Buy an apartment in Greece in 2026: prices, taxes, residency

Purchase tax is still 3.09%, but 15% is promised for non-EU buyers from July 2027. Prices rose 5.5% over the year. Costs, deal steps, owner taxes and residency.

A foreigner can buy an apartment in Greece without special permission, except in border areas and on some islands. Purchase tax is currently 3.09%. But the government has announced that from 1 July 2027, buyers from outside the EU without long-term resident status will pay 15%, so the window of the old terms is closing.

The full deal walkthrough and the investor residence permit are on the property in Greece page. Here is the short answer: what it costs, what you pay and where the catch is.

How much an apartment in Greece costs in 2026

Greek housing keeps getting more expensive. According to the Bank of Greece, apartment prices rose 5.5% over the year: new ones by 6.2% and older ones by 5.0%. Prices are rising fastest not in Athens but in the regions.

In Attica, including Athens, the average price in actual deals is over $3,400 per square metre. A 70 m² apartment there costs about $240,000. In the upmarket southern suburbs of Athens a metre costs several times more, while on the outskirts and in small towns it is below average.

Can a foreigner buy an apartment in Greece

Yes. No special permission is needed, except in border areas and on some islands, where non-EU citizens need approval. The deal requires a Greek tax number and an account with a Greek bank; payment is cashless only.

Payment rules differ for some nationalities; see the section below.

Deal costs and what changes from 2027

Transfer tax on a resale home is 3.09% of the price or the cadastral value, whichever is higher. Until 31 December 2026, new builds can also be bought with 3.09% tax instead of 24% VAT if the developer has chosen that regime.

In total, about $7,400 in tax for a 70 m² apartment in Attica. This excludes the notary, lawyer, land registry registration, the engineer's certificate and Murblz support. A manager will calculate the support fee in chat.

From 1 July 2027 the government promises a 15% tax plus a local charge for non-EU citizens without long-term resident status. For the same apartment that is about $37,000 instead of $7,400. The new tax will not apply to EU citizens, diaspora Greeks, long-term residents or purchases through companies. The law has not been passed yet; see our article on the 15% tax for foreigners.

How the purchase works

The main Greek surprise is extensions. A glazed-in balcony or an extra room without a permit stops the deal: the notary will not certify it without an engineer's certificate, and anything illegal has to be legalised first.

• Tax number and account with a Greek bank.
• Lawyer's check: title in the land registry, debts, compliance of buildings with permits.
• Certificates that the seller has no tax debts and, from an engineer, that the buildings are legal.
• Contract at a notary, tax payment, bank transfer of the money.
• Land registry registration and, if needed, a residence application.

Owner taxes and residence

The owner pays a unified property tax every year: the amount depends on the size, location and features of the apartment. Rental income is taxed on a scale: 15% up to $14,000 a year, 35% up to $40,000 and 45% above. More on the taxes in Greece page.

The investor residence permit is granted for buying one property of at least 120 m²: from $900,000 in Attica, Thessaloniki, Mykonos, Santorini and the larger islands, and from $450,000 elsewhere. Such a home may not be let to tourists. More in our article on Greek residence through property, and for moving in retirement, retiring in Greece.

Restrictions for certain nationalities

Purchase law does not distinguish foreigners by citizenship, but for citizens of Russia and Belarus without an EU residence permit, banks do not accept deposits above $120,000 (€100,000). So the payment route is agreed with the bank before the deposit, not on the day of the deal. In 2023 Russia suspended the main articles of its double tax treaty with Greece: rental income is taxed in Greece, and the credit in Russia does not fully work.

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