How to Buy Property in Athens as a Foreigner: A Step-by-Step Guide

Yes, you can buy property in Athens if you live abroad, and the Greek tax authority (AADE) publishes a guide for exactly that buyer. In short: get a Greek tax number online, check the property's legal title, pay the 3% transfer tax before signing, sign the deed, and make sure the purchase is recorded in the Hellenic Cadastre. Below is each step in plain terms, what it costs, and one tax change for non-EU buyers that was announced in September 2026 and is worth watching.

Step 1: Get a Greek tax number (AFM)

Every buyer needs a Greek tax identification number, called AFM. AADE describes it as a unique 9-digit number, and you must have it before you can buy.

If you live outside Greece, you do not have to fly in for this. According to AADE, the request is made only online, through the "TIN & Authentication Key" application on the myAADE portal. Your identity is then confirmed either in person at a tax office or by video call through the myAADElive service.

You can apply yourself, or through a legal representative, a tax representative or another person you authorise. If someone applies for you, AADE asks for a power of attorney or a solemn declaration issued through gov.gr or a Citizens' Service Centre.

Step 2: Choose the property and check the title

Before you commit money, the property's legal history needs to be checked. Greece records property rights in the Hellenic Cadastre (Ktimatologio), a state system that holds the legal and technical details of each property.

The EU's official e-Justice portal explains two points that matter to a buyer:

• The Cadastre records every act that creates, transfers or changes a property right. A transfer is recorded only after checks, and it is not recorded if the seller is not the owner listed in the register.
• Records can be searched by owner details, by the property's Cadastre code (KAEK) or by address.

Most overseas buyers hire an independent Greek lawyer for this stage. Ask your lawyer to confirm the title, any mortgages or seizures, and which certificates the seller must provide before signing, for example the energy certificate and the engineer's certificate on the building.

Step 3: Pay the transfer tax before you sign

This is the step that surprises most first-time buyers: in Greece, the transfer tax is paid before the contract is signed, not after.

According to AADE:

• The buyer pays the tax.
• The rate is 3% of the property's taxable value.
• A municipal levy of 3% of that tax is added on top, so the total is about 3.09%.
• Buyer and seller file a joint tax return, normally through AADE's myPROPERTY application.
• The full tax must be paid within 3 working days of filing, and before the contract is drawn up.
• Payment goes to a bank or the tax office, by card or bank cheque.

What the transfer tax looks like in numbers

These figures are the tax alone. Lawyer, notary, Cadastre registration and any agent fees come on top. Ask each professional for a written quote before you start.

A first-home exemption, for some buyers

AADE also lists an exemption for a buyer's main home: up to €200,000 of value for an unmarried buyer and €250,000 for a married buyer. It covers EU and EEA citizens and some long-term residents from outside the EU, and only if the buyer lives in Greece or plans to settle there within two years. Most overseas investors will not qualify, but ask your lawyer if you plan to relocate.

Step 4: Sign the deed and register it

Once the tax is paid, the purchase deed is signed. The deed is then submitted to the local Cadastre office, so that you appear in the register as the new owner. Keep a copy of the registration for your records. You will need it when you rent out, sell or refinance the property.

A change to watch: higher transfer tax for non-EU buyers

In September 2026, Greek media reported a government announcement to raise the transfer tax on homes bought by buyers from outside the EU from 3% to 15%. Two outlets reported it: OT.gr (8 September 2026) and IMI Daily (6 September 2026). They disagree on the start date (1 January or 1 July 2027) and on who made the announcement.

On 31 October 2026, we could not find the change on any official Greek government website, and both reports describe it as an announcement rather than a law. Until the final law is published, the current rate stays 3%. If you are buying from Israel, the US, the Gulf or any other country outside the EU, ask your lawyer about the timing of your signing, because the date the deed is signed could decide which rate applies.

What about the Golden Visa?

Greece's residence-by-investment programme has changed several times in recent years, including the minimum amounts, which now differ by area. Because the rules move often, check the current requirements with a Greek immigration lawyer before you choose a property for this purpose. We do not give legal or immigration advice, and no property guarantees approval.

Your checklist

• Apply for your Greek tax number (AFM) online through myAADE
• Confirm your identity by video call or at a tax office
• Hire an independent Greek lawyer
• Check the title and any burdens in the Hellenic Cadastre
• Get the seller's certificates before you commit
• Get written quotes for lawyer, notary and registration fees
• File the joint transfer tax return and pay within 3 working days
• Sign the deed
• Register the deed in the Cadastre and keep a copy

Looking at Athens property?

MLG Greece has worked in Athens real estate since 2017. If you want to see what is on the market now, start with Solonos 105, our boutique apartments between Kolonaki and Exarchia, or Skouze 4, four furnished apartments steps from Ermou.

Contact us to ask a question or book a viewing, in person or by video.

This guide is general information, not legal or tax advice. Rules change, so confirm every step with a licensed Greek lawyer and accountant before you buy.