Many Dutch property seekers dream of owning a place of one’s own under the Greek sun.
But buying your dream home in Greece means navigating a foreign real estate process. This guide answers the most common questions Dutch buyers have about purchasing property in Greece. We’ll cover why Greece is appealing to Dutch buyers, what legal steps to take, how to handle renovation, hidden defects, financing options, rental rules, and long-term considerations.
What Makes Greece Attractive to Dutch Buyers?
Greece has become increasingly popular among Dutch buyers in recent years. Here are a few key reasons why Dutch home-seekers find Greece so appealing:
Sunny Climate & Lifestyle:
Greece offers 300+ days of sunshine in many areas and a relaxed Mediterranean lifestyle. The warm weather and laid-back pace are ideal for those looking to escape rainy Dutch winters. Spending the winter in Greece is an attractive idea thanks to mild temperatures and peaceful surroundings.
Natural Beauty & Variety:
From the sandy beaches of the islands to mountain villages on the mainland, Greece’s landscapes are stunning. Many Dutch buyers prioritise a sea view or proximity to the coast. In fact, having a sea view is often a top wish-list item. Popular areas for Dutch buyers include Crete, the Ionian Islands (such as Corfu and Lefkada), and lesser-known regions like the Peloponnese. The appeal of living near azure waters and historic sites is a big plus.
Affordable Property Prices:
Property in Greece remains relatively affordable compared to housing in the Netherlands or other Western European countries. After the Greek financial crisis, real estate prices dropped significantly and are still a bargain in many regions. For example, average prices in Athens are a fraction of those in Amsterdam or Paris. This means Dutch investors can often get more space or a better location for their budget.
Travel Convenience:
Greece is well connected to the Netherlands. There are direct flights from Amsterdam and other Dutch airports to Athens and many islands, especially in summer. In a few hours, you can reach your second home. Improved flight routes (e.g. via Eindhoven or seasonal charters) make it easy for owners to visit frequently or for friends and family to come over.
Culture and Community:
The Greek people are known for their hospitality (filoxenia), and most locals in tourist areas speak English (if not some Dutch learned from holidaymakers!). There’s a growing Dutch community in parts of Greece, so you might bump into fellow Hollanders at the local taverna. From enjoying Greek cuisine to participating in local festivals, Dutch expats appreciate the rich cultural experience of living in Greece.
In short, Greece offers Dutch buyers a chance at a sunny refuge that combines leisure, investment potential, and a taste of the good life abroad.
Key Questions About Permits and Legal Issues
Can Dutch (EU) citizens buy freely in Greece?
Yes – as EU nationals, Dutch buyers can purchase property anywhere in Greece. This of course will exclude nationally protected areas, like national parks, archeological areas, forest areas, etc.
Do I need residency or a visa?
No additional residency permit is required for Dutch or other EU buyers. Your EU citizenship gives you the right to reside in Greece.
What Greek paperwork is required?
The first step is obtaining a Greek Tax Identification Number, known as an AFM (short for Arithmos Forologikou Mitroou). Getting an AFM – is mandatory for all property buyers. The AFM is easy to get (your lawyer can arrange it) and is needed to pay taxes and officially register the property.
Do I need a lawyer or a notary?
In Greece, a notary is required to finalise the sale, but it’s highly recommended to also hire your own lawyer for due diligence. A lawyer will: verify the property’s title and that the seller actually owns it free of debts, check for any outstanding building permits or planning issues, and ensure no easements or claims affect the home. While having a lawyer isn’t mandatory by law, it’s highly advisable to avoid legal troubles. The notary, on the other hand, is an impartial public official who drafts and executes the sales contract.
What about permits for the property itself?
A critical legal check is confirming the house has all proper building permits. Greece has strict planning laws; any additions or major renovations must have been permitted. An engineer can verify that the home’s size and features match what’s in the official plans.
Are there any special permits needed to own property?
Not for EU citizens. Non-EU buyers sometimes pursue a Golden Visa (by investing €400,000 or more in property, granting a residence permit), but as a Dutch national you already have the right to live and travel in Greece.
Quick Legal Tips:
Before signing anything, ensure you have: a tax number (AFM), a trusted bilingual lawyer, and clarity on all purchase costs (transfer tax, notary, lawyer fee, etc.). In Greece, the property transfer tax is 3.09% of the purchase price, significantly lower than the 10.4% transfer tax that you pay when you buy a second home in the Netherlands. Also, be aware you’ll pay an annual property tax called ENFIA (more on that in the renting section).
Renovation Concerns and Hidden Defects
Many Dutch buyers in Greece fall in love with older homes full of character – a centuries-old stone cottage or a quaint village house. However, these older properties can come with hidden defects or problems that aren’t immediately visible. Here’s what to consider regarding renovations and hidden issues:
Inspections to uncover defects:
In the Netherlands, it’s common to get a professional building inspection before buying, as this is often mandatory if you’re getting a bank loan to buy the property. In Greece, such an inspection is not very common. However, if you are buying an older property, it might be wise to do the same in Greece. Hire a local civil engineer to thoroughly check the structure, roof, plumbing, and electrical systems.
This can prevent unpleasant surprises later. Spending a few hundred euros on an inspection can save you thousands in unexpected repairs.
