Disposing of property in Greece follows a legally defined process that requires both a notary and a lawyer to be present at the point of completion, irrespective of how the property has been marketed or sold. Overseas sellers can engage with the market on equal terms, and although the process is paperwork-intensive, it is well-established and navigable with the right professional support. Notably, capital gains tax on individual property disposals is currently suspended until 31 December 2026 — a financially meaningful window that sellers should factor into their planning.
| Item | Details |
|---|---|
| Capital gains tax (individuals) | Suspended until 31 December 2026 (as of 2025); standard rate is 15% when in force — verify with the Greek Tax Authority (AADE) |
| Notary fees | Typically 1%–2% of the sale price plus 24% VAT (as of 2025) |
| Seller’s legal fees | Typically 0.5%–1% of the sale price (as of 2025) |
| Estate agent commission (seller-paid) | Typically around 4% of the final sale price (as of 2025) |
| Engineer/E-ID report | Fixed fee typically €700–€1,000 (as of 2025) |
| Typical completion timeline | Approximately 4–6 weeks from accepted offer to completion |
What steps are involved in selling property in Greece?
Once you decide to sell property in Greece, you will need to work through a range of considerations: the applicable costs, taxation implications, and the mandatory use of certain professional services. The journey spans everything from getting the property ready for the market and arriving at the right asking price, through to satisfying legal formalities and reaching agreement with a buyer.
Start by examining your property’s condition and addressing any repairs or improvements that could increase its attractiveness to buyers. Engaging a professional to establish its market value is an important early step, as this will inform a realistic and competitive asking price. With a figure established, you can proceed to market the property — through an agent, or via one of the online portals available in Greece.
You will need to compile a full set of legal documents before the sale can progress. These include the title deed, proof of identity, and any certificates or permits associated with the property — among them the Energy Performance Certificate (EPC), which formally records the property’s energy efficiency rating.
A distinctive administrative requirement in Greece is the preparation of an Electronic Building Identity (E-ID). A licensed civil engineer produces this document, which brings together all relevant data about the physical structure of the property. The E-ID is then handed to the notary, who uses it to apply for a “TAP” certificate — an official municipal document confirming that all local property taxes have been settled.
Concurrently, the notary works with the seller’s accountant to update the seller’s E-9 tax declaration form to capture the forthcoming change in property ownership. A fee is typically payable at this stage for the E-9 amendments. The notary will also carry out checks at this point to determine whether the seller has any outstanding debts to the state.
Once a buyer has been identified and a sale price agreed, the parties move towards formalising the arrangement. Both sides sign a preliminary agreement — sometimes referred to as an earnest money agreement — which sets out the conditions of the sale and is legally binding. The buyer simultaneously pays a deposit, ordinarily equivalent to 10% of the total agreed purchase price, to secure the property.
The transaction concludes with the execution of the final notarial deed of sale, drafted by the notary and signed in the presence of all parties — or their appointed power of attorney representatives. Engaging a lawyer is a legal requirement for sellers in Greece; this is not optional.
- Assess and prepare the property; arrange a market valuation
- Gather all required documents: title deed, identity documents, AFM (Greek tax number), ENFIA tax certificate, and building permit
- Instruct a civil engineer to prepare the Electronic Building Identity (E-ID) and legalise any structural deviations
- Obtain the TAP municipal tax clearance certificate via the notary
- Obtain an Energy Performance Certificate (EPC)
- List and market the property (through an agent or independently via online portals)
- Negotiate and accept an offer from a buyer
- Sign the preliminary agreement; buyer pays a deposit (typically 10%)
- Your lawyer and the notary carry out final legal checks
- Sign the final notarial deed of sale (in person or via power of attorney)
- Receive proceeds; update property register and tax records
Do most sellers in Greece use an estate agent, or is private selling common?
While using a real estate agent in Greece is not a strict legal requirement, it is widely regarded as beneficial. Agents bring local market expertise, handle the logistics of property viewings, and can save considerable time — advantages that become even more pronounced if the seller lives outside Greece or does not speak Greek fluently.
An agent can also advise on an appropriate asking price and facilitate introductions to the civil engineers, notaries, and lawyers whose involvement is legally mandated in any case. Having an agent with existing professional relationships can make the coordination of these services considerably smoother.
The convention in Greece is for the seller to bear the real estate agent’s commission. Payment typically falls due on the day the final purchase contract is signed, unless a separate arrangement regarding who pays the commission has previously been made with the buyer.
Private sales are a possibility in Greece — listing platforms such as Spitogatos and XE.gr allow sellers to reach buyers directly. That said, private property sales are far less prevalent in Greece than in markets where the practice is deeply embedded, such as France’s well-established “particulier à particulier” tradition or the growing DIY platforms used in Australia. Because a notary and lawyer must be engaged for the concluding stages regardless, even a so-called private sale involves professional participation at the critical moments.
