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Frequently Asked Questions

Common questions about buying property in Athens, the Golden Visa, and our services — with Greek law references.

All Questions

Can foreigners buy property in Greece? +
Yes. Greece has no restrictions on foreign property ownership. EU/EEA citizens enjoy the same rights as Greek nationals under EU Treaty rights. Non-EU citizens can also purchase freely — the right to own real estate in Greece is constitutionally protected (Art. 17 of the Greek Constitution). The main prerequisite is obtaining an AFM (ΑΦΜ) Greek tax number before purchase.
What are the costs of buying property in Greece? +
Greek transaction costs (approximate, on top of purchase price):
  • Transfer tax (FMA): 3% of the taxable value, plus a 3% municipal levy on the main tax (AADE)
  • Notary fees: ~0.5%–1.5% + VAT 24%
  • Land registry / Cadastre fees: ~0.5%
  • Real estate agent commission: 2%–5% + VAT 24% (customary in Athens)
  • Legal fees: ~0.5%–1.5% + VAT
  • ENFIA (annual): payable every year after purchase (see related question)
Do I need a Greek bank account? +
Yes, in practice. You will need a Greek bank account to:
  • Receive transfers from abroad for the purchase
  • Pay ENFIA, utilities, and recurring expenses via direct debit
  • Receive rental income if you buy to let
  • Set up standing orders for loan repayments (if applicable)
Greek banks accept non-EU clients with: passport, AFM, proof of address, and proof of income/source of funds (per AML/KYC Law 4557/2018). We assist with the application at Alpha Bank, Piraeus, Ethniki, or Eurobank.
Can I get a mortgage in Greece as a foreigner? +
Yes. Greek banks offer mortgages to non-EU citizens, typically up to 50–70% of the property’s assessed value. Conditions:
  • Min. 30% down payment from own funds
  • AFM and Greek bank account required
  • Proof of income (typically 2–3 years of tax returns or employer letter)
  • Standard amortization 15–25 years
  • Variable or fixed rates linked to Euribor
Foreign-currency mortgages are not available; loans are in EUR. Source: Bank of Greece
What is ENFIA (the annual Greek property tax)? +
ENFIA (ΕΝιαίος Φόρος Ιδιοκτησίας Ακινήτων — Unified Property Tax) is the annual property tax in Greece. It is calculated based on:
  • Cadastral / objective value of the property
  • Location (zone-based rates)
  • Surface area and year of construction
  • Usage (primary residence vs. investment)
ENFIA is paid annually by the property owner to the Greek State. Rates range from approximately €1 to €15 per square meter depending on the above factors. Source: AADE
What is the Golden Visa minimum investment in 2026? +
Under Greek Law 4251/2014 as amended (notably by Law 5162/2024):
  • €800,000 — Residential real estate in Attica, Thessaloniki, Mykonos, Santorini, Syros, and islands with >3,100 residents
  • €400,000 — Residential real estate in all other regions of Greece
  • €250,000 — Commercial-to-residential conversions and restoration of listed buildings (anywhere in Greece)
The investment must be in full ownership (not timeshare), and the property value must be verified by the competent authority. Source: Hellenic Ministry of Migration & Asylum
Does the Golden Visa include my family? +
Yes. The residence permit extends to:
  • Spouse (legally married or civil partnership)
  • Unmarried children under 21
  • Parents of the main applicant (under certain conditions)
No additional investment is required for family members. Each family member receives their own residence permit (issued together with the main applicant or added later via family reunification).
Do I need to live in Greece to maintain the Golden Visa? +
No. The Greek Golden Visa has no minimum stay requirement. You only need to maintain the qualifying investment (property ownership retained, property insured, ENFIA paid). You may renew every 5 years as long as the property is still owned and the family status (if applicable) is unchanged. The permit does not lapse from non-residence alone.
Can I get Greek citizenship through the Golden Visa? +
Yes, after 7 years of legal residence in Greece (Law 3284/2004, Greek Citizenship Code). The Golden Visa counts as legal residence for this purpose. Additional requirements:
  • Sufficient knowledge of Greek language (B1 level, certified)
  • Knowledge of Greek history, geography, and culture (exam)
  • Good conduct (no serious criminal record)
  • Financial self-sufficiency
Greek citizenship grants an EU passport with full rights.
How long does the Golden Visa process take? +
Typically 2–4 months from application to residence permit issuance:
  • Property purchase and title transfer: 1–2 months
  • Application file preparation: 2–3 weeks
  • Ministry review: 4–8 weeks
  • Biometrics and card issuance: 2 weeks
Processing times depend on the workload of the competent authority and the completeness of your file.
What is AFM and how do I get one? +
AFM (ΑΦΜ) is the Greek tax registration number issued by AADE. Required for any property transaction, opening a bank account, signing contracts, and tax filings. To obtain it:
  • Visit your local DOY (ΔΟΥ — Tax Office, e.g., DOY Α’ Αθηνών for central Athens)
  • Bring passport, proof of address, and proof of source of funds
  • For non-EU citizens: visa or residence permit
For non-EU Golden Visa applicants, AFM is typically obtained in parallel with the property purchase. We assist with the entire process.
How long does the full relocation take? +
For a property purchase + relocation: 3–6 months end-to-end:
  • Property search + purchase: 1–2 months
  • AFM + bank account + utilities: 2–4 weeks
  • School enrollment (if applicable): 2–4 weeks
  • Residence permit (Golden Visa): 2–4 months (parallel to above)
We coordinate all steps in parallel where possible to minimize total timeline.
What are the best neighborhoods for expats in Athens? +
Depends on your lifestyle and budget:
  • Kolonaki — upscale central, embassies, museums
  • Pangrati — family-friendly, local feel, affordable
  • Koukaki — trendy near Acropolis, young expats
  • Glyfada / Athens Riviera — coastal, families, sea lifestyle
  • Kifisia — upscale north, top international schools
We arrange orientation tours tailored to your criteria.
Where is Athestate based? +
Our office is at Agiou Konstantinou 6, 104 31 Athens, Greece (Metaxourgeio area, near Metaxourgeio metro station — Blue Line 3, 3 stops from Syntagma Square). We also arrange meetings at your location (hotel, office) or via video conference.
What languages does the team speak? +
English, French, and Greek. All our contracts, reports, and communications can be provided in English or French. We work with certified Greek translators and sworn interpreters for any official notarial or administrative procedures that require Greek-language documentation.
Do you work with remote buyers? +
Yes. We offer full remote purchasing services:
  • Virtual property viewings (live video)
  • Remote signing via power of attorney (εξουσιοδότηση — notarized at your nearest Greek consulate)
  • Digital due diligence (title search, technical reports, virtual inspections)
  • Escrow arrangements with Greek banks for safe payments
Many of our non-EU clients complete the entire purchase without flying to Athens until the final signing.

Figures and legal thresholds on this page reflect Greek law and published rates (Law 4251/2014 as amended by Law 5162/2024; AADE property-tax rules) as at September 2026. They may change — verify current terms with your lawyer or the competent authority (Ministry of Migration & Asylum, AADE) before making any commitment.

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Phone
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Email
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