Greece purchase cost calculator
See item by item what a purchase in Greece adds on top of the price. From the transfer tax to the notary, from legal fees to residence permit charges, every item in one table.
Note: the rates and fixed fees come from the developer’s official fee schedule. The calculation covers projects where an existing building is converted to residential use; no 24% VAT arises on those and the 3.09% transfer tax applies instead.
How much cash do you need at completion?
Enter the property price. If you will also apply for a residence permit, switch the option on and enter the family details; the left column shows purchase costs and the right column residence permit costs.
Purchase costs
Oturum izni masrafları
Which projects does this cost apply to?
The nine projects in our Greek portfolio, with their starting prices. You can apply the calculation above directly to these figures.
Which cost, how much, and when
Some costs fall before the contract, some before the notary, and the land registry fee after the transfer.
| Item | Rate or amount | When it is paid |
|---|---|---|
| Property transfer tax | 3.09% of the price | Before the transfer |
| Notarial fees (1.37% + 24% VAT) | 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 (0.56% + 24% VAT) | 0.70% of the price | At registration, after the transfer |
| Civil engineer due diligence | 300 € | Before the contract |
| E9 declaration | 124 € | After the transfer |
| Power of attorney | 160 € | At the start of the process |
| Postage and documents | 100 € | Throughout the process |
| Opening a bank account (optional) | 500 € | At the start of the process |
| Tax number for a parent (if the main applicant is a minor) | 300 € | At the start of the process |
| Residence permit item | Amount | Who it is charged on |
|---|---|---|
| State fee, main applicant | 2.000 € | Once |
| State fee, family member | 150 € | Per spouse, dependent adult and child over 13 |
| Residence permit card | 16 € | Per person, everyone |
| Health insurance, ages 0 to 18 | 160 € | Per person, annually |
| Health insurance, ages 19 to 35 | 190 € | Per person, annually |
| Health insurance, ages 36 to 60 | 220 € | Per person, annually |
| Health insurance, ages 61 to 70 | 280 € | Per person, annually |
| Health insurance, ages 71 to 75 | 450 € | Per person, annually |
| Health insurance, over 76 | 750 € | Per person, annually |
Six things that catch budgets out
Most buyers know about the transfer tax; the rest comes as a surprise. These are the items most often missed.
Transfer tax, not VAT
Newly constructed buildings in Greece carry 24% VAT. Where an existing building is converted to residential use no VAT arises and the buyer pays the 3.09% transfer tax instead. On a EUR 250,000 apartment that is the difference between EUR 60,000 and EUR 7,725.
A power of attorney is enough for most buyers
You can buy without travelling to Greece. For EUR 160 a power of attorney lets your lawyer handle the contract and the registration on your behalf. For a residence permit application, however, you must attend in person to give biometric data.
A bank account is not required, but it helps
It is not needed for the purchase itself, but it makes paying property tax, service charges and utility bills easier. Opening one costs about EUR 500.
Every buyer needs a Greek tax number (AFM)
Foreign buyers must obtain a Greek tax number before the transfer. Your lawyer can arrange it under the power of attorney. If the main applicant is a minor, one is also issued for a parent, at EUR 300.
Due diligence is not negotiable
The lawyer’s title search establishes who actually owns the property and what charges sit on it. The civil engineer’s report identifies any discrepancies between the building permit and the structure as built. Neither should be skipped.
Insurance changes sharply with age
Health insurance costs EUR 220 per person between 36 and 60, rising to EUR 750 above 76. In a large or older family this item lifts the total noticeably.
When does the money leave?
A purchase is not paid in one go. Knowing which item falls at which stage matters for cash planning.
1. Tax number and power of attorney
A Greek tax number is obtained and, if needed, a power of attorney is granted to your lawyer. The power of attorney fee, and any bank account fee, arise at this stage.
2. Due diligence
The lawyer examines the title records and any charges, while the civil engineer checks the building against its permit. The engineer’s fee is paid at this stage.
3. Preliminary contract and deposit
On OIKOS projects the deposit is usually 10%, with the balance paid in quarterly instalments. The payment plan varies by project.
4. Sale contract before the notary
The transfer tax is paid before the transfer. The notarial fee arises at this stage.
5. Land registry
The sale contract is registered with the land registry and cadastre. The registration fee and the E9 declaration fall at this stage.
6. Residence permit application
The application is made once the purchase is complete. State fees, the permit card and health insurance are paid at this stage. You must travel to Greece to give biometric data.
Common questions about purchase costs in Greece
About 6.73% plus EUR 684 in fixed fees. On a EUR 250,000 apartment that comes to EUR 17,509. Optional items such as opening a bank account raise the figure slightly.
In Greece the 24% VAT applies only to newly constructed buildings. The OIKOS projects in our portfolio come from converting existing buildings to residential use, so they fall outside VAT and the buyer pays the 3.09% transfer tax instead. If you are buying a newly built home the position differs, so please ask us.
No, they are calculated separately. Switch on the residence permit option and the state fees, permit card and health insurance appear in the second column. If you are investing without applying for a permit, these items do not arise.
EUR 800,000 in Attica and Thessaloniki, EUR 400,000 elsewhere. Both routes require a single residential property of at least 120 sq.m. For buildings converted from commercial to residential use, and for restorations of listed buildings, the threshold is EUR 250,000 with no size requirement; in that case the change of use must be completed before the application is filed. Write to us to confirm which category a given project falls into.
It can be let on a long term basis, but short term letting such as Airbnb is prohibited. The rental guarantee OIKOS offers on its projects is a long term letting, so it does not conflict with this restriction.
Not for the purchase; under a power of attorney your lawyer runs the process. A residence permit application does require applicants to attend in person, because biometric data must be given. Additional fees arise if biometrics are taken outside Athens or if family members travel separately.
The 1.24% used in the calculator is the rate in the developer’s official fee schedule. It can vary with the complexity of the file, and you may obtain a separate quotation from your own lawyer. The choice of lawyer is yours.
Every rate and fixed fee is taken from the developer’s official fee schedule. The notary and land registry rates are shown with 24% VAT included. This tool is for information only and is not legal or financial advice.
Let us work out your Greek budget together
For the project you choose we obtain real quotations from the lawyer and the notary and prepare a written cost breakdown.