Greece Property Purchase Costs 2026: Transfer Tax, VAT and Fees
Written by: Marcus M. Araz, MBA, PhD · Updated:
Set against the price of a Greek home, the cost is roughly 6.73% of the price plus about €684 in fixed items. On a €250,000 flat that means about €17,500 on top. The largest item is the 3.09% transfer tax.
The costs item by item
| Item | How much | When it is paid |
|---|---|---|
| Property transfer tax | 3.09% of the price | Before the transfer |
| Notary | 1.70% of the price | On signing the contract |
| Legal fees and due diligence | 1.24% of the price | In stages, with an advance at the outset |
| Land registry | 0.70% of the price | At registration, after the transfer |
| Civil engineer due diligence | 300 € | Before the contract |
| Power of attorney | 160 € | At the start of the process |
| E9 declaration | 124 € | After the transfer |
| Postage and documents | 100 € | Throughout the process |
| Opening a bank account | €500, optional | At the start of the process |
For your own numbers, the Greece Purchase Cost Calculator page shows the amount item by item.
What the residence application itself costs
If you take the Golden Visa route, application items land on top of the property costs: €2,000 in state fees for the main applicant, €150 per family member, €16 per person for the residence card and health insurance of €160 to €750 a year depending on age.
Total cost example: a €250,000 flat
| Item | Rate | Amount |
|---|---|---|
| Property transfer tax | 3.09% | 7.725 € |
| Notary | 1.70% | 4.250 € |
| Legal fees and due diligence | 1.24% | 3.100 € |
| Land registry | 0.70% | 1.750 € |
| Fixed items (engineer, power of attorney, E9, paperwork) | 684 € | |
| Total | 6.73% plus fixed items | 17.509 € |
| As a share of the price | 7.0% |
VAT on new buildings: suspended until the end of 2026
As a rule newly built homes in Greece carry 24% VAT, but that liability is suspended and the suspension was extended to 31 December 2026 by Law 5246/2025. While the suspension applies, the sale of a new building is subject to the 3.09% transfer tax instead of VAT. The choice belongs to the developer: whether the suspension is taken up for unsold homes varies from project to project, so it should be confirmed in writing before contract. On conversion and restoration projects no VAT arises in any case.
An announced change: a 15% transfer tax for non-EU buyers
In September 2026 the Prime Minister of Greece announced that the property transfer tax on homes bought by individuals who are nationals of countries outside the European Union would rise from 3% to 15%. The announced start date is 1 July 2027. Turkish citizens fall within its scope.
- It is not law yet. The measure has to go into an omnibus bill, out to consultation, through parliament and into the Government Gazette. Until then the scope and the exemptions can change.
- Scope: only residential property bought by natural persons. Commercial property, land and industrial premises are outside it.
- Exemption: Greek expatriates and third-country nationals holding long-term resident status in Greece.
- Legal entities: the announcement targets natural persons, so company purchases are expected to fall outside it, although the text does not say so explicitly.
In figures: on a €250,000 flat the transfer tax would be €37,500 instead of €7,725, a difference of €29,775. If it becomes law and the date holds, transfers completed before 1 July 2027 stay on today’s rate. We are following it and will put the final text on this page.
For the thresholds, the conditions and the Athens options, see our detailed guide: The Greek Golden Visa in 2026.
Sources
The extension of the VAT suspension to 31 December 2026 was made by Law 5246/2025 (KPMG tax newsflash). For the 15% transfer tax announcement and its scope, see the Ballas, Pelecanos & Associates note. For the tax number and tax matters, AADE, and for the Golden Visa conditions, the Ministry of Migration and Asylum. The rates and fixed items are taken from the actual purchase processes of the projects in our portfolio. Verified on 20 September 2026.
Frequently asked questions
Do I need to travel to Greece to buy? No. From the tax number to the transfer of title, the process can be run under a power of attorney costing €160.
How do I get a tax number (AFM)? Everyone who buys property in Greece needs a tax number, and it can be obtained from Türkiye under a power of attorney.
Is there an annual property tax? Yes. ENFIA runs from roughly €2 to €16.20 per square metre depending on the zone value of the location.
Does the buyer pay the agency commission? On the schemes in our portfolio the commission comes from the developer, so nothing is added for the buyer.
How we help you with this
As capital.works®, the Overseas Property Centre, we represent selected developments in Greece. Every development live on the site has its price list, floor plans and completion schedule on its own page. We are an FCA authorised credit broker (FRN 1049015) and a member of the NACFB; the purchase, the finance, residency and post completion management are all run by one team.
The next step
To see the figure for your own scenario, use the calculator. For the Golden Visa tiers and the process, see our Greece Property Guide page.
If you want to compare the purchase costs of the three countries in a single table, see our what costs are added when buying abroad page.