Greece – Finding Property to Buy

Who are the leading estate agents in Greece, and how do they operate?

Greece is home to thousands of estate agents — more than 2,500 in Athens alone — and the majority of property transactions, particularly in tourist regions and urban centres, pass through agents or developers’ sales teams, especially where overseas purchasers are involved. The market operates in a fragmented fashion, with no national MLS in place, so each agency maintains its own exclusive portfolio of listings.

One notable characteristic distinguishing Greece from countries such as the US — where buyer and seller typically engage separate dedicated agents — or Australia, where buyer’s agents constitute a recognised profession, is that a single Greek agent will routinely represent both parties in one transaction. Purchasers should keep this dynamic in mind and always seek independent legal guidance regardless of which agent they work with.

Among the most well-established agencies operating across Greece are:

• Greece Sotheby’s International Realty — The leading luxury real estate brokerage in Greece, showcasing the country’s finest houses, villas, and apartments for sale and rent worldwide. Covers Athens, the Riviera, Mykonos, Santorini, Corfu, Crete, and more. Website: sothebysrealty.gr
• Engel & Völkers Greece — Offers real estate agent services across a range of Greek regions including Thessaloniki, Athens city centre, the northern and western Athens suburbs, the Athens Riviera, the Peloponnese, Mykonos, Rhodes, Paros, and more. Website: engelvoelkers.com/gr/en
• REInvest Greece — Has a strong presence in Athens and Thessaloniki, as well as a network of agents throughout the country, specialising in property management, valuations and consulting, and real estate brokerage services, serving both private and institutional investors.
• Golden Home Real Estate — Claims the largest real estate network in Attica, with more than 500 estate agents (brokers) and 20 years of experience.
• Skouras Real Estate — A well-regarded independent agency covering the Peloponnese, including Nafplio, Kalamata, and Porto Cheli. Consists of an educated and experienced group of certified real estate agents, a real estate broker, legal advisors, civil engineers, and a property manager, offering quality and complete services to foreign clients. Website: skourasrealestate.gr
• GREKODOM — Over 20 years of operation on the Greek real estate market, committed to offering the widest range of services to satisfy the constantly growing interest of clients in the purchase of residential property. Services cover all stages of a purchase transaction. Website: grekodom.com
• Ellas Estate — A leading real estate company in Greece with over 10 years of experience in the property market, acting as a reliable partner helping clients find homes, commercial property, and rentals. Website: ellasestate.com

In popular parts of Greece, most agencies now employ staff who speak a variety of foreign languages, so buyers who do not speak Greek should not be put off. The majority of agents also provide after-sales support, helping clients arrange legal advice, insurance, utilities connections, and introductions to interior designers and building contractors.

There is no national property listing system in Greece; agencies tend to guard their stock of properties closely, though many cooperate with overseas counterparts. This stands in contrast to markets such as the UK, where portals like Rightmove consolidate virtually all agent listings, or the US, where MLS databases allow agents to share each other’s stock. In Greece, covering a single area thoroughly may require contacting several agencies separately.

Do estate agents in Greece need to be qualified or licensed, and how can buyers verify this?

Greek law regulates the estate agency profession, requiring practitioners to hold appropriate qualifications and licences. Those wishing to become real estate agents must comply with the strict legal framework established under Law 4072/2012 and the Civil Code. While broadly comparable in principle to licensing regimes in countries such as France or the US, the specific requirements are particular to Greece.

To practise as a real estate agent, a person must be a Greek national or a citizen of a European Union member state or the European Economic Area (EEA). Nationals of third countries must hold a residence and work permit in Greece, or a residence permit for independent economic activity.

Candidates must have a clean criminal record and hold at least a high school diploma. Individuals who have been convicted of serious offences — including theft, embezzlement, fraud, forgery, perjury, fraudulent bankruptcy, or currency-related crimes — are ineligible.

To practise lawfully, every real estate agent must register with the General Commercial Registry (GEMI) through the relevant local Chamber of Commerce. This registration process applies to both natural persons and legal entities meeting the eligibility criteria for providing real estate agency services. Buyers can verify an agent’s registration via the official GEMI portal at businessregistry.gr.

