Buy property in Greece:
verified homes and villas for sale
Greek real estate for international buyers, from the Athens Riviera to the Peloponnese, Crete and the islands, sourced and verified from our offices in Chicago and Glyfada.
★★★★★All our reviews are 5 stars on TrustpilotNew developments in Greece, released to our buyers first
Selected new builds and villas from our verified developer network, from the Athens Riviera to the Cyclades.
Halcyon Residences | Kato Glyfada, Athens Riviera
New Kato Glyfada residences, Athens Riviera: 91–458 m², 2–5 beds. Golden Visa eligible.
Aether Residences | Vouliagmeni Riviera
New Athens Riviera residences, Vouliagmeni–Varkiza, from €790,000. Golden Visa eligible.
Luxury villas for sale in Kea Greece | two aegean villas with pools
Luxury sea view villa development for sale in Kea (Tzia), Greece
Can foreigners buy property in Greece?
Yes. Foreigners, Americans included, can buy and own property in Greece freehold, in their own name, with no residency or citizenship requirement. You need a Greek tax number (AFM), a lawyer and a contract signed before a notary, and the whole purchase can close remotely by power of attorney.
Can Americans buy property in Greece?
Yes, on the same terms as other non-EU buyers. US citizens hold full freehold title in their own name, can buy residential or commercial property, and do not need to live in Greece to own it. The only extra step is a permit in designated border areas such as Santorini.
Are any areas of Greece off limits to foreign buyers?
No area is closed, but designated border areas need a permit for non-EU buyers. They are Santorini (Thira), Skyros, the Dodecanese, Lesvos, Samos, Chios and mainland border regions such as Evros (Law 1892/1990). A deal made there without the committee's approval is void. The Athens Riviera and the rest of Attica, the Peloponnese, Crete, Mykonos and Paros are not on the list. Confirm a specific address with a lawyer. The rules for foreign buyers →
Does buying property in Greece give you residency?
It can. Under Law 5100/2024, one property of at least 120 m² qualifies for a renewable five-year Golden Visa at €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands over 3,100 residents, or €400,000 elsewhere. Listed-building restorations and conversions qualify from €250,000. There is no minimum stay. Golden Visa guide →
What does buying in Greece cost on top of the price?
Plan on 8–10% including an agent. Transfer tax is 3.09% (3% plus the municipal levy), with notary fees of 1–1.5%, legal fees of about 1%, land registry of about 0.5% and agency commission of 2–3% where it applies. Some new builds carry VAT instead of transfer tax. In September 2026 the government announced a 15% transfer tax for non-EU buyers from 1 July 2027; it is not yet law. Full cost breakdown →
Can you buy without travelling to Greece?
Yes. A power of attorney signed at your nearest Greek consulate lets your lawyer obtain the AFM, open the bank account, run due diligence and sign at the notary, and non-residents can also get the AFM online through myAADE with a video-call ID check. Many purchases close in four to eight weeks once documents are ready, though there is no official timeline.
What property taxes do owners pay in Greece each year?
The annual ENFIA property tax, set by the property's value, size and location, plus Greek income tax on any rent. From tax year 2026 rent is taxed at 15% up to €12,000, 25% to €24,000, 35% to €36,000 and 45% above (Law 5246/2025). Greece and the United States have had an income tax treaty since 1953. A Greek accountant confirms your figures.
Updated October 2026. Sources: Greek Law 5100/2024 for Golden Visa thresholds and Law 1892/1990 for border areas; costs and timelines from the BUY GREECE® purchase guide.
What is BUY GREECE®?
BUY GREECE® is a property technology real estate company and the leader in global demand generation for the Greek market, with offices in Chicago, IL and Glyfada, Athens. It works with 9,000+ verified properties, 13+ developer partners and a network of licensed local partners for representation, due diligence and closing.
About BUY GREECE®Key facts for foreign buyers
Greek rental yields by region, up to 6.8% gross
Gross long-let yields run from 5.1–5.8% on the Athens Riviera to as much as 6.8% in the Ionian, before tax and management. Licensed short-term letting can reach 6–10% gross where an AMA registration is still available. Hover a region on the map for its range, or tap it to open the guide.
