Greece continues to attract overseas buyers in 2026 with its accessible prices, varied regions and lifestyle appeal. If you’re considering buying property in Greece, this guide brings together everything you need to know – from where to buy and what it costs to legal steps, taxes, mortgages and managing your home long term.
You’ve probably travelled to Greece for years. You know the rhythm of late dinners, the quieter winter months and the contrast between island summers and mainland life. Now you’re wondering what ownership would really involve. Buying in Greece is entirely achievable in 2026 – but preparation is everything.
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Contents
- Why buying property in Greece still makes sense in 2026
- Step one – decide where and what you want
- Understanding the true costs
- Mortgages and financing
- The legal process explained
- Residency and visas
- After you buy – management and responsibilities
- How to buy with confidence
- Summary
- FAQs about buying property in Greece
Why buying property in Greece still makes sense in 2026
Greece offers more than scenery. With more than 6,000 islands and islets and over 200 inhabited islands, you have extraordinary choice in a relatively compact country. The mainland is around 80% mountainous, giving you everything from city living in Athens to rural homes in the Peloponnese.
From an investment perspective, average rental returns typically range between 2.5% and 4.5% annually. Property prices remain competitive compared with other Mediterranean destinations, with indicative urban prices such as around €2,400 per m² in central Athens and roughly €1,000 per m² in budget-friendly parts of the North Aegean.
The key in 2026 is clarity. Residency rules, rental regulations and golden visa thresholds have evolved, but foreign buyers can absolutely purchase property in Greece. The process is structured – just different from the UK.
Step one – decide where and what you want
From city apartments in Athens to hillside villas in the Cyclades, the lifestyle you want should shape where to buy in Greece.
On the mainland, Athens and the Athens Riviera offer year-round infrastructure and international access. The Peloponnese delivers space, traditional living and better value.
The Ionian islands such as Corfu and Kefalonia appeal to buyers who want greener landscapes and established expat communities.
The Cyclades – including Mykonos and Santorini – command premium prices but strong rental demand.
Crete offers scale, airports and diverse price points across Chania, Heraklion and rural villages.
Then comes property type. Greece’s housing stock ranges from white cube houses in the Cyclades from around €290,000 to village houses from roughly €70,000 and countryside villas from around €300,000.
Your choice should reflect how you’ll use the property – holiday home, rental investment, retirement base or full relocation.
Once you’ve narrowed down your preferred region and property type, it’s worth speaking with an experienced local estate agent who understands overseas buyers and can give you an honest view of pricing, demand and practical considerations on the ground.
Planning a dedicated viewing trip is equally important, as seeing properties in person, exploring the neighbourhood at different times of day and testing the local infrastructure will give you a far clearer sense of whether a location truly suits your long-term plans.
Understanding the true costs
As a rule of thumb, you should budget around 10% of the purchase price for buying costs.
Here is an overview of the taxes and fees you can expect to pay:
| Cost type | Typical rate | Applies to |
|---|---|---|
| Transfer tax | 3.09% | Resale properties |
| VAT | 24% (with current exemptions in some cases) | Certain new builds |
| Notary fees | Around 2% | All purchases |
| Land registry | Around 0.5% | All purchases |
Transfer tax on resale properties is 3.09%. Notary fees are typically around 2% and land registry costs around 0.5%.
You’ll also pay annual ENFIA property tax once you own, plus TAP municipal duty.
If you plan to rent out, rental income is taxed progressively from 15% to 45%.
Beyond purchase costs, you’ll also need a clear plan for managing your money in Greece, particularly if your income is in sterling but your expenses are in euros.
Currency should never be an afterthought. Even a small shift in the exchange rate between offer and completion can materially change your final cost. Fixing your exchange rate early gives you certainty and protects your budget from unwanted surprises.
Mortgages and financing
Most purchases in Greece are made in cash – estimates suggest over 75%. However, mortgages are available to overseas buyers and working with an experienced Greek mortgage broker can help you secure competitive terms and navigate the application process.
