Invest in Greece Real Estate: Legal Guide for International Buyers

Invest in real estate in Greece in 2025 and gain access to one of the most promising property markets in Europe. Demand is rising across cities like Athens and Thessaloniki, as well as island locations such as Crete and Santorini. Prices remain competitive, while rental yields and long-term value continue to attract international interest.

For non-EU investors, the appeal is twofold. Greece offers an exceptional quality of life with a Mediterranean climate, rich history, and affordable cost of living. At the same time, a qualifying property purchase can lead to residency through the Greece Golden Visa, providing a five-year renewable permit and access to the wider EU.

This guide outlines the legal requirements, investment criteria, and key considerations for international buyers looking to enter the Greek property market with confidence.

Legal Requirements for Non-EU Citizens Looking to Invest in Greece Real Estate

Investing in real estate in Greece as a non-EU citizen involves a structured legal process designed to ensure transparency, tax compliance, and protection of property rights. Below we have provided a simplified step-by-step overview of the core legal steps involved:

1. Obtain a Greek Tax Identification Number (AFM)

The first requirement for any property transaction in Greece is obtaining a Greek tax number (AFM). This applies to both individuals and legal entities, regardless of residency status. Investors need an AFM to open a bank account, pay taxes, and register the property.

The AFM is issued at the local tax office (DOY) in Greece, and can be obtained by a legal representative with a power of attorney.

2. Conduct Legal Due Diligence

Before proceeding with any purchase, your legal representative will conduct a full due diligence review. This includes:

• Title verification: Confirming legal ownership and the seller’s right to transfer the property.
• Encumbrances: Checking for existing debts, mortgages, or claims on the property.
• Zoning and planning compliance: Ensuring the property is legally constructed and complies with local urban planning laws. This is done by a civil engineer.

Due diligence helps protect against legal disputes, hidden liabilities, and ineligible property purchases that could disqualify a Golden Visa application.

3. Execute the Purchase Agreement and Register the Public Deed

Once due diligence is complete, the parties involved will:

• Sign a preliminary purchase agreement outlining key terms and payment timelines.
• Proceed to sign the final public deed before a notary public, with both buyer and seller present (or represented by power of attorney).
• Pay the property transfer tax (usually 3.09%).
• Register the deed at the local Land Registry and Cadastral Office, officially transferring ownership.

4. Hire a Qualified Greek Lawyer

Greek real estate transactions are legally binding and highly technical. For non-EU investors, it’s essential to appoint a qualified local lawyer to manage the process. Your lawyer will:

• Represent you via power of attorney.
• Ensure legal compliance from start to finish.
• Avoid common pitfalls that delay transactions or jeopardize residency applications.

A skilled legal partner helps protect your investment and ensures the transaction runs smoothly from start to finish. From verifying property titles to navigating local regulations, the right legal support is key to making a secure and compliant purchase in Greece.

Want to avoid costly mistakes? Get legal clarity on buying property in Greece.

Compliance Considerations

Investing in real estate in Greece as a non-EU national, especially when pursuing residency through the Golden Visa, requires strict adherence to legal and administrative compliance. From documentation to biometric registration, every step must meet the standards set by Greek authorities.

Required Documentation for Property Purchase and Golden Visa

Whether your goal is a lifestyle investment or securing the Greece Golden Visa, you’ll need to compile and submit several key documents throughout the process:

Core Documents for Property Purchase:

• Valid passport and a photocopy.
• Greek Tax Identification Number (AFM).
• Proof of funds: typically a bank statement or confirmation of lawful income source.
• Purchase agreement and public deed, notarized and registered.
• Bank transaction records proving the transfer of funds into a Greek bank account.

Additional Documents for Golden Visa Application:

• Health insurance valid in Greece (public or private).
• Proof of property ownership (notarized deed and Land Registry certificate).
• Application form and government-issued payment receipt.
• Passport photos (digital format, per specifications).

Translation and Notarization Rules

All foreign documents must meet Greek legal standards, which include:

• Certified translations into Greek by an official translator or the Greek Ministry of Foreign Affairs.
• Notarization or Apostille (for documents originating outside the EU) to confirm authenticity.

Failure to follow these formalities can delay approval or trigger rejection.

Biometric Collection and Residence Permit Issuance

After submitting the full Golden Visa application and documentation, investors must attend a biometric appointment in Greece. This involves fingerprinting and photographing at a designated immigration office. Once approved, the residence permit is issued and is valid for five years. The visa is renewable as long as property ownership is maintained.

Golden Visa as a Residence Pathway

Disclaimer: This section is for informational purposes only and should not be interpreted as financial or investment advice. All decisions related to property acquisition and visa applications should be made by speaking directly to our financial advisors.

What Is the Greece Golden Visa?

