Buying a home in Greece means navigating a whole new legal system, tackling paperwork in another language and getting to grips with how notaries work. This might all sound overwhelming at first, but with the right guidance, the process can be straightforward. In this guide, we’ll walk you through every stage of the legal journey, from preparing your documents to signing the final contract.
While the Greek legal system might feel daunting, it’s important to remember that it’s designed to protect both you and the seller. With a good lawyer by your side, even complex things like zoning checks and contract reviews become manageable – you’ll soon view them as just another step towards making your dream of owning a home in Greece a reality.
Download the Greece Buying Guide
Contents
- What documents do you need to buy in Greece?
- Legal restrictions on buying property
- What does a Greek notary do?
- Why the Seismic Code matters
- Step-by-step: the legal buying process in Greece
- FAQs
What documents do you need to buy in Greece?
Before any contracts are signed, you’ll need to prepare several documents:
| Document | Purpose | Who needs it |
|---|---|---|
| Valid passport | To verify your identity | All buyers |
| AFM (tax ID number) | Required for all property transactions | All buyers |
| Proof of address | To support your AFM registration | All buyers |
| Recent tax return(s) | Helps verify financial background | All buyers |
| Greek bank account (optional) | Useful for local payments and tax | Recommended |
If you’re a non-EU citizen, you may also need to justify your intended use of the property and prove a connection to Greece. Your legal advisor will be able to help you with this.
Legal restrictions on buying property
While foreign buyers are welcomed in most of Greece, there are some areas that are off-limits for national security reasons. Properties close to military zones or international borders generally require special permission – and are usually best avoided.
You should also be aware of local zoning laws. These govern:
- How much of a plot can be built on
- Whether the land is designated residential or agricultural
- Maximum property height
For example, properties on the beachfront typically can’t be more than three storeys high. Before committing, ask your lawyer to check these zoning parameters if you plan to extend or renovate.
What does a Greek notary do?
In Greece, the Simvoliographo (notary) plays a key role in property sales. Their job is to:
- Draft and read aloud the final sale contract
- Certify the legality of the documents
- Register the property with the National Cadastre (Land Registry)
They act as a neutral public official, not a legal advisor. That’s why having your own lawyer is essential – they’ll be the one safeguarding your interests throughout.
Why the Seismic Code matters
Greece is a seismically active country. Because of this, any residential property must comply with national earthquake safety standards. Your lawyer should confirm that the structure meets the latest requirements set out by the Earthquake Planning and Protection Organisation (EPPO).
It’s also sensible to commission a structural survey. You can find qualified local surveyors through the Royal Institution of Chartered Surveyors (RICS) search tool.
Step-by-step: the legal buying process in Greece
Let’s walk through the legal journey to owning a home in Greece. While the process has some unique features, it follows a logical path:
1. Sign a reservation agreement
Once you’ve agreed on a price with the seller, the estate agent may ask you to sign a reservation agreement. This takes the property off the market temporarily. No money changes hands at this stage unless a token fee is requested.
2. Legal due diligence
Your lawyer will:
- Confirm that the seller has the legal right to sell
- Check for debts, mortgages or disputes on the title
- Review planning permission, zoning and property legality (e.g. swimming pools, balconies)
3. Preliminary contract
Next comes the preliminary sale contract. This private agreement outlines the sale price, payment method and any conditions. At this stage, you’ll usually pay a deposit of around 10%, which should be held in escrow by your lawyer until completion.
4. Final contract and completion
Roughly four to six weeks later, the sale completes. The notary reads the contract aloud and both parties sign in their presence. Your lawyer will also attend to validate the process.
Once the balance is paid and the contract signed, the notary registers the property. At this point, the home is legally yours.
FAQs
What are the rules for buying a house in Greece?
You’ll need a valid passport and a Greek tax number (AFM). A notary must prepare and read the final contract, and the transfer is then registered with the National Cadastre. Your lawyer should complete full due diligence first, confirming clean title, planning compliance and any debts on the property. Some areas near borders or military zones have restrictions or require permission, and local zoning rules may limit height or extensions. Budget for purchase taxes, notary fees and legal fees on top of the price, and arrange secure, traceable payments in euros.
Do I need a Greek bank account to buy property in Greece?
No, it isn’t strictly mandatory to open a Greek bank account but it’s practical. Many buyers find a local account useful for paying the deposit, completion funds, taxes and utilities. If you don’t open one, plan how you’ll make large euro payments securely and account for currency costs. Either way, you must obtain an AFM, and you should document the source of funds for anti-money-laundering checks.
Do I need a lawyer to buy a house in Greece?
Having your own independent, English-speaking property lawyer is strongly recommended. The notary is a neutral public official who drafts and executes the contract but does not protect your interests. Your lawyer will run title searches, check planning and building legality, draft or negotiate contract clauses, hold the deposit in escrow where appropriate and coordinate completion. That legal oversight is the single best way to avoid costly surprises.
You might also like:
