Property investment in Greece

Separate the property economics from residence-programme eligibility before comparing anything. No national price per square metre is shown here until a comparable benchmark is reviewed.

How to interpret this market

SafeBuy editorial interpretation

Reasons to investigate

  • A central-bank apartment-price series provides a dated market benchmark.
  • AADE publishes a specific transfer-tax calculation for buyers.
  • Eurobank has an explicit nonresident mortgage product and nationality-dependent LTV limits.

Risks and questions to resolve

  • A national yield sample does not describe the performance of a seasonal island property.
  • Residence-program thresholds depend on location and property category.
  • Registration for short stays does not replace checking the property's operating permissions.

Who might want to research further?

Investors comparing urban rentals and specific residence-program properties who are willing to verify legal eligibility, finance and rental permissions for the exact asset before committing.

Market snapshot

Price benchmark

Not verified

Net yield, vacancy and all-in purchase costs are omitted unless verified. Published yields are gross, before investor-specific expenses.

How these observations were measured

Gross rental yield: Global Property Guide compares median advertised monthly rents with median advertised purchase prices by apartment size and location, annualises rent, and reports an aggregate gross yield. This is a listings sample, not a national transaction-weighted return. Excludes vacancy, tax, repairs, management, financing and purchase costs.

Purchase taxes: Taken from the taxing authority's own published rates, added only where the authority states they apply to the same purchase. AADE's 3% transfer tax plus the municipal levy of 3% of that tax, which is the authority's own stated arithmetic. Exemptions and other regimes, including new-build VAT treatment, are assessed separately and would change the rate.

Historical price growth: Bank of Greece apartment-price index, based on bank valuation information. Its valuation and apartment scope differs from Eurostat's transaction-based all-dwelling indices.

Foreign ownership and land rules

Foreign buyers need tax registration and property checks

AADE's buyer guide requires a Greek tax identification number and a transfer-tax declaration whether the buyer lives in Greece or abroad. Eurobank explicitly permits applications without Greek citizenship. For a particular parcel, establish whether nationality, border-zone, planning or land-status restrictions apply before proceeding.

Sourced rule · reviewed 2026-09-07

AADE — before buying propertyEurobank — mortgage loan for nonresidents

Purchase taxes and buying costs

3% transfer tax plus a municipal levy on the tax

AADE states a property transfer tax of 3% of taxable value and a municipal levy of 3% of that tax. Their combined arithmetic is 3.09% of taxable value before other costs, where this transfer-tax regime applies. Exemptions and other regimes are assessed separately.

Sourced rule · reviewed 2026-09-07

AADE — real-estate transfer tax for nonresidents

Ongoing and transaction taxes

Annual ENFIA and rental taxation are separate

AADE maintains distinct guidance for annual property tax, property transfers and income taxation for nonresidents. Determine ENFIA from the property's assessed characteristics and verify the applicable rental-income regime. This dataset does not replace those calculations with a single national tax percentage.

Sourced rule · reviewed 2026-09-07

AADE — property taxation for nonresidentsAADE — income taxation for nonresidents

Financing and nonresident lending

Eurobank: citizenship affects maximum financing

Eurobank's nonresident product states up to 80% of assessed commercial value for Greek or Cypriot citizens and up to 65% for other citizens. Income, creditworthiness, property value and the agreement all constrain the loan.

Sourced rule · reviewed 2026-09-07

Eurobank — mortgage loan for nonresidents

Letting and short-term rental rules

AADE registration and stay declarations

AADE provides a Short-Term Stay Property Registry and requires the relevant short-stay statements. Tax registration does not by itself establish that a specific apartment satisfies local, building or accommodation requirements. Check current restrictions for the municipality and the type of ownership or residence programme.

Sourced rule · reviewed 2026-09-07

AADE — short-term rental registry and statements

Residence and immigration

Golden Visa thresholds depend on the property

Enterprise Greece describes EUR 800,000 in designated high-demand areas and EUR 400,000 in other areas, with EUR 250,000 categories for qualifying conversions and historic buildings. These are conditional routes, not an automatic entitlement after buying any home. Confirm the exact category, holding rules, permitted use and immigration requirements.

Sourced rule · reviewed 2026-09-07

Enterprise Greece — Golden Visa programme changes

Your next step in Georgia

Could Georgian property or land fit your plans?

Request a free call with David Lee, SafeBuy’s co-founder and a British investor in Georgian property and land. Discuss your budget, the practical buying process and the checks a specific property needs.

SafeBuy provides purchase support in Georgia. Our international research is free to use. The call is optional and carries no obligation.

About David and the call

Compare with another market

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Research the trade-offs

Rental Yields in Europe: Compare the Evidence

Compare sourced gross rental yield estimates in European property markets, with sample dates, coverage and the costs headline yields leave out.

Where Is Property More Affordable in Europe?

Compare published property price benchmarks, their geographic coverage and what a budget might buy before taxes and purchase costs.

Property Purchase Taxes in Europe: Rules That Change Your Budget

Compare country-specific purchase taxes, regional variations and nonresident rules, with links to the underlying authorities.

Buying Property Abroad: Foreign-Buyer Rules Compared

Research foreign residential ownership, land restrictions, financing and residence conditions before choosing a country.

Sources and review history