Learn › 🇬🇷 Greece › Buying a home in Greece

In short: For a typical resale, expect the price plus about 6–10% in costs: a 3.09% transfer tax (3% plus a 0.09% municipal surcharge) on the objective or declared value, notary fees of roughly 1–2%, a lawyer at about 1–2%, and an agent commission of around 2% (most fees plus 24% VAT). Many new-build apartments are temporarily exempt from the 24% VAT and instead pay only the 3.09% transfer tax — a suspension extended through 31 December 2026. Once you own the home you pay the annual ΕΝΦΙΑ property tax. Mortgages exist for residents and foreigners, but non-residents typically need a large deposit (around 35–50%).

Buying a home in Greece: taxes, fees and the mortgage

Kontoo editorial team · Updated 06/24/2026 · 7 min read

Buying a home in Greece adds a layer of one-off costs on top of the price — a transfer tax, a notary, a lawyer and usually an agent — plus the annual ΕΝΦΙΑ property tax once you own it. The rules shifted in recent years: many new-build apartments are temporarily outside VAT, so they attract only the lower transfer tax. This lesson explains the moving parts in euros (EUR) so you can budget realistically. It is educational, not financial or legal advice; figures are rounded and current as of 2026 — always check the official source when in doubt.

Set a total budget, not just a price. Plan for the purchase price plus roughly 6–10% in taxes and professional fees on most standard deals.
Check whether the property is a new build under the VAT suspension or a normal resale. New builds in the suspension regime pay the 3.09% transfer tax instead of 24% VAT (in force through 31 December 2026).
Line up financing early. A στεγαστικό δάνειο (mortgage) for non-residents usually needs 35–50% of the price as a deposit, since banks lend a lower loan-to-value to foreign buyers.
Engage a lawyer and notary, get an AFM (Greek tax number), pay the transfer tax, sign the deed before the notary, and register the title. Then budget the annual ΕΝΦΙΑ.

What matters

Greece separates the one-off cost of buying from the ongoing cost of owning. On the buying side, the headline tax is the property transfer tax (φόρος μεταβίβασης ακινήτων): 3% of the higher of the objective value (a state-set value) or the declared price, plus a 0.09% municipal surcharge, for an effective 3.09%. You pay this before the deed is signed. The big exception is new builds: a sale of a newly constructed home by its developer would normally attract 24% VAT, but Greece has temporarily suspended that VAT on qualifying new homes through 31 December 2026, so eligible new-build sales pay the 3.09% transfer tax instead. The relief is elected per project, so ask the seller to confirm the regime in writing.

On top of tax come professional fees. A notary is legally required to draft and witness the deed and typically charges around 1–2% of the value. A lawyer to run the due diligence and title check usually costs about 1–2% (often €2,500–€5,000 for foreign buyers). If an agent is involved, the buyer’s side commission is commonly around 2%. Most of these fees carry 24% VAT, and there are smaller land-registry and certificate costs. Add it up and most standard purchases land near 6–10% of the price in extra costs.

Financing is the other half. A στεγαστικό δάνειο (home loan) is available to residents and foreigners, but banks lend a lower loan-to-value to non-residents — commonly 50–65%, so plan a deposit of roughly 35–50%. After completion, the recurring obligation is ΕΝΦΙΑ, the annual property tax assessed on what you hold each 1 January, payable in up to twelve monthly installments, with discounts for insurance, energy efficiency and certain primary residences.

Buying in Greece adds roughly 6–10% in one-off costs on top of the price — including the 3.09% transfer tax — while the 24% VAT on new builds stays suspended through 31 December 2026.

ExampleWorked example, rounded, for a €300,000 resale in Greece (EUR). Transfer tax at 3.09% ≈ €9,300. Notary at about 1.2% ≈ €3,600. Lawyer at about 1.5% ≈ €4,500. Agent commission at about 2% ≈ €6,000. Most fees add 24% VAT (roughly €3,400 here), plus small registry and certificate costs of a few hundred euros. Total one-off costs ≈ €27,000–€28,000, about 9% on top of the price — so budget roughly €327,000–€328,000 all-in before furniture. With a 60% mortgage you would borrow €180,000 and bring €120,000 as the deposit, plus those costs in cash. A new build under the VAT suspension would pay the same 3.09% transfer tax rather than 24% VAT, a large saving versus the VAT-rate alternative.

