Real Estate Laws and Regulations in Greece You Need to Know

Published on April 29, 2026 and written by Cyril Jarnias

Greece, with its picturesque landscapes, Mediterranean climate, and rich cultural heritage, is attracting an increasing number of foreign investors to its real estate sector. Whether you are considering buying a second home on an idyllic Greek island or investing in a rental property in Athens, it is crucial to understand the country’s real estate laws and regulations. This article will guide you through the essential aspects of the Greek real estate market, providing you with the information needed to make an informed and secure investment.

The Right to Acquire Property in Greece for Foreigners: An Open and Welcoming Market

Greece offers a favorable legal framework for foreign investors looking to acquire real estate within its territory. Unlike some countries that impose strict restrictions on non-resident buyers, Greece has adopted an open and welcoming approach to foreign investment in real estate.

European Union nationals enjoy the same rights as Greek citizens regarding property acquisition. They can freely purchase residential or commercial properties without any special restrictions. For non-EU nationals, the process is slightly more regulated but remains accessible and transparent.

Non-EU nationals must obtain prior authorization from the Greek Ministry of Defense to acquire real estate in certain areas considered sensitive, particularly in border regions and on some islands. This procedure, while necessary, is generally a formality and does not significantly hinder the purchase process for the vast majority of transactions.

The Greek “Golden Visa” program is a major asset for non-European investors. Launched in 2013, this program offers a renewable 5-year residence permit to foreigners who invest at least 250,000 euros in Greek real estate. This visa not only allows you to reside in Greece but also to travel freely within the Schengen Area, making it one of the most attractive golden visa programs in Europe.

The Legal Framework for Real Estate in Greece: Clear Rules for a Smooth Transaction

The Greek legal system regarding real estate is based on clear and well-established principles, offering valuable security to investors. Here are the main laws and regulations to be aware of:

The Greek Civil Code: The Cornerstone of Real Estate Transactions

The Greek Civil Code governs the fundamental aspects of real estate transactions, including property rights, sales contracts, and the obligations of the parties. It also defines property transfer procedures and the rights of property owners.

A crucial element of the purchase process is the notarial deed. In Greece, all real estate transactions must be conducted before a notary and registered with the local land registry office. This procedure guarantees the legality and transparency of the transaction, thus protecting the interests of both the buyer and the seller.

The Cadastral System: Towards Greater Transparency

Greece has undertaken a major reform of its cadastral system to improve the transparency and security of real estate transactions. The Hellenic National Cadastre, currently being finalized, aims to centralize all information related to properties in the country.

This modernization of the cadastral system is a major asset for foreign investors. It allows for easier and more reliable verification of property titles, thereby reducing the risk of land disputes. It is recommended to systematically check the cadastral status of a property before any purchase.

Urban Planning Restrictions: A Framework to Respect

Greece has strict urban planning regulations, particularly in coastal areas and on the islands, to preserve its architectural and natural heritage. These rules may limit construction or renovation possibilities.

Before any purchase, it is crucial to verify the property’s zoning and applicable construction restrictions. Some areas may be subject to specific rules regarding building height, buildable area, or even the aesthetics of constructions.

Real Estate Taxation in Greece: An Evolving System Favorable to Investors

Greek real estate taxation has undergone significant changes in recent years, aiming to attract more foreign investors while maintaining fiscal balance. Here are the main tax aspects to consider:

Purchase Tax: A Moderate Charge

When acquiring real estate in Greece, the buyer must pay a transfer tax. As of 2025, this tax amounts to 3.09% of the property’s value, a relatively competitive rate compared to other European countries. For new constructions, a 24% VAT applies, but exemptions are possible until the end of 2024 for certain projects, where the 3.09% transfer tax applies instead.

Property Tax: ENFIA on the Decline

The Unified Property Tax (ENFIA) is the main annual tax for property owners. Good news for investors: the Greek government has recently reduced this tax significantly. In 2025, an additional 20% reduction is granted to owners who insure their property against natural risks, for properties with a taxable value of 500,000 euros or less.

Tax on Rental Income: A Favorable Regime

Rental income is subject to income tax according to a progressive scale. For non-residents, a flat rate of 15% applies to net rental income, which can be advantageous compared to other investment destinations.

