Greece remains one of the few European countries where purchasing real estate allows investors to immediately obtain a residence permit. At the same time, the local market demonstrates steady growth of up to 10% per year, attracting investors with high returns.
This article explains how to choose the right region for property purchase in Greece, calculate taxes, and complete transactions safely in 2026.
Buying Real Estate in Greece: A Brief Overview
Investing in Greek real estate is one of the most accessible ways to obtain EU residency. The market is steadily growing, especially in tourist regions with high rental demand.
Prices in 2026 vary widely. In prestigious new developments in Athens, prices can reach €10,000 per m², while popular islands command high prices due to strong demand.
The purchase process includes obtaining a tax number (AFM) and notarizing the sale. The contract is then registered in the land registry, confirming your ownership.
The Golden Visa allows residence permits for property purchases starting from €250,000. The permit is issued for five years to the investor and their family and can be renewed indefinitely as long as the property remains in ownership.
Key Market Figures
- Average property price: ~€270,000 (end of 2025)
- Average price per m²: €2,664; in premium areas – from €6,000 per m²
- Rental yield: starts at 4% per year; higher in Athens, Thessaloniki, and Crete
- Annual property tax (ENFIA): ~€3–4 per m² – one of the lowest in the EU
- Foreign investment in 2024: €2.75 billion
Why Invest in Greece in 2026?
The Greek market is attractive due to its combination of affordable prices, stable growth, and transparent rules for investors. Average annual price growth is 7–9%, supported by both locals and foreigners.
Tourism provides steady rental income, and the Greek Golden Visa program remains one of the most popular in the EU. Additional benefits include low property taxes and the ability to start earning rental income immediately after purchase.
Main Market Indicators in 2026
- Price growth: +7.3% in Q2 2026
- Rental yield: average 4.5% per year
The market is steadily recovering after the crisis. According to the Bank of Greece, apartment prices rose 7.7% in 2025. Most of these properties are rented long-term, and demand remains high.
Where to Buy Property in 2026?
The most profitable locations in 2026 are Athens, Thessaloniki, and major islands (Crete, Rhodes, Corfu), where price growth and rental demand are highest.
Average prices include older properties. Golden Visa-eligible properties are typically more expensive because they are modern developments in good areas with high-quality finishes, ensuring liquidity and rental yield.
| City / Region | Avg. Price per m² (€) | Rental Yield (% p.a.) | Features |
| Athens (Center) | 2,400 – 2,900 | 5–6 | Stable demand from students and professionals, good liquidity |
| Athens Riviera (Glyfada, Voula) | 6,000 – 7,300+ | 5 | Luxury seaside real estate, very low vacancy (~4%) |
| Thessaloniki | 2,000 – 2,400 | 5 | Second-largest market, highest price growth (+8.8%) |
| Crete (Heraklion) | 1,800 – 2,800 | 4–5 | Business and tourist hub, prices up >25% since 2020 |
| Rhodes | 2,800 – 4,500+ | 6–7 | Developed infrastructure, stable rental demand |
| Corfu | 2,500 – 3,000 | 4–5 | High foreign demand, limited supply |
Athens is the main investment hub with the highest liquidity. Price growth reaches 6–9% annually, and rental yield in southern suburbs is 6–7%.
Thessaloniki and Northern Greece are dynamic regions with moderate prices and high potential. Price growth – 8.8% (Q2 2025).
The islands (Crete, Rhodes, Corfu) are popular tourist destinations. Prices vary widely; for example, elite housing in Santorini can cost €15,000–25,000 per m², while Crete ranges from €1,800 to €8,500+ in premium resorts.
Taxes When Buying Property in 2026
Greece’s tax system for investors remains one of the most transparent in Europe. The main burden falls at the purchase stage.
Key taxes:
- Transfer Tax: 3% of cadastral value
- Municipal surcharge: 0.09% on top of main tax
- VAT 24%: suspended for new builds
Additional costs (5–7% of property value):
- Notary: 1–2%
- Property registration: 0.5–0.7%
- Legal support: 0.5–1.5% (recommended)
- Real estate agency commission: 2–3%
Example for a €300,000 property:
- Transfer Tax: €9,000
- Municipal fee: €270
- Notary: ~€4,500
- Registration: ~€1,500
- Total additional costs: ~€15,270 (~5.1%)
How the Greek Golden Visa Works
The Greek Golden Visa program grants EU residency for 5 years to the investor and their family, with unlimited renewal as long as the property is owned.
- Duration: 5 years, renewable indefinitely
- Eligibility: Non-EU citizens over 18, without a criminal record
- Family inclusion: Spouse, children up to 21 (or 24 if studying and financially dependent), parents from both sides
- Residence requirement: None for renewal
- Citizenship: Eligible after 7 years with language proficiency and integration
Note: properties cannot be rented short-term (e.g., Airbnb) or purchased with a mortgage. Only long-term rental is allowed.
New Investment Thresholds Since September 2024
- €800,000: Athens, Attica, Thessaloniki, Crete, Mykonos, Santorini, etc. One property ≥120 m²
- €400,000: Other regions of Greece. One property ≥120 m²
- €250,000: Redeveloped properties
Redeveloped Properties – Popular Option
Investing in redeveloped properties (former offices, warehouses, converted to residential) is an affordable way to obtain residency at the lowest threshold. Developers handle renovations and paperwork, delivering a modern apartment below the market price of new builds in the same area.
Purchase and Golden Visa Process (4–6 months)
- Select property – from €250,000; view in person or online
- Obtain tax number (AFM) – mandatory for all transactions
- Property verification and purchase – legal due diligence, sign contract with notary, bank transfer, registration in land registry
- Submit Golden Visa application online via immigration portal
- Biometrics – personal visit to Greece
- Receive residence card – in person or via lawyer
Key Risks and Checks
Main risk: unreliable developer. Perform due diligence before purchase.
How to check a developer:
- Use the official Greek Commercial Registry (GEMI)
- Check company registration date (avoid new entrants)
- Verify valid construction licenses
- Review financial stability
How to check the property:
- Ensure no debts or encumbrances in the land registry
- Request permits for reconstruction or change of use
- Verify technical documentation and certificates
Practical Advice for Investors
- Work only with licensed and reputable agencies
- Do not pay deposits without a signed preliminary agreement
- Request original extracts from the land registry
- Focus on long-term growth – primary income comes from property rental and value appreciation over time.
Conclusion
Investing in Greek real estate offers a stable asset, consistent passive income, and additional advantages. The market grows at a steady pace of 7–10% annually, with rental yields between 6–8%.
A key benefit is the Golden Visa program: investments starting at €250,000 provide EU residency for the investor and their family. Prime locations include Athens, Thessaloniki, and popular islands.
The purchase and application process is transparent, with many steps available remotely.
Greek real estate serves as a strategic investment, offering EU residency, reliable income, and the potential for long-term property appreciation.