Where possible, it is advisable to choose an agent who belongs to a professional association with a code of ethics, such as the Federation of Greek Real Estate Agents (tel. 210 4933 001, www.e-mesites.gr). Additional protection may be available if an agent holds membership of an international body such as the European Confederation of Estate Agents (CEI).

Greek law provides for both criminal and civil sanctions against agents who breach their legal obligations. Operating as an estate agent — or holding oneself out as one — without fulfilling the legal requirements and without being registered with the General Commercial Registry can result in imprisonment of between six months and two years, fines ranging from €5,000 to €30,000, or both.

Where an agent is found to have acted improperly, the Disciplinary Board of Real Estate Agents may impose a range of penalties: a written reprimand; a fine of between €2,000 and €10,000; temporary suspension of the right to practise for up to one year; or, in the most serious cases, a permanent ban from the profession. Always ask an agent for their GEMI registration number at the outset, and verify it independently through the official registry before proceeding.

What fees do estate agents charge in Greece, and who pays them?

Agent commissions in Greece are freely negotiable and are not subject to any legally prescribed minimum. Standard practice is for both the buyer and the seller each to pay a commission of 2% of the agreed purchase price to the agent. This dual-payment structure differs from the UK, where the seller alone typically bears the agent’s fee, though it has some resemblance to the dual-fee arrangement common in Germany.

Estate agents in Greece generally charge between 2% and 4% of the sale price, plus VAT (as of 2025). Total agency costs are commonly cited in the range of 2–5%, split between buyer and seller. In practice, the seller’s share is often factored into the asking price. It is important to clarify the fee arrangements with any agent before formally engaging them.

The commission rate rises where a property has been placed with an agent on an exclusive basis. If you enter into an exclusive instruction agreement, expect to pay a higher rate than would apply on a non-exclusive arrangement. Always insist on a written fee agreement before instructing an agent.

Any deposit paid to an agent must be held in a dedicated, separately bonded account. Failure to observe this requirement is a serious warning sign. For up-to-date guidance on fee norms, contact the Federation of Greek Real Estate Agents (e-mesites.gr) or take advice from an independent Greek property lawyer.

Bear in mind that agent fees represent just one element of the total costs of buying. On resale properties, purchasers commonly budget in the region of 7 to 10% on top of the purchase price to cover taxes, notary and registry fees, legal costs, and agency commissions. Your lawyer should prepare a detailed cost estimate tailored to the specific property you intend to buy.

Where else can buyers find properties for sale in Greece besides estate agents?

A number of well-established property portals and alternative search channels are actively used by both domestic and international buyers in Greece. Given the absence of a national MLS, drawing on several platforms in parallel with agency contacts is the most effective way to build a comprehensive picture of the market.

Major property portals

• Spitogatos — One of Greece’s largest property listing platforms. Offers thousands of listings for homes across Greece, with filters to view listings from real estate agents and private owners, all tailored to your needs. Website: spitogatos.gr
• XE.gr — Another dominant Greek classifieds and property portal, very widely used by local sellers and agents. Many buyers and agents report this as a primary first port of call for Greek property searches. Website: xe.gr/property
• Prosperty — A technology-focused platform combining listings with mortgage pre-approval and digital transaction management. Undertakes the completion of contracts with an experienced team of certified lawyers, engineers, and notaries, and provides mortgage pre-approval within 3 working days. Website: theprosperty.com
• Properstar Greece — An international aggregator with Greek listings. Website: properstar.com/greece

International and expat-focused portals

• Rightmove Overseas — Lists Greek properties marketed to international buyers. Website: rightmove.co.uk/overseas-property
• Kyero — Aggregates listings from Greek agencies. Website: kyero.com
• Tranio — Focuses on international property investment including Greece, with advisory services. Website: tranio.com/greece

Developer sales

New-build and off-plan properties are frequently sold directly by developers, particularly in tourist destinations and along the Athens Riviera corridor. Visiting developer showrooms on the ground or attending international property exhibitions can uncover opportunities that never appear through agents. Whenever buying directly from a developer, always appoint your own independent lawyer to act on your behalf.