Capital Gains: A Notable Exemption

A major tax advantage in Greece is the absence of capital gains tax on properties held for more than 5 years. This measure encourages long-term investments and can be particularly interesting in the context of the Greek real estate market’s recovery.

Property Owner Rights in Greece: Solid Legal Protection

The Greek legal system grants strong protection to property owners’ rights, thus providing a secure framework for real estate investors. Here are the main aspects to know:

Property Rights: A Constitutional Guarantee

The right to property is guaranteed by the Greek Constitution, ensuring fundamental protection against any arbitrary expropriation. In the event of expropriation for public utility purposes, fair compensation is provided by law.

Rental Rights: A Balance Between Owners and Tenants

Greek rental legislation provides a balanced framework, protecting the interests of both owners and tenants. Rental contracts are generally concluded for a period of 3 years, with the possibility of renewal. The owner benefits from guarantees regarding rent payment and property maintenance.

In the event of non-payment of rent, owners have effective legal remedies. The eviction procedure, while having to follow precise legal steps, is generally faster than in many other European countries.

Inheritance Rights: Simplified Transfer

Foreign owners can freely transfer their Greek real estate by inheritance. Greece has simplified its inheritance procedures for non-residents, in accordance with European regulations. This facilitates estate planning for foreign investors.

Protection Against Disputes: The Importance of the Property Title

The property title system in Greece, strengthened by the modernization of the cadastre, offers strong protection against land disputes. It is crucial to ensure the clarity and validity of the property title before any purchase. Greek notaries play an essential role in verifying and securing real estate transactions.

Recent Regulatory Changes: Towards a More Dynamic and Transparent Real Estate Market

The Greek government has recently implemented several reforms aimed at boosting the real estate market and attracting more foreign investors. These changes have significantly improved the attractiveness of the Greek real estate sector. Here are the main developments to be aware of:

Cadastre Modernization: A Major Advancement

Greece has accelerated the modernization of its cadastral system, a major national project. By the end of 2025, the entire Greek territory should be covered by the new digital cadastre. This advancement will allow for better transparency in real estate transactions, reducing the risk of land disputes and facilitating pre-purchase checks.

Simplification of Administrative Procedures

The government has undertaken to simplify administrative procedures related to real estate. Among the key measures:

• The digitalization of building permits, significantly reducing processing times.
• The creation of a single point of contact for foreign investors, facilitating administrative procedures.
• The relaxation of urban planning rules in certain areas to encourage urban renewal.

Changes to the Golden Visa Program

The Golden Visa program, which allows obtaining a residence permit in exchange for a real estate investment, has undergone adjustments. As of 2025, the minimum investment threshold has been raised to 500,000 euros in certain sought-after areas such as Athens, Thessaloniki, and the most popular islands. This measure aims to direct investments towards less developed regions, where the threshold remains at 250,000 euros.

Tax Incentives for Energy Renovation

As part of its environmental policy, Greece has introduced new tax incentives to encourage the energy renovation of buildings. Property owners can benefit from significant tax deductions for work to improve the energy efficiency of their properties.

Regulation of the Short-Term Rental Market

Faced with the rise of short-term rentals through platforms like Airbnb, the Greek government has implemented a stricter regulatory framework. Owners must now register their properties intended for short-term rental and comply with certain standards. This regulation aims to balance the rental market and preserve the housing supply for local residents.

Conclusion: Greece, a Promising Real Estate Market for Savvy Investors

Greek real estate today offers unique opportunities for foreign investors. With a solid legal framework, advantageous taxation, and reforms aimed at modernizing the sector, Greece positions itself as a destination of choice for real estate investment in Europe.

The advantages of the Greek market are numerous: still attractive prices in some regions, significant growth potential, particularly in tourism, and an exceptional quality of life. The simplification of administrative procedures and the modernization of the cadastre strengthen the security and transparency of transactions.

However, as with any investment abroad, it is crucial to do thorough research and surround yourself with competent professionals. Knowledge of local specifics, both in terms of regulations and market dynamics, is essential to succeed in your real estate investment in Greece.

Whether you are considering buying a second home on a paradise island, a rental investment in a major city, or participating in a development project, the Greek real estate market offers promising prospects. With an informed and strategic approach, investors can fully capitalize on the opportunities offered by this market in full renaissance.