Non-residents can typically borrow up to 65% loan-to-value, usually for up to 15 years. Greek citizens may access up to 70%.
As of early 2025, mortgage rates generally range between 3% and 6.5%, depending on lender and product.
You will need:
- A Greek tax number (AFM)
- A Greek bank account
- Proof of income and tax returns
Getting approval in principle before you start making offers strengthens your position.
The legal process explained
Greece’s legal framework is robust, but it differs from the UK.
You should appoint an independent, English-speaking property lawyer to carry out:
- Title searches
- Checks for debts or mortgages
- Planning and zoning compliance
There is no legal requirement for a full structural survey, but commissioning one is strongly advised for older properties.
The final deed (Συμβόλαιο) is signed before a notary, who represents the state and validates the transaction . Ownership transfers once the deed is signed and registered at the Land Registry.
If you cannot attend in person, you can grant Power of Attorney to your lawyer.
Residency and visas
Buying property does not automatically grant residency.
EU citizens can live in Greece but must register their residence if staying longer than 90 days. If you spend more than 183 days in a calendar year in Greece, you will generally be considered tax resident.
Non-EU nationals are limited to 90 days in any 180-day period across the Schengen Area unless they obtain an appropriate residency permit.
The Greek golden visa currently requires:
- €800,000 minimum investment in Athens (Attica), Thessaloniki, Santorini or Mykonos
- €400,000 minimum in most other regions
- €250,000 for qualifying commercial-to-residential conversions or listed restoration projects
Golden visa thresholds vary by region and property type and have changed in recent years, so you should always check the latest official requirements before committing.
Properties purchased specifically to obtain a golden visa are subject to restrictions on short-term rentals. Long-term leasing is generally permitted, but you should confirm current regulations before purchasing.
Speak to a Greece property expert
After you buy – management and responsibilities
Ownership continues after completion.
You must insure the property, especially in seismically active regions.
If renting short-term, you need proper registration and compliance with EOT standards.
If you live abroad, a property manager can handle maintenance, bills and guest turnover.
Budget annually for:
- ENFIA
- Maintenance
- Insurance
- Communal fees where applicable
How to buy with confidence
Buyers who understand the potential pitfalls of buying property in Greece — from currency fluctuations to planning irregularities and unclear title records — dramatically reduce the risk of expensive surprises. In 2026, the Greek property market rewards those who prepare properly rather than those who rush.
Before you commit, make sure you:
- Define exactly how you plan to use the property
- Research locations with both lifestyle and long-term value in mind
- Budget realistically beyond the headline purchase price
- Protect your position against currency volatility early
- Appoint an independent, English-speaking Greek lawyer
- Commission a survey where appropriate
- Understand how residency and tax rules affect your plans
Greece continues to welcome overseas buyers. The system is not unstable or unsafe — but it is detailed and procedural. Approach it with clarity, professional support and a long-term perspective, and buying in Greece becomes not only manageable, but deeply rewarding.
Summary
Buying property in Greece in 2026 is entirely achievable for overseas buyers. You can choose between mainland cities, established islands and quieter regions. Budget around 10% for costs, use an independent lawyer and understand residency limits. Preparation turns a complex process into a confident move.
FAQs about buying property in Greece
Yes. UK citizens can legally purchase property in Greece . Ownership does not grant automatic residency, and stays are limited to 90 days in any 180-day period unless you obtain an appropriate visa .
Yes, buying in Greece is a good idea, provided you approach it with long-term thinking. Greece offers comparatively accessible entry prices and rental returns between 2.5% and 4.5%. The key is due diligence, realistic budgeting and choosing a location with year-round appeal.
There is no single “best” island. Crete offers scale and infrastructure. Corfu provides established expat communities. Mykonos and Santorini attract premium rental demand. The right island depends on whether you prioritise rental income, lifestyle or long-term relocation.
