What Should I Ask a Realtor When Buying a House in Greece

What are the total costs beyond the purchase price?

This is one of the most important questions to ask early. As a general rule, buyers should budget approximately 10% of the purchase price to cover one-off transaction costs. These include:

• Transfer tax: 3.09% of the purchase price or the government-determined objective value, whichever is higher

• Notary fees: approximately 2% of the property value

• Land registry fees: approximately 0.5%

• Lawyer's fees: 1-2% plus VAT

• Real estate agent commission: 2-4% plus VAT, if applicable

  
  

Beyond the purchase, ongoing costs include annual ENFIA property tax, utilities (electricity, gas, and water typically run €150-300 per month for an apartment of around 80 sqm), and maintenance. For properties with a pool and garden, monthly maintenance typically ranges from €150-350. Annual upkeep, painting, minor repairs, and care of exterior woodwork, can range from €1,000 to €4,000 per year depending on the size, age, and location of the property.

Does this property qualify for the Golden Visa programme?

If residency is part of your motivation for buying, ask this question directly. Not all properties qualify, and the thresholds vary significantly by location.

The current minimum investment requirements are:

• €800,000 for properties in Athens, Thessaloniki, Mykonos, Santorini, and islands with a population above 3,100

• €400,000 for all other areas of Greece

• €250,000 for special categories such as listed buildings or commercial-to-residential conversions

  
  

It is also important to know that Golden Visa properties cannot be used for short-term rentals. If rental income is part of your plan, this restriction is a significant consideration. The Golden Visa application process involves multiple government departments and takes time to complete.

What is the property's legal status?

Before any deposit is paid or preliminary agreement signed, ask what is known about the property's legal status. This covers several distinct areas:

Title and ownership: Is the title clear? Are there any mortgages, liens, debts, or third-party claims on the property? Has the ownership history been checked at the Land Registry?

Building permits and compliance: Does the property have a valid building permit, and does its current physical condition match the approved plans? Many Greek properties have accumulated modifications over the decades, enclosed balconies, extended floor areas, changes of use, that may not be reflected in the original permit. These need to be identified and assessed before purchase.

Regularisation status: Unauthorised constructions completed before July 27, 2011 may be eligible for regularisation under Greek law, with a current deadline of 31 March 2028. Constructions after that date are generally subject to demolition. Understanding which category applies to any irregularities on the property is essential.

Electronic Building Identity: Before any transfer can proceed, the seller must have a certified engineer prepare the Electronic Building Identity, a comprehensive digital file containing the property's legal, technical, and planning data. Ask whether this has been prepared, and if not, at what stage it will be.

What is the property's rental potential?

If you plan to rent out the property, ask specifically about its rental history and realistic income potential. Key factors include proximity to the sea, sea views, number of bedrooms, outdoor amenities such as pools and terraces, accessibility from airports, and the quality of local tourist infrastructure.

All short-term rental properties in Greece must be registered and hold a Property Registration Number (AMA). New regulations effective from October 2025 require short-term rental properties to meet specific safety and quality standards, including liability insurance, fire safety measures, and electrical compliance. Non-compliance carries fines of €5,000 to €20,000.

Rental income is subject to progressive tax rates: up to €12,000 at 15%, €12,001 to €24,000 at 25% (from 2026), €24,001 to €36,000 at 35%, and above €36,000 at 45%.

Rental management companies typically charge commissions of 10-30% depending on the services included.

What are the location and infrastructure considerations?

Ask specifically about utility connections, water, electricity, and internet, particularly for rural or island properties where these are not always guaranteed. Road quality and accessibility matter especially for mountain or coastal properties that may have seasonal access limitations.

Proximity to everyday services, shops, healthcare, restaurants, affects both liveability and rental appeal. Buyers who plan to spend extended time at the property rather than just holiday periods will find year-round service availability particularly relevant.

Disclaimer: This content is for informational purposes only and does not constitute legal or tax advice. For matters specific to your situation, we recommend consulting a lawyer, accountant, or notary as appropriate.