Social media and word of mouth

Facebook groups centred on life in Greece, expat communities based in Crete, Corfu, and the Cyclades, and LinkedIn networks focused on Greek investment are all active sources of off-market property leads. Although useful for generating initial contacts, any property introduced through these channels must still undergo formal due diligence conducted by a registered notary and an independent lawyer.

Local newspapers and publications

Regional Greek-language newspapers and local classified publications — particularly on smaller islands and in provincial towns — carry private sale notices. Athens Voice and regional weekly papers may be worth monitoring for listings in specific localities, though the volume of stock is considerably lower than on the major online portals.

Is using a buyer’s agent common in Greece, and what do they cost?

Dedicated buyer’s agents — practitioners who work exclusively in the interests of the purchaser and carry no obligation to any vendor — have not yet become as established in Greece as they are in countries like Australia, where buyer’s agency is a licensed profession used by a substantial proportion of purchasers, or in parts of the United States. Nevertheless, the concept is gaining traction, driven in large part by growing demand from international buyers.

Overseas agents based abroad frequently collaborate with local Greek counterparts and share the standard commission between them, meaning buyers who engage an international relocation or property advisory firm in their home country typically incur no additional cost. This makes working with an internationally based firm a practical route to buyer-focused representation without substantially increasing expenditure.

For purchasers buying remotely, dealing with an unfamiliar legal environment, or investing through the Golden Visa programme, engaging a property advisory firm or a lawyer with an explicit buyer-advocacy brief can provide meaningful protection. International buyers face a combination of legal, linguistic, and procedural challenges, and the involvement of a trusted agent alongside an experienced property lawyer substantially reduces their exposure to risk.

Where buyer’s agent-style services are available in Greece, fees are usually individually negotiated and may take the form of a fixed charge, a percentage of the purchase price (commonly in the range of 1%–3% as of 2025), or part of a broader advisory package. The fee structure and the exact scope of services — including whether they extend to legal liaison, survey coordination, and price negotiation — must always be agreed in writing before any instruction is placed. As buyer’s agency is not yet a formally regulated category in Greece, prospective buyers should request GEMI registration details and verify credentials in the same way they would for any estate agent.

Buyers purchasing from abroad who are unable to visit Greece frequently may find the most effective arrangement is to combine a buyer-focused advisor with an independent Greek property lawyer. The two roles work in tandem: the advisor manages the search and negotiation process, while the lawyer independently handles title verification, contract scrutiny, and the notarial completion.

Are there organisations in Greece that specifically support foreign buyers?

No single government body in Greece is dedicated exclusively to overseas property purchasers, but a number of organisations and official bodies can offer relevant guidance or a channel for recourse.

Federation of Greek Real Estate Agents (POMEA / e-mesites)

The national professional association for Greek estate agents establishes ethical standards and maintains a register of its members. While its primary remit is representing agents, it can assist buyers in identifying registered professionals and in lodging complaints about the conduct of member agents.

• Website: e-mesites.gr
• Telephone: +30 210 4933 001

Enterprise Greece (Invest in Greece)

Enterprise Greece is the official investment and trade promotion agency of the Greek government. It offers guidance to foreign investors, including those entering the market through the Golden Visa real estate programme, and is particularly relevant for buyers making substantial investments.

• Website: enterprisegreece.gov.gr
• Address: 109 Vasilissis Sofias Avenue, Athens 115 21, Greece
• Telephone: +30 210 3355700

Greek Ombudsman (Synigoros tou Politi)

The Greek Ombudsman deals with complaints involving public bodies and administrative disputes. While not focused specifically on property matters, it can be relevant when buyers encounter difficulties with government agencies during the purchase process — for example, disputes with the land registry or cadastral authorities.

• Website: synigoros.gr

Hellenic Cadastre (Ktimatologio)

The Hellenic Cadastre is the national land registry and the definitive official source for verifying property title, ownership, and encumbrances. Every purchase — whether by a Greek national or a foreign buyer — must be registered here to be legally complete. Title searches and the registration of transfers are both processed through this body.

• Website: ktimatologio.gr

General Commercial Registry (GEMI)

GEMI is the official register for businesses and professionals in Greece, and is the primary tool for verifying that an estate agent or property company is operating lawfully. Buyers can use it to check the credentials of any agent they are considering engaging.