Gross long-let yield by region
Zakynthos and the Ionian
Indicative
up to 6.8%
Peloponnese
Indicative
5.5–6.5%
Crete
Indicative
5.5–6.5%
Thessaloniki
Indicative
5–6%
Athens Riviera and Attica
Verified range
5.1–5.8%
Cyclades
Mykonos €7,500–€18,000/m²
Price-led
Can you rent it out on Airbnb?
Often yes, with an AMA registration, and licensed seasonal letting can earn 6–10% gross where it is still permitted. Four rules decide it:
Under 60 days
Every short stay needs an AMA registration number from the Greek tax authority (AADE), shown on each listing. Letting without one is fined 50% of the rental income, at least €20,000.
60 days or more
A standard long-term lease. No AMA is needed.
Central Athens
New short-term registrations have been suspended in Athens' three central municipal communities since 1 January 2025, currently to 31 December 2026; an extension to the end of 2027 was announced in September 2026. The Athens Riviera is outside the freeze.
Golden Visa homes
Properties bought under Law 5100/2024 cannot be let short-term. Long lets are allowed.
Data: BUY GREECE® Greek Property Monitor, Q3 2026 edition. Gross long-let yields before tax and management, from transaction comparables across the BUY GREECE® network; the Athens Riviera range is verified, the others indicative. Bars mark the top of each range. Free to cite with attribution. Open the Monitor →
Investment calculator
What does €700,000 actually buy you in Greece?
Take the entry costs out first and the picture changes. Pick an area and a budget to see what is left for the property itself, what it rents for, and what you keep once Greek tax has been paid.
Golden Visa: not at this budget. The tier here is €800,000, and after costs the property price would be about €644,000. Raise the budget, or look at a €400,000 area such as Kalamata or the Mani.
See the full projection →Long let, held ten years. An indicative model, not advice. Price bands and yields from the BUY GREECE® Greek Property Monitor, Q3 2026; Golden Visa tiers under Law 5100/2024. Entry costs run about 8.7% all in.
Homes for sale in Greece, checked before you see them
Carefully selected properties and exclusive, unreleased projects from Greece’s top construction companies. Contact us for access to our private database.
Questions before you buy? Read the buyer FAQ →
What BUY GREECE® does that a listing portal can’t
Developers bring us projects before public release because we bring them international buyers. You see units early, at market prices.
9,000+ verified properties and 13+ developer partners, so your brief is matched against real stock, not a shortlist of three.
Partner Greek attorneys and notaries check title, zoning and permits before you commit. The whole purchase can run remotely by power of attorney.
Chicago, IL and Glyfada, Athens: US service standards on one side, Greek market access on the other, across time zones.
How Americans buy a home in Greece, step by step
Get a Greek tax number (AFM), appoint a lawyer to check title and permits, sign the purchase before a notary and register it with the Hellenic Cadastre. With a power of attorney the whole purchase can close from the US, typically in four to eight weeks. Read the full step-by-step guide →
1. Consultation
At BUY GREECE®, we begin with a strategic consultation tailored to your goals, whether you’re looking for a vacation home, an investment property or a Golden Visa route.
What makes us different? BUY GREECE® runs active operations with expert teams in both the United States and Greece, in Chicago and Glyfada.
Our transatlantic presence means you receive professional guidance that bridges American expectations with Greek property realities. We understand the legal, financial and cultural complexities of purchasing in Greece, from AFM tax numbers and legal due diligence to urban planning codes and title clarity.
Whether you’re in Chicago or Athens, we offer in-person and virtual consultations, so you stay fully informed and confident in your next steps. It starts with local expertise and international reliability.
2. Legal due diligence
Once you’ve identified a property that interests you, our legal team steps in to protect your investment. In Greece, due diligence is where most international buyers get lost.
At BUY GREECE LLC, we partner with experienced Greek attorneys and notaries to run a full legal check of the property: verifying clean title and ownership records, reviewing urban planning and zoning compliance, and confirming there are no outstanding debts, taxes or encumbrances.
We also check for heritage listing or coastal protection restrictions, and review permits, floor plans and building legality.
We also coordinate the Power of Attorney (POA) process if you’re purchasing remotely, and ensure your Greek AFM tax number and bank account setup are handled early.
Because we’re active in both U.S. and Greek jurisdictions, we speak your language, legally and culturally. We break down each legal step clearly, without jargon, so you stay informed and protected throughout.
