Buying Property in Greece as a Foreign National – What You Need to Know

How a Foreign National Can Buy Property in Greece – 2025

Greece continues to be an attractive investment destination for non‑EU citizens. Throughout the country—except for specific border regions—foreigners can legally purchase property without restrictions, provided they follow the proper procedures.

The process begins with obtaining a Tax Identification Number (TIN/AFM), which is required for all legal transactions in Greece. The TIN is issued within 2–3 days at the tax office or through a consulate, requiring a passport, parents’ details, address, and for companies, a fiscal representative. Next comes opening an account with a Greek bank—it is essential for transferring funds and proving their legitimacy under European AML regulations.

The second phase involves buying the property following a full legal title check and signing the contract before a notary. The transfer tax is 3.09%, paid upon completion, and registration in the Land Registry (Ktimatologio) is required.

Golden Visa: New Conditions for 2025

The Golden Visa program still grants a five‑year residence permit without physical presence requirements and extends to the spouse, minor children, and parents.

As of 1 September 2024, a new three‑zone investment system was implemented:

• Zone A (Athens, Attica, Thessaloniki, Mykonos, Santorini, islands with populations over 3,100): minimum investment of €800,000 in property of at least 120 m².
• Zone B (rest of Greece): requires €400,000 investment in property of at least 120 m².
• Zone C (historic restoration or commercial‑to‑residential conversion): investment of €250,000 in projects with no size limit, completed before or by the time of renewal.

The previous €250,000 threshold still applies only to these special projects. Alternative investment routes are also available—€400–800 k in companies, mutual funds, bonds or term deposits, with bonds requiring around €500 k for a three‑year term.

Duration, Restrictions, Tax Ceiling

The Golden Visa process now takes around 3–6 months, as the ministry has accelerated approvals. Short‑term rentals without a license are prohibited and can lead to fines of up to €50,000.

Tax Framework for Foreign Investors in 2025

Buyers pay the 3.09% transfer tax, plus an annual ENFIA tax between approximately €2–13 per square meter, with a 20% discount on properties valued below €500,000. Rental income is taxed in brackets of 15%, 35%, and 45%.

Naturalization is possible after seven years of tax residency in Greece (i.e., ≥183 days per year), along with knowledge of Greek and Greek history.

Conclusion

This article fully reflects the revised regulations of 2024–2025. It offers an accurate and comprehensive overview of the property‑purchase procedure, the new Golden Visa investment zones, the ban on unauthorized short‑term rentals, and the updated tax framework—perfectly aligned with official legislation.