The Greece Golden Visa program offers a renewable five-year residence permit to non-EU nationals who invest in qualifying real estate. While the program is attractive for its minimal physical presence requirement and access to the Schengen Area, the legal thresholds and limitations vary depending on location and property type.

Golden Visa Investment Thresholds (2025 Update)

As of 2025, if you want to gain residency by investing in real estate in Greece, the thresholds have increasedL

• €800,000 minimum:
  • Applies to properties located in high-demand zones, including:
    • Athens (Municipality only).
    • Thessaloniki (Municipality only).
    • Mykonos and Santorini.
    • Select islands with populations over 3,100.
• €400,000 minimum:
  • Applies to other areas of Greece, provided the investment is:
    • In a single property of at least 120m².
    • Zoned for residential use.
• €250,000 minimum:
  • Applies only for:
    • Restoration of designated listed buildings.
    • Conversion of commercial properties into residences.

Usage and Rental Restrictions

Not all properties qualifying for the Golden Visa can be freely used or monetized:

• Short-term rentals (e.g., Airbnb) are prohibited.
• Properties used for rental income must comply with specific Greek laws and may require separate licensing.
• Listed buildings must follow strict preservation and renovation guidelines.

Ineligible use or non-compliance with conditions can result in loss of residency rights.

Need help meeting the Greece Golden Visa requirements? Let our legal team guide you through each step.

Family Inclusions and Long-Term Considerations

One of the key advantages of the Greece Golden Visa program is its generous family inclusion policy, making it an appealing residency pathway for non-EU investors seeking to relocate with loved ones while investing in real estate in Greece.

Who Can Be Included in the Golden Visa Application?

The main applicant can extend Golden Visa benefits to several close family members, provided they meet eligibility criteria:

• Spouse or registered partner.
• Children under 21. (Can be renewed until the age of 24 if they remain financially dependent and unmarried).
• Dependent adult children with disabilities.
• Parents and parents-in-law of the main applicant.

No additional investment is required to include eligible family members under the same property transaction.

Validity and Renewal of the Golden Visa

The Golden Visa is initially granted for five years and is renewable indefinitely, as long as the property investment is maintained and the applicant continues to meet the legal requirements.

• There is no minimum stay requirement to maintain the permit.
• Renewal involves proving continued ownership and clean criminal records.

Long-Term Residency and Citizenship Pathway

Although the Golden Visa does not grant immediate access to Greek citizenship, it may serve as a stepping stone toward permanent residency and, eventually, naturalization.

• After 7 years of legal residence, Golden Visa holders may apply for Greek citizenship—provided they can demonstrate:
  
  • Genuine ties to the country.
  • Continuous tax residency.
  • Knowledge of Greek language, culture, and integration.

The process is not automatic and is subject to strict legal requirements and government discretion.

Want a deeper breakdown of the program? Explore the full 2025 Greece Golden Visa Guide for the latest insights, eligibility rules, and strategic tips for getting started.

How Our Legal Team Can Help You Invest in Greece Real Estate

Investing in real estate in Greece as a non-EU national involves more than just finding the right property; it requires navigating a tightly regulated legal environment with precision and confidence. That’s where Lexidy’s experienced legal team comes in.

Property Legal Due Diligence

Before any purchase, our real estate lawyers conduct comprehensive due diligence to verify:

• Clear title ownership.
• Absence of liens or encumbrances.
• Zoning and building compliance.
• Alignment with Golden Visa requirements (where applicable).

This protects you from hidden liabilities and ensures the property is legally sound.

Transaction Management

Lexidy guides you through every legal step of the property purchase, including:

• Drafting or reviewing contracts.
• Coordinating with notaries and real estate agents.
• Managing public deed registration.
• Liaising with Greek tax authorities and banks.

We serve as your legal representatives in Greece, whether you’re present or abroad.

Residency Application and Compliance

If you’re seeking a Greece Golden Visa, our immigration lawyers will:

• Prepare and submit your full residency application.
• Handle document translations, notarizations, and official filings.
• Guide you through biometric appointment scheduling.
• Ensure you remain compliant with renewal and property ownership rules.

Work with Lexidy

Our integrated team of real estate and immigration lawyers makes investing in real estate in Greece smoother and safer. Explore our Greece Golden Visa services to learn how we can support your property investment journey.

Ready to Invest in Greece Real Estate?

Greece continues to attract non-EU investors with its growing real estate market, lifestyle benefits, and the potential for EU residency through the Golden Visa program. But to make the most of this opportunity, it’s essential to follow every legal step carefully, from obtaining your tax number and conducting due diligence to managing purchase contracts and ensuring Golden Visa compliance.

With complex documentation, evolving regulations, and strict timelines, having legal support is not just helpful, it’s critical. Lexidy’s team of English-speaking lawyers simplifies the process, helping you secure property and residency with confidence and full legal protection.

Fill out the form below to consult with our legal experts so you can invest in real estate in Greece the right way!