• Website: businessregistry.gr

Greek Bar Association

For locating a qualified property lawyer, both the Athens Bar Association and the regional bar associations publish searchable directories of their members. Identifying a competent property lawyer in Greece calls for careful evaluation; the bar association websites for specific Greek regions frequently include verified profiles, client feedback, and detailed descriptions of each lawyer’s areas of specialisation.

• Athens Bar Association: dsa.gr

What legal and practical steps are involved in buying property in Greece as a foreigner?

The Greek property purchase process has several distinctive features that set it apart from buying procedures buyers may have encountered elsewhere — most notably the legally required involvement of a notary at completion, and the practical indispensability of a personal lawyer throughout. The key stages are outlined below.

1. Obtain a Greek Tax Identification Number (AFM) — Before signing any property contract or opening a bank account in Greece, you must obtain an AFM (Arithmos Forologikou Mitroou) from the Greek tax authority (AADE). This functions in a similar way to a tax file number in Australia or a UTR in the UK. Your lawyer can assist you in applying for one.
2. Retain an independent lawyer — Engaging a lawyer for a Greek property purchase is effectively indispensable. While not technically compelled by law, the complexities inherent in Greek property legislation make professional legal support essential. Always instruct a lawyer who acts entirely independently from your estate agent and from the seller.
3. Conduct property searches and due diligence — Your lawyer should obtain records from the land registry or Cadastre to confirm ownership, identify any mortgages or liens, check planning permissions, and verify that the physical footprint of the property corresponds to approved plans. No notary will proceed to completion without satisfactory due diligence having been carried out.
4. Reserve the property (if applicable) — For sought-after properties, a reservation agreement (protyposi) holds the property off the market for an agreed period — usually two to four weeks — and is ordinarily accompanied by a deposit payment.
5. Sign a preliminary agreement (symvólaio prosynafasis) — The promissory or preliminary agreement records the agreed terms, the timeline, what is included in the sale, and the deposit amount. This is a legally significant document that your lawyer must review carefully before you sign.
6. Open a Greek bank account — The outstanding balance of the purchase price is ordinarily settled by bank transfer at the point of signing the final contract. You will require a Greek bank account to facilitate this payment.
7. Sign the final contract before a notary (symvólaio) — The definitive sale contract must be executed before a Greek notary public (symvoliográfos). The notary is a state-appointed official responsible for confirming the legal validity of the transaction and preparing the final contract drawing on input from your lawyer. This process resembles the notarial completion required in France or Spain, but differs fundamentally from the UK or Ireland, where no notary is involved in standard residential purchases.
8. Register the transfer at the Hellenic Cadastre — Once the contract has been signed, it must be registered at the Land Registry or Cadastre to give legal effect to the change of ownership. Your lawyer will normally handle this step. Registration must take place within two months of signing. The transfer of legal title does not become binding until registration is complete.

From start to finish, the process typically spans a few weeks to several months, with timescales influenced by the findings of due diligence, bank KYC requirements, and notary availability. Properties with complicated ownership histories — common among older rural holdings — can add considerably to this timeframe. Always confirm current procedural requirements with the Hellenic Cadastre (ktimatologio.gr) and your appointed lawyer.

Are there restrictions on foreigners buying property in Greece?

Non-EU citizens face no general restrictions on purchasing property in Greece across most parts of the country. Greece maintains a broadly open stance towards foreign real estate investment, which is a significant factor in its popularity with international buyers.

There is, however, an important exception: acquiring property in designated border zones and certain sensitive areas requires special government authorisation for non-Greek nationals. These zones have historically encompassed parts of Thrace, some areas of the northern mainland, and certain islands in close proximity to Turkey. Risks to be aware of include title complications arising from Greece’s historically intricate land records, unauthorised construction works requiring formal regularisation, and properties situated within border zones that call for special permits. Always ask your lawyer to confirm before proceeding whether a particular property falls within a restricted area.

Non-EU buyers wishing to link their purchase to a residency permit can do so through Greece’s Golden Visa programme. Under the tiered framework introduced in September 2024, an investment of €800,000 is required in high-demand locations such as Athens, Thessaloniki, Mykonos, Santorini, or islands with populations exceeding 3,100, with the purchased property being at least 120 square metres. In less densely populated regions of Greece, the threshold falls to €400,000, again subject to a minimum property size of 120 square metres.