3. Offer, negotiation and reservation
Once you’re ready to move forward with a property, we handle the offer process with professionalism and precision. At BUY GREECE LLC, we act as your trusted advisor managing negotiations directly with developers or sellers to secure the best possible price and terms.
We assist in preparing an official Offer Letter or Reservation Agreement, which outlines key details such as the price, payment terms, included features (like parking or storage), and the intended timeline for closing.
To secure the property and remove it from the market, a reservation deposit is typically required. This step matters in Greece, especially in high-demand areas like Voula, Glyfada, Vouliagmeni and Crete, where properties can move fast, even off-market.
During this phase, we make sure you are protected by clear, bilingual documentation, that your legal team reviews every contractual step, and that timelines line up with your financing, Golden Visa application or travel.
Whether you’re buying remotely or in person, our team coordinates every step to make the transaction simple, safe, and professional.
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BUY GREECE® reviews,
in our clients’ own words
Verbatim reviews from clients who bought in Greece with BUY GREECE®.
We just started the process of buying…
We just started the process of buying our property in Greece and I couldn’t express how smooth and enjoyable they have made this experience! Wouldn’t have been this way working with anyone else. Highly recommend.
I recently purchased a 3-bedroom villa…
I recently purchased a 3-bedroom villa in Glyfada, Athens, and the entire experience was handled with precision and care. Kirill and Mitchell went above and beyond, sourcing properties that matched my vision perfectly. When Kirill sent me the listing that eventually became my home, I knew he had understood exactly what I was looking for. From negotiation to closing, everything was handled transparently and efficiently. Truly grateful for their professionalism and commitment.
Luxury experience from start to finish and they negotiated a great deal.
Purchase Date: Sept 2025 From the moment I landed in Athens, Buy Greece LLC made the entire buying experience feel first-class. They had a driver waiting at the airport as part of their concierge service , something I honestly didn’t expect but really appreciated after a long flight. That personal touch set the tone for the rest of the journey. Their team had clearly done their homework: they showed me a curated list of properties based on my budget and goals (Golden Visa eligible, modern design, good rental potential), and the appointments were seamless. I never felt rushed or overwhelmed — they spaced things out and even arranged meals and local introductions. What impressed me most was how they negotiated the final purchase price. It was a high-end villa in a prime location, and I had assumed there wouldn’t be much wiggle room , but their team negotiated hard and saved me nearly €180,000 from the original asking price. They knew exactly how to approach the developer and when to push. I brought in my own legal advisor to verify everything, which they welcomed transparency was not an issue. They coordinated closely with the notary and helped streamline the paperwork. The process felt professional throughout. Overall, if you’re looking for a premium, white-glove buying experience in Greece and don’t want to get buried in bureaucracy or local red tape, Buy Greece LLC delivers. Yes, they’re more upscale and may not be the cheapest option on the surface but they more than earn their fee in service, time savings, and negotiations.
Who is behind BUY GREECE®?
“Every buyer gets direct access to me and the leadership team throughout the entire journey.”
Kirill Samarits, Founder & CEO of BUY GREECE®
BUY GREECE LLC, a property technology real estate company. BUY GREECE® is a registered trademark in the United States and the European Union.
Chicago, Illinois and Glyfada, Athens
Greek Property Monitor, Property Law Tracker and the ROI calculator, free to use and cite
Send us your brief, and we’ll source it in Greece
Are you a buyer or seller with an off-market property? Submit your property or request to our private database.
19 questions Americans ask before buying in Greece
BUY GREECE® is a US-based property technology real estate company and the international entry point to Greek property, working with licensed local partners in Greece.
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 connects international buyers with verified Greek properties and works with licensed local partners in Greece for representation, legal due diligence and closing.
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 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 that works with licensed local partners for representation, due diligence and closing. Whoever you choose, keep your lawyer independent of the seller.
How much money do you need to buy a house in Greece?
It depends on the area. Average asking prices in Q2 2026 ran from €2,250/m² on Crete to €4,231/m² in Athens' southern suburbs (Spitogatos), so a 100 m² home costs roughly €225,000 on Crete and over €420,000 on the Athens Riviera. Add 8–10% for taxes and fees, including an agent. The Golden Visa needs €400,000 or €800,000 in one property, or €250,000 for a qualifying conversion or listed-building restoration.