Greece—famed for its crystal-clear waters, iconic islands, and strategic Mediterranean location—is quickly becoming a hotspot for luxury real estate investment. Whether you’re seeking a dream holiday home, steady rental income, or long-term capital growth, Greece offers a compelling mix of lifestyle and financial upside.
But investing here isn’t plug-and-play. It involves navigating local laws, tax implications, and procedural nuances. This guide breaks down what you need to know—and how Calista Real Estate can help you make every move with confidence.
Everything starts with selecting the right location. From Athens' historic charm to the glamour of Mykonos, the serenity of Crete, or the rising appeal of Peloponnese, Greece offers a diverse mix of real estate opportunities.
Once a property is identified, due diligence is critical. This includes:
• Property inspections
• Title verification and compliance checks
• Identifying liens or encumbrances
The process usually begins with a non-binding Offer to Purchase, backed by a 5 to 10% reservation deposit. The deal is finalized by signing a Final Purchase Agreement before a Greek notary. This notary oversees the legal due diligence and registers the transaction in the National Land Registry or Cadastre.
Foreign buyers must also obtain a Greek Tax Identification Number (AFM) and open a local bank account for the transaction.
Properties in Greece can be owned personally or via a legal entity. Direct ownership is simpler but might raise issues related to liability or estate planning. For more strategic structuring, many investors use a Greek Private Company (IKE), which provides flexibility and smoother inheritance options.
International buyers may also use offshore or foreign entities—but this brings stricter AML (anti-money laundering) compliance and may trigger higher taxes without careful planning.
Financing options are available to both residents and non-residents, although many high-end investors opt for cash purchases to avoid delays. Greek banks do provide mortgages—particularly for Golden Visa-eligible properties. A hybrid approach (cash + leverage) can help optimize liquidity and returns.
• Transfer Tax (Resale): 3.09% on the higher of market or official value
• VAT (New Builds): 24%, but a temporary suspension allows many to qualify for the 3.09% rate until end-2025
• Legal registration fees & Notary Fees: ~1.5%–2.5%
• Legal fees: ~1%–2%
• Agency Fees: ~2%–4% + VAT on buyer’s side
• Based on official property value and tax zone (higher in more desirable areas like Mykonos, Santorini, and the centre of Athens)
• Ranges: €2.50–€16.25/m²
• Supplementary ENFIA for holdings over €200,000: 0.1%–1.15%
• 15% on income up to €12,000
• 35% on €12,001–€35,000
• 45% above €35,000
• Additional solidarity surcharge may apply
• Rental income received by corporations is considered business income and is subject to the corporate tax rate at 22%
• 15% flat for properties held under 5 years. Suspended until 31 December 2026
• Exemption applies to primary residences held >5 years under specific conditions
• Capital gains earned by companies are subject to corporate income tax at a flat rate of 22%
• Municipal Surcharge (TAP): ~0.025%–0.035%, billed via utilities (electricity bill)
• Inheritance & Gift Tax: 0%–10% for close family, up to 20% for others
• No general wealth tax on real estate in Greece
Once you own the property, the real work begins. For rental purposes, we strongly recommend hiring a professional property management firm—especially for short-term stays, which require:
• Registration through the AADE (Independent Authority for Public Revenue)
• Full compliance with local licensing rules
Long-term rentals offer more stability but involve tenant screening, contracts, and legal compliance. Regardless of use, property insurance is highly recommended—especially for coastal or island properties exposed to the elements.
Navigating the Greek property market requires more than a good eye—it demands experience, insight, and trusted local connections.
At Calista Real Estate, we specialize in high-end acquisitions tailored to international buyers. Our team supports clients through every phase of the investment process—from scouting off-market gems to legal vetting, financial structuring, and Golden Visa facilitation.
Here’s what you gain with us:
• In-depth legal and tax advisory
• Golden Visa application support
• Local due diligence and title clearance
• Negotiation and transaction oversight
• Access to exclusive and discreet property listings
We combine professionalism, local expertise, and discretion to ensure your investment is smooth, secure, and rewarding.
Greece remains one of the most attractive destinations in the Mediterranean for real estate investment. Low acquisition taxes, favorable ownership rules, a robust rental market, and lifestyle perks like EU residency make it an unbeatable option for discerning investors.
Whether you're looking for a luxury villa by the Aegean or a premium urban asset in Athens, Calista Real Estate is your partner on the ground.
Let us help you unlock the full potential of your investment in Greece.
Disclaimer: This article is for informational purposes only and does not constitute legal, financial, or investment advice. Tax laws and regulations are subject to change. Prospective investors should consult with licensed professionals and advisors before making any investment decisions. Calista Real Estate is not liable for any decisions made based on the content of this article.
