With changes to residency rules and Schengen limits capping how long you can stay, it’s no wonder many buyers feel unsure about what’s actually possible. The good news? Foreigners can absolutely buy property in Greece – and the process is more straightforward than you might expect.
For many overseas buyers, Greece offers the dream lifestyle: warm weather, affordable coastal homes and a laidback culture that’s hard to resist. But if you’re not a Greek or EU national, it’s natural to wonder if buying a property is even possible. The short answer? Absolutely. You don’t need to be a resident to own a home in Greece, but the process (and your rights) will depend on your nationality and your goals.
This guide walks you through the key steps, from golden visa options and Schengen limits to tax numbers and rental rules.
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Contents
- Buying property in Greece as an EU citizen
- Buying property in Greece as a non-EU citizen
- Can you live in Greece full time? Golden visa explained
- Getting an AFM number and bank account
- Buying through a foreign company
- Can you rent out your Greek property?
- Can you work remotely from Greece?
Buying property in Greece as an EU citizen
If you’re from an EU country, buying property in Greece is a straightforward process. In fact, it’s exactly the same as if you were a Greek national.
You’re also entitled to live in the property full time. But if you spend more than 90 days in Greece, you must register your residency. Spend more than 183 days, and you’ll become a Greek tax resident – something to be aware of when planning extended stays.
Buying property in Greece as a non-EU citizen
Non-EU citizens – including those from the UK, US, Canada and Australia – can also buy property in Greece, but there are a few extra steps involved.
If you’re buying in border regions or near military zones, you’ll need to apply for approval from the Ministry of National Defence. Don’t worry – your lawyer or estate agent will usually handle this for you.
For all non-EU citizens, your time in Greece is capped at 90 days in any 180-day period across the entire Schengen Area. That includes any time spent in other Schengen countries – for example, a week in Italy counts against your Greek allowance.
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Can you live in Greece full time? The Golden visa explained
Purchasing property in Greece doesn’t automatically give you the right to live there full time – unless you qualify for the golden visa.
The golden visa is Greece’s residency-by-investment programme. The property route is the most popular, and allows you and your family to live in Greece and travel freely across the Schengen zone.
As of 2024, here are the golden visa thresholds:
- €800,000 minimum investment in Athens, Thessaloniki, Santorini or Mykonos
- €400,000 minimum in all other areas (€250,000 for restoration projects)
Note that short-term lets are no longer allowed for golden visa properties. If you plan to rent your home out, long-term leases are still permitted.
Can you work remotely from Greece?
Many buyers ask if they can live in their Greek property and work remotely – and the answer is yes, with the right visa.
The Greek digital nomad visa is aimed at non-EU remote workers, freelancers and business owners working with clients or companies abroad. It allows you to stay for 12 months initially and can be extended.
If you’re only in Greece for up to 90 days and remain a tax resident in your home country, you won’t need a specific work visa – it’s treated like working while on holiday.
You can stay in Greece for 12 months with a digital nomad visa
Getting an AFM number and Greek bank account
Before you can purchase a property, you’ll need an AFM – the Greek tax identification number. It’s issued by the tax office (DOY) and is required by all buyers, including spouses if you’re purchasing together.
You’ll also need a Greek bank account. This is used to manage payments during the buying process. To open one, you’ll need:
- Valid passport or ID
- Proof of address (e.g. utility bill)
- Proof of employment or income
You can do this yourself in person, or give your lawyer Power of Attorney to do it on your behalf.
Buying through a foreign company
It’s possible to buy property in Greece through a foreign company, although it’s less common due to added complexity.
You’ll need:
- An AFM for the company
- Legal documents proving the company’s existence
- A Greek-based tax representative willing to act on your behalf
If the company plans to generate income from the property (e.g. as a holiday let), it will be subject to Greek business taxation.
Can you rent out your Greek property?
Yes – foreigners can rent out their Greek property, provided they follow the legal requirements.
Here’s what you need to know:
- You must register the property with the tax office
- Short-term lets require an EOT licence from the Greek Tourist Board
- Rental income is taxed at progressive rates from 15% to 45%
If you rent out:
- 1-2 properties: €1.50 tax per booking
- 3+ properties: treated as business activity – 13% VAT plus hotelier fees
Important: Golden visa properties are not permitted for short-term lets (e.g. Airbnb).
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