Common hidden defects in older Greek homes:
Be aware of typical issues found in older or neglected properties in Greece. For example:
Moisture problems – Due to the humid winter or older construction, houses may have damp walls or mould.
Outdated electrical wiring – The wiring in very old homes might not meet modern safety standards.
Roof renovation – Replacing or repairing a roof (tiles, insulation, etc.) might be necessary if leaks or cracks are found.
Renovation permits:
If you plan to renovate, especially making structural changes, you will likely need a Greek building permit. Which permits are needed to renovate?
The rules are strict: minor cosmetic works can be done without a permit, but anything structural requires a construction or renovation permit. For example, repainting or replacing a door is fine, but knocking down a wall or adding a room needs permission. Always check with an architect or engineer who knows local building codes. They can help obtain the proper permit so your renovation is legal.
Finding contractors and costs:
Good, reliable contractors are available in Greece, but you might encounter a language barrier. It helps if you or your real estate agent can coordinate with local builders. Get quotes from multiple contractors and make sure everything is written in a contract. Costs for labour and materials in Greece might be lower than in the Netherlands, but smaller island locations can be more expensive (due to the transport of materials).
Hidden defects after purchase:
One concern Dutch buyers often have is, what if you discover a hidden defect after you buy the house? Like in Dutch law, there is buyer protection in Greece if the seller concealed known issues of the property from the buyer. To get compensation, you have to prove deliberate fraud by the seller.
This is why doing your due diligence upfront is crucial, which in Greece is possible with a trusted legal expert.
Can I Get Financing as a Dutch Buyer?
Financing a Greek property is a big question for many international buyers. You might be wondering: Can I get a mortgage as a non-resident in Greece, or should I finance the purchase another way? Here’s what you need to know about mortgages and financing:
Mortgages from Greek banks:
It is possible for foreign buyers (including Dutch citizens) to obtain a mortgage from a Greek bank to buy property. In fact, some Greek banks actively cater to overseas buyers. Greek banks often lend a maximum of about 65% of the property’s value to foreign buyers. This means you should be prepared to put roughly 35-50% cash down. Each bank will assess your income (even if it’s in the Netherlands), credit history, and the property’s value. They will ask for proof of Dutch income, tax returns, and run credit checks.
Interest rates and terms:
Mortgage interest rates in Greece are currently in the mid-single digits. As of spring 2025, a typical fixed interest rate for non-residents is around 3.0-4.5%, though rates can vary. Some banks offer an initial fixed rate for a few years (e.g. 2.9% fixed for 3 years) and then switch to a variable rate. Loan terms can go up to 15 years if you’re not a resident of Greece, but if you’re older, the term might be shorter.
Mortgage process:
Obtaining a mortgage in Greece typically requires submitting specific documentation. You’ll need your AFM tax number, proof of income and assets, and various application forms. It’s wise to start the process early and obtain a pre-approval from a bank, purely based on your income, before you start house hunting, so you know your budget. Some banks, such as Eurobank, even have initiatives that allow overseas applicants to complete mortgage steps remotely.
Alternative financing options:
Not everyone opts for a Greek mortgage. Dutch buyers often leverage their assets at home. For instance, you could refinance your Dutch home or take a second mortgage on it. Another approach is a personal loan or loan from family, if feasible. Each option has pros and cons.
Practical tip:
Whichever financing route you choose, remember to factor in all purchase costs (around 7-10% on top of the price when you add tax, notary, legal, etc.) and ensure you have funds for those as well. Greek banks won’t finance the closing costs, only a percentage of the property value.
In summary, yes, you can finance a Greek home. Many Dutch buyers actually choose to buy without a mortgage if they have saved up. If you do need a mortgage, consult a Greek bank or a financial advisor experienced in international property. With interest rates still moderate and the stability of the euro, financing your Greek dream home is certainly achievable with proper planning.
Renting Out Your Home: What Do I Need to Know?
Many international buyers plan to use their Greek property part-time and rent it out when they’re not there. It’s a great way to cover costs or earn extra income from rentals.
Can I rent out my Greek property as a foreign owner?
Absolutely. Thousands of foreign owners successfully rent out Greek villas and apartments each year. As an EU citizen, you have the same rights as locals to lease your property. You just need to follow the same regulations and tax rules that apply to everyone.
Short-term vacation rentals (Airbnb/Booking.com)
This is a popular route, especially if your place is in a tourist area. You must register your property on the Greek Short-Term Rental Registry to get a unique registration number (an AMA number) before listing on platforms. Keep in mind a few rules:
Starting October 1, 2025, short-term rental properties must meet the following minimum standards:
Primary Use and Basic Amenities:
- Properties must be classified as primary-use spaces with natural lighting, ventilation, and functional air conditioning.
Liability Insurance:
- Property managers are required to secure liability insurance to cover damages or accidents during a tenant’s stay.
Safety Certifications:
- Electrical compliance statements signed by licensed electricians.
- Installation of fire extinguishers and smoke detectors.
- Circuit breakers or ground fault interrupters to prevent electrical hazards.
- Clearly marked emergency exits for safe evacuation.
Health and Safety Measures:
- Pest control and disinfection certificates, ensuring a hygienic environment.
- First aid kits readily available for emergencies.
- Display of emergency contact numbers for immediate assistance.
These measures aim to enhance the safety and quality of