Estimate your repayment and how the deposit changes it with the Kontoo mortgage calculator at /mortgage-calculator. For the annual property tax and your account, the official portals are AADE (aade.gr) and gov.gr.

In depth

Objective value versus price

Greece taxes transfers on the higher of the price you declare or the state-set objective value (αντικειμενική αξία) for that property. This matters because the 3.09% transfer tax and the annual ΕΝΦΙΑ are both anchored to these values, not only to what you pay. Objective values are periodically revised, which can shift both your purchase tax and your future annual bill.

Total cost of ownership, not just the deposit

A realistic plan separates three buckets: the deposit (35–50% for non-residents), the one-off purchase costs (roughly 6–10%), and the ongoing costs (mortgage repayments, annual ΕΝΦΙΑ, insurance and maintenance). Modelling the monthly repayment for different deposits and rates with a calculator shows how a larger deposit lowers both the loan and the lifetime interest.

Why dates and rates need checking

Two of the biggest levers here are time-limited or volatile: the new-build VAT suspension runs to 31 December 2026 and has been extended before but is not permanent, and mortgage rates move with the market. Treat any specific rate or relief as a snapshot — verify the current position on aade.gr or with the bank before you commit.

Checklist

A resale and a normal new build are taxed differently: resales pay 3.09% transfer tax; new builds outside the VAT suspension would carry 24% VAT.
On most standard purchases, taxes and fees add roughly 6–10% on top of the price — set your budget accordingly.
As a non-resident expect to fund about 35–50% of the price yourself, because banks cap loan-to-value lower for foreign buyers.
ΕΝΦΙΑ is an annual, recurring cost — not part of the purchase — payable in up to twelve monthly installments.

Common myths

Myth: New apartments always cost 24% more because of VAT.

Reality: Greece suspended the 24% VAT on qualifying new homes through 31 December 2026. Eligible new builds pay only the 3.09% transfer tax instead. The relief is optional per project, so confirm the regime applies to the specific property before assuming the saving.

Myth: Foreigners can borrow the full price like locals.

Reality: Banks apply stricter terms to non-residents, typically lending only 50–65% of the value. Plan for a deposit of about 35–50% plus the purchase costs in cash, and expect to document two to three years of income.

Sources

Education, not advice. How we work and check figures: Editorial. Figures as of 2026, last reviewed 06/24/2026.

Frequently asked questions

Do I pay VAT or transfer tax when buying in Greece?

Resales and most older homes pay the 3.09% property transfer tax (φόρος μεταβίβασης) on the objective or declared value — never both VAT and transfer tax. New builds sold by a developer would normally carry 24% VAT, but Greece has suspended that VAT on qualifying new homes through 31 December 2026 (Law 5246/2025), so those sales pay only the 3.09% transfer tax. The suspension is optional per project, so confirm in writing which regime applies to a specific property.

Can a foreigner get a Greek mortgage, and how much deposit is needed?

Yes. Greek banks lend to non-residents, but on stricter terms than to residents. Foreign buyers commonly see a loan-to-value of roughly 50–65%, meaning a deposit of about 35–50% of the price, plus proof of stable income (typically two to three years of tax returns). Advertised rates in 2026 range broadly from the high-2% to around 6% depending on bank, term and fixed-versus-floating choice — get a personal quote, as advertised teaser rates rarely apply to everyone.

What is ΕΝΦΙΑ and how often do I pay it?

ΕΝΦΙΑ is the unified annual property tax, based on what you own on 1 January each year. The state issues bills to around seven million owners and lets you pay in up to twelve monthly installments. The amount depends on the property’s objective value, location and features; discounts exist for insured homes, energy upgrades and primary residences in small towns, with exemptions for some low-income and large families. Check your figure on AADE (aade.gr).

All lessons · Glossary · Editorial · Kontoo does the math and explains – this is general education, not tax, legal or financial advice.

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