 short lets must also meet insurance, fire-safety and electrical standards.
Is there a ban on new Airbnb rentals in Athens?
Yes, in central Athens. Since 1 January 2025 no new short-let registrations (AMA) are issued in Athens' 1st, 2nd and 3rd municipal communities, which include Plaka, Koukaki, Kolonaki, Pagrati and Petralona; Thessaloniki's 1st community followed on 1 July 2026. Both freezes run to 31 December 2026, and in September 2026 the government announced an extension to the end of 2027. In these zones an existing AMA is cancelled when the property is sold. The Athens Riviera is outside the freeze.
Is BUY GREECE® a US-based company?
Yes. BUY GREECE LLC is a property technology real estate company with offices in Chicago, Illinois and Glyfada, Athens, and BUY GREECE® is a registered trademark in the United States and the European Union. It is licensed in Greece and the United States, and its licensed agents in Greece represent clients directly at every stage of a purchase, alongside each buyer's own Greek lawyer and the notary.
Do I need a lawyer to buy property in Greece?
In practice, yes. An independent Greek lawyer checks the title and any debts or encumbrances on the property, reviews the contract and, with your power of attorney, can obtain your tax number (AFM) and sign for you before the notary. The notary executes the deed, but your own lawyer is the one who protects your interests. Choose a lawyer who works for you, not for the seller or the developer.
Where is the best place to buy property in Greece?
The Athens Riviera for year-round living and resale, Crete and the Peloponnese for value and yield, and Mykonos or Paros for luxury. Gross long-let yields run 5.1–5.8% on the Riviera, measured on BUY GREECE® network comparables (about 3–4% on area-average asking prices), and 5.5–6.5% on Crete and in the Peloponnese (BUY GREECE® Greek Property Monitor, Q3 2026). For the Golden Visa, the Peloponnese is a €400,000 area, while Attica, Crete and the large islands need €800,000. Santorini is a border area where non-EU buyers need a permit.
View properties for sale in Greece →Is it safe to buy property in Greece as a foreigner?
Yes, with the right checks. Foreign owners hold the same freehold title as Greeks, every sale is executed by a notary, and 99% of the country now has published cadastral data with a property code (KAEK), with full completion targeted for the end of 2026 (ered.gr, May 2026). What protects you is an independent lawyer's title, debt and permit checks before you sign.
Which firms help foreign buyers purchase property in Greece?
Usually three: an independent Greek lawyer, a notary and a real estate firm. The lawyer runs title checks and reviews the contract, the notary executes the deed, and the real estate firm finds the property and negotiates. BUY GREECE® is a US-based property technology real estate company with offices in Chicago and Glyfada, licensed in Greece and the United States, whose licensed agents in Greece represent buyers at every stage, from search to closing. Whoever you choose, keep your lawyer independent of the seller.