When using an agent, sellers should expect to pay: agent commission of approximately 4% of the final sale price; legal fees of 0.5%–1.0% of the sale price; and an engineer’s fee, generally a fixed amount of €700–€1,000 (as of 2025). Always confirm prevailing rates directly with the professionals you appoint.
How does capital gains tax work when selling property in Greece?
Greece has a capital gains tax framework that applies to property disposals, but its application to individual sellers has been suspended continuously for over a decade. This is among the most consequential financial points for any seller to be aware of.
The imposition of capital gains tax on income arising from the transfer of immovable property has been deferred until 31 December 2026 under article 90 of Law 5162/2024. This is confirmed in official guidance from the Greek authorities — always verify the current position with the Ministry of Finance or the Independent Authority for Public Revenue (AADE).
As of 2025, individual sellers are therefore not subject to tax on any profit realised from a property sale during the suspension period. When the standard capital gains tax framework is in force, profits from property sales are taxed at a flat rate of 15%, with the taxable amount adjusted by coefficients linked to how long the property has been held — meaning that a longer ownership period reduces the effective amount subject to tax, in a manner conceptually similar to taper relief mechanisms in other jurisdictions.
There are notable exceptions to the general suspension. A seller who completes three or more property transactions within a two-year period may find the tax authorities treating this activity as a business operation rather than private asset disposal. In such cases, profits are assessed under business income rules, currently attracting a 22% rate. Similarly, if a property is acquired or built, never occupied, and swiftly resold at a substantially higher price, the authorities may treat the gain as intentional profit-seeking — potentially bringing income tax and, in some scenarios, VAT into play.
For sellers who are not resident in Greece, the tax picture is more layered, as both Greek tax obligations and liabilities in the seller’s country of residence may arise simultaneously. Tax residency status plays a decisive role in how the sale is treated. Non-resident sellers are required to appoint a fiscal representative in Greece to manage their tax obligations in connection with the transaction.
Greece has entered into double taxation treaties with a substantial number of countries, which typically allow tax paid in Greece to be offset against liabilities in the seller’s home jurisdiction. Engaging a qualified tax adviser with expertise in both Greek law and your home country’s rules is strongly recommended before completing any sale.
What other taxes and costs apply when selling property in Greece?
Even though capital gains tax is currently suspended, sellers face a number of professional fees, and it is worth understanding the broader Greek property tax landscape. One important distinction from certain other markets is that the primary property transfer tax in Greece falls on the buyer, not the seller.
Transfer tax is levied on the acquisition of legal or economic ownership of Greek real estate and is paid by the purchaser. The applicable rate is 3% of the assessed tax value of the property. Where a new building is subject to VAT, the 3% transfer tax does not apply. For new properties sold prior to their first occupation, a 24% VAT rate may apply in its place — confirm the current position with your notary or at AADE.
As a seller, the costs you will typically bear include:
- Estate agent commission: Typically around 4% of the final sale price (as of 2025).
- Legal fees: Ranging from 0.5% to 1.0% of the sale price (as of 2025).
- Civil engineer/E-ID report: Usually a fixed fee of €700–€1,000 (as of 2025).
- Notary fees: Generally around 2% of the higher of the sale price or the official tax value of the property, plus VAT at 24% (as of 2025). In practice, notary fees may be divided between buyer and seller, or borne primarily by the buyer — clarify the arrangement with your notary and lawyer at the outset.
- TAP municipal clearance: A modest administrative charge associated with obtaining the municipal tax clearance certificate.
- E-9 form update: A fee is commonly payable for the required amendments to the E-9 tax declaration form.
Sellers are also required to produce an ENFIA certificate demonstrating that the property was properly declared for annual property tax in the applicable years, or a declaration accounting for any absence of such a declaration. Any outstanding ENFIA arrears must be fully cleared before the transaction can proceed. Always confirm current fee levels with your appointed notary or legal adviser.
What legal obligations must sellers fulfil in Greece?
Greece imposes a detailed set of obligations on sellers, the majority of which must be satisfied before the notarial deed can be executed. A missing or deficient document can delay or halt the entire transaction, so it is strongly advisable to begin assembling paperwork well ahead of time.
The core documents sellers must provide include: a copy of their identity document and Tax Identification Number (AFM); a municipal clearance certificate (TAP) confirming no outstanding local property taxes; a certified copy of the building permit, where the property was constructed after 14 March 1983; and notarised declarations confirming the property does not fall within a protected zone, watercourse bed, archaeological site, or area of public domain.
