The Total Cost of Buying a Home in Greece (2026)

The price on a listing is not what you will pay in total. When you buy a resale home in Greece in 2026, extra costs on top of the price usually come to 7–10%, including the agent's fee. This article goes through them one by one. It also covers what is different for new builds and how the tax change announced for 2027 could affect you.

In short

• Transfer tax on a resale home is 3.09%.
• New homes normally carry 24% VAT. VAT is suspended until 31 December 2026, so until then new homes also pay the 3.09% transfer tax.
• With the notary, land registry, lawyer and agent added, most purchases land at 7–10% in total extra costs.
• A rise in transfer tax to 15% for non-EU buyers has been announced. It would also apply to Turkish citizens. As of October 2026 it is not yet law.

1. Transfer tax: 3.09%

On a resale home the buyer pays 3% transfer tax on the higher of the sale price and the state's "objective value". A 3% municipal surcharge is added on top of the tax, so the effective rate is 3.09%. On a €300,000 flat, for example, transfer tax is about €9,270.

2. VAT on new builds

New homes bought from a developer normally carry 24% VAT. Law 5246/2025 suspended this VAT until 31 December 2026, so new homes also pay the 3.09% transfer tax during that period. The government has said the suspension will continue in 2027, but as of October 2026 the law has not been passed. If your purchase will complete in 2027, have the current position checked before you sign.

3. Notary

The deed is signed before a notary. The notary's fee is a sliding scale on the price, plus fixed items and 24% VAT. In practice, budgeting 1–1.5% of the price for all notary costs is realistic.

4. Land registry

The contract is registered with the Hellenic Cadastre (Ktimatologio). The registration fee is about 0.5% of the price plus small fixed charges.

5. Lawyer

Greek law does not require a lawyer for a purchase. For a foreign buyer, one is essential in practice. The lawyer checks the title and any debts on the property, runs the planning and illegal-building checks, and reviews the contract. Golden Visa applications are also filed through a lawyer. Fees are usually 0.5–2% of the price plus 24% VAT. Get the exact fee in writing before work starts.

6. Agent's fee

The buyer-side fee is usually about 2% of the price, plus 24% VAT. The rate can vary by agency and property. Agree in writing at the start who pays whom, and how much.

7. Tax number (AFM) and bank account

You need a Greek tax number (AFM) to sign the deed. You can get it through a representative (a lawyer or accountant), in person at a tax office, or through myAADElive, the Greek tax authority's video service. Payments have to go through a bank, so opening a Greek bank account also makes things easier.

8. What you pay every year after buying

• ENFIA (annual property tax): Based on the floor area, the area's tax value, and the building's age and floor. It can be paid in instalments. People whose total property value passes a set threshold may pay a supplementary tax.
• Building shared costs: A noticeable item in buildings with a lift and central heating.
• Home insurance: Natural-disaster cover can earn a discount on ENFIA.

9. When you sell: capital gains tax

The law provides for a 15% tax on gains from selling a home. This tax is suspended until 31 December 2026. As of October 2026 it is not clear whether the suspension will be extended.

10. Golden Visa application costs

According to advisory sources, the application fee is €2,000 for the main applicant and €150 for each adult family member. The residence card costs about €16 per person. Fees can change, so confirm the current schedule with your lawyer before you apply.

Worked example: a €300,000 resale flat

• Transfer tax (3.09%): about €9,270
• Notary (1–1.5%): about €3,000–4,500
• Land registry (0.5%): about €1,500
• Lawyer (assuming 1% + VAT): about €3,720
• Agent (2% + VAT): about €7,440

Total extra costs are about €25,000, or around 8.5% of the price. Depending on the lawyer's and notary's fees, this moves between 7% and 10%.

The change announced for 2027: 15% transfer tax for non-EU buyers

On 6 September 2026, at the Thessaloniki International Fair, Prime Minister Kyriakos Mitsotakis announced that transfer tax on homes for individual buyers from outside the EU and the European Economic Area would rise from 3% to 15%. With the municipal surcharge, the effective rate would be 15.45%. Finance Minister Pierrakakis gave 1 July 2027 as the start date, although early reports also mentioned January 2027. The scope, as announced:

• Only homes and individuals are covered. Companies, commercial property and land appear to be outside it.
• Turkish citizens are covered, as they are not EU citizens.
• No clear exemption for Golden Visa buyers has been announced.
• As of October 2026, no bill has been published.
• Transition rules for purchases with a deposit or a preliminary contract are unclear.

On an €800,000 purchase, transfer tax would rise from about €24,700 to €123,600.

This change is not yet law. If timing will drive your decision, first ask a lawyer for the current position and the transition rules in writing.

Next step

If you plan to rent out the home you buy, read Can you rent out a Golden Visa property?. Our market report shows how many square metres your budget buys in each area, and our neighbourhood guide puts areas side by side.

Sources

• KPMG: VAT suspension on new homes extended to 31 December 2026 (November 2025)
• Engel & Völkers: buying process and costs in Greece (2026)
• IBA: the Greek Golden Visa after the 2024–2026 overhaul (September 2026)
• Chambers Private Wealth 2026: Greece
• To Vima: transfer tax rise for non-EU buyers (8 September 2026)
• IMI Daily: the 15% transfer tax announcement (6 September 2026)

This article is general information and is not tax or legal advice. Figures were compiled as of October 2026.