A €250,000 investment threshold remains available for properties converted from commercial to residential use. There are no restrictions on the size or location of the property, but the conversion must be completed before a Golden Visa application can be submitted. These thresholds are current as of September 2024 — always verify the applicable rules with the Greek Ministry of Migration and Asylum (migration.gov.gr) or Enterprise Greece (enterprisegreece.gov.gr) before committing to any investment, given that the programme has been subject to regular legislative revision.

Citizens of EU and EEA member states are subject to no additional restrictions beyond those that apply to Greek nationals. Third-country nationals purchasing outside the Golden Visa framework still require no special government clearance (except in border zones), but the property purchase alone confers no automatic entitlement to residency rights.

Frequently asked questions

Can I buy property in Greece without visiting in person?

Many purchasers make use of a power of attorney for certain stages of the transaction. The final sale contract can be executed before a notary by your lawyer acting under a valid, notarised power of attorney on your behalf, meaning a personal visit for completion is not strictly necessary. However, applicants for the Golden Visa programme are required to travel to Greece on at least one occasion to submit biometric data.

Do I need a Greek bank account to complete a purchase?

The outstanding balance of the purchase price is generally settled by bank transfer at the point of signing the final contract, and a Greek bank account is needed for this purpose. Opening an account normally requires your AFM (Greek tax number), a valid passport, proof of address, and in some cases evidence of income. Your lawyer can guide you through the account-opening process as part of your purchase preparations.

How do I avoid property scams in Greece?

Always confirm an agent’s registration with GEMI (businessregistry.gr) before entering into any engagement. Direct all payments to an escrow or notary account and never to a private individual. Appoint your own independent lawyer rather than relying solely on a legal adviser introduced by the seller or their agent. Instruct an independent title search through the Hellenic Cadastre, and refuse to sign any document that has not been translated and fully explained to you by your own legal representative.

What happens if a deal falls through in Greece?

Where a buyer withdraws after executing a preliminary agreement and paying a deposit, the deposit is ordinarily forfeited. If it is the seller who withdraws, they are generally obliged to repay the buyer double the deposit amount — an arrangement broadly comparable to the exchange-of-contracts deposit mechanism used in France and elsewhere in southern Europe. The precise consequences will depend on the terms recorded in the preliminary agreement, so ensure your lawyer reviews these provisions thoroughly before you sign.

Is there a property transfer tax in Greece, and how much is it?

Yes. A property transfer tax of 3% of the assessed tax value applies to resale (second-hand) properties as of 2025. New-build properties acquired from developers may be subject to VAT instead — your lawyer should confirm which regime applies to your specific purchase. On resale properties, buyers commonly budget approximately 7 to 10% above the purchase price to cover taxes, notary and registry fees, legal costs, and agency commissions.

Are there properties in Greece where foreign buyers face ownership limits?

The vast majority of Greece is fully accessible to foreign purchasers. The exception is designated border zones and certain sensitive areas, where non-Greek nationals may be required to obtain a special permit from the relevant authorities. As a standard part of due diligence, your lawyer should check whether any property under consideration falls within such a restricted zone.

Do I need to hire both a lawyer and a notary?

Yes. The definitive sale contract must be executed before a Greek notary public, who serves as a neutral state officer responsible for verifying the legality of the transaction. However, the notary does not act in your personal interest. You should separately engage your own independent property lawyer to examine contracts, carry out title searches, and advise you at every stage. This arrangement — involving both a notary and a personal lawyer — is standard practice in Greece and reflects the approach taken in markets such as France and Spain.

What is an AFM and why do I need one?

An AFM (Arithmos Forologikou Mitroou) is a Greek Tax Identification Number issued by the Greek tax authority (AADE). It is a prerequisite for any property purchase in Greece, as well as for opening a Greek bank account, paying property taxes, and conducting any other formal financial transaction. You can apply for an AFM at a local AADE tax office, or your lawyer can apply on your behalf under a power of attorney. Further information is available at aade.gr.