Further documentation requirements include: an engineer’s certificate issued under Law 4495/2017, bearing the property’s TEE registration number and valid for two months; a notarised seller’s declaration attesting to the legality of the property; and an ENFIA certificate. Depending on the seller’s circumstances — for instance if they run a business or hold a company directorship — a social security clearance certificate may also be required.
An Energy Performance Certificate (EPC) is a mandatory legal prerequisite for all property sales in Greece, not merely a recommendation. The EPC must be in place before the sale can proceed. This requirement mirrors the EU-wide framework for energy performance disclosure, but in Greece the obligation is absolute rather than advisory.
Foreign nationals selling property in Greece face no blanket legal barriers; overseas owners hold the same right to sell as Greek citizens. Non-residents must, however, appoint a fiscal representative to handle their tax obligations in connection with the sale, and a valid Greek AFM is required to complete any property transaction.
Properties situated in border zones or areas designated as militarily or strategically sensitive may be subject to additional restrictions, particularly for sellers who are non-EU/EEA nationals. If your property is located in such an area, obtain tailored legal advice before proceeding. Title and ownership records can be checked through the Hellenic Cadastre, which serves as Greece’s official land registry.
How does the exchange and completion process work in Greece?
The Greek approach to completing a property transaction differs in significant respects from systems used in other countries. Where markets such as the UK and Ireland operate a two-stage process of exchange followed by separate completion, the Greek system moves from a preliminary agreement directly to execution of the final notarial deed — and the role of the notary is distinct from that of a solicitor or conveyancer in other jurisdictions.
In Greece, the notary’s involvement is legally required to authenticate the deed of sale, but the notary’s remit is narrower than might be assumed: the substantive legal aspects of the transaction — title verification, due diligence, and advice to the parties — are handled by the lawyers involved, typically the buyer’s lawyer in particular. The notary’s function is to formalise and record the transaction rather than to act as an independent legal adviser to either party.
The sequence of events typically unfolds as follows: once a sale price is agreed, both parties execute a preliminary agreement — commonly known as a promissory contract — and the buyer pays a deposit, usually 10% of the total purchase price. This agreement is legally binding and sets out the terms under which the sale will proceed. The lawyers for both parties then conduct their respective investigations, including searches at the Hellenic Cadastre to confirm clean title.
When all legal conditions for the transfer have been satisfied, the final sale contract is signed before the notary. The buyer or the notary then transfers the remaining funds to the seller, who in turn hands over the keys and all executed documents.
In terms of timing, completion typically occurs within four to six weeks of an offer being accepted, assuming all documentation is already in order. In reality, the preparatory phase — particularly producing the E-ID, EPC, and obtaining tax clearances — frequently takes considerably longer and should be initiated well before the property is listed.
All parties must attend the signing of the final deed, or alternatively delegate authority to a representative via a properly executed power of attorney. This is especially relevant for sellers based overseas, who can manage the entire completion remotely through an appropriately worded POA.
Is property exchange or part-exchange a viable option in Greece?
Direct property exchange — where two parties swap properties with one another rather than transacting in cash — is neither widely practised nor systematically established in the Greek residential market. No dedicated legal framework exists for private property swaps of this kind, though in principle an exchange could be structured as two simultaneous notarial transactions, each mirroring the other.
In the Greek context, the concept of “antiparochi” describes a related but distinct arrangement: an agreement between a landowner and a developer whereby the landowner transfers land in exchange for receiving a share of the completed residential or commercial development. This is a historically recognised practice in Greece and continues to be used, but it is specific to development scenarios rather than straight residential swaps between private individuals.
For a foreign seller considering part-exchange, the practical difficulties are considerable. Each property would require independent valuations, separate E-IDs, EPCs, and full legal clearances, and both transactions would need to complete simultaneously before a notary. In most cases the administrative burden and associated costs will outweigh the advantages of this approach. Anyone exploring this route should obtain specialist advice from a Greek property lawyer and discuss structuring options with a licensed notary.
Some developers — particularly in the new-build sector — do offer part-exchange arrangements, but these are privately designed commercial schemes and are not subject to any specific regulatory oversight. Terms can differ substantially from one developer to another. Independent legal advice should always be obtained before entering into any such agreement.
What should foreign sellers know about transferring sale proceeds out of Greece?
As a eurozone member state, Greece operates within the EU’s framework for the free movement of capital, which means that for the majority of transactions there are no routine restrictions on moving funds across EU borders. Nevertheless, foreign sellers should be alert to several practical and legal considerations when planning to transfer their sale proceeds abroad.
Greece maintained emergency capital controls from 2015 to 2019 in response to its financial crisis. Those controls have since been fully removed, and as of 2025 there are no standing restrictions on transferring euros out of Greece. Banks are nonetheless required to apply anti-money-laundering due diligence to large outgoing transfers, and sellers should expect to supply complete documentation of the sale — including a copy of the notarial deed — to satisfy these requirements.
Greece has concluded Double Taxation Treaties (DTTs) with a wide range of countries, designed to prevent the same income from being taxed twice. Where applicable, taxes paid in Greece on property-related income may be credited against tax owed in the seller’s home country. Tax residents of those countries may still need to report the transaction domestically. It is essential to establish whether a DTT is in place between Greece and your country of residence, and to seek advice from a qualified tax professional who understands both jurisdictions.
Non-residents are liable in Greece only for income arising from Greek sources, which includes property sale proceeds and rental income. A Greek tax number (AFM) must be obtained and any required tax filings in Greece must be completed. Even during the capital gains tax suspension, filing obligations may still apply, and a fiscal representative can help ensure full compliance.
When moving large amounts of money internationally, using a specialist foreign exchange provider rather than a standard bank transfer can result in meaningful savings in fees and exchange rate margins. Always use regulated and authorised providers, and seek guidance from both the Greek Tax Authority (AADE) and a tax adviser familiar with your home country’s rules before executing the transfer.
Frequently asked questions about selling property in Greece
How long does the full process take from listing to completion?
Once an offer has been accepted, completion typically takes around four to six weeks. However, the overall timeline from the initial decision to sell through to final completion depends significantly on how promptly the required documents can be assembled. Producing the E-ID, obtaining the EPC, and securing all tax clearances can each take additional weeks or even months before the property is ready to market. Most sellers should realistically budget three to six months from the decision to sell to the point at which the transaction fully concludes.
Can I sell my Greek property remotely without travelling to Greece?
Yes. By executing a Power of Attorney (POA) — apostilled in your country of residence and then officially translated and certified in Greece — you can authorise a Greek lawyer to manage and conclude the entire sale process on your behalf. Remote completion is entirely feasible and is routinely used by overseas owners. It is important that the POA is drafted by a qualified Greek lawyer and that it encompasses all the powers required to complete the transaction.
What happens if the buyer pulls out after signing the preliminary agreement?
Under Greek law, if a buyer withdraws following the signing of the preliminary agreement and payment of the deposit, the seller is generally entitled to keep the deposit as compensation for the failed sale. Conversely, if it is the seller who withdraws, they are ordinarily obliged to refund the buyer twice the amount of the deposit paid. The specific consequences will depend on the exact terms of the preliminary agreement, which is why having your lawyer draft this document carefully is important.
Do I need a Greek tax number (AFM) to sell property in Greece?
Yes. A Greek Tax Identification Number (AFM) is a prerequisite for any legal or financial transaction in Greece, including the sale of property. Foreign nationals who do not yet hold an AFM must register with the local tax office (DOY) before the sale can go ahead. Your Greek lawyer can guide you through this process. Further information is available from the AADE website.
Will capital gains tax definitely apply when the suspension ends in 2026?
The suspension of capital gains tax on real estate disposals has been renewed on an annual basis since 2013 and is widely anticipated to continue until reforms to property taxation in Greece are more fully implemented. Nevertheless, sellers should not treat a further extension as guaranteed. If the suspension is not renewed, a 15% capital gains tax will become applicable. It is prudent to monitor announcements from the Greek Ministry of Finance and factor this possibility into any financial planning.
Are there any restrictions on foreigners owning or selling property in certain areas of Greece?
Non-EU/EEA nationals may encounter restrictions on holding or disposing of property in designated border regions and areas considered to have military or national security significance. These restrictions can affect a seller’s ability to transact in certain locations. If your property is situated in such an area, seek specific guidance from a Greek property lawyer before placing it on the market. Properties in mainstream residential locations — cities, islands, and most rural areas — are generally unaffected by these rules.
Can I sell an inherited Greek property from abroad?
Property inheritance in Greece is governed by the Greek Civil Code. Following the death of the property owner, the estate must pass through a probate process involving examination of any will or, in its absence, the application of statutory succession rules. Any debts or encumbrances attached to the property must be settled before it can be transferred or sold. Once probate is complete and the title has been placed in your name, you may proceed with the sale using a power of attorney, without any requirement to travel to Greece.
What happens to ENFIA (annual property tax) obligations when I sell?
Before completing a sale, sellers must produce an ENFIA certificate confirming the property was properly declared for the annual property tax in the relevant years. Any unpaid ENFIA arrears must be cleared prior to completion. Once ownership passes to the buyer, the seller’s ENFIA liability for that property comes to an end. You should also update your E-9 tax declaration form to reflect the change in your property holdings — your notary and accountant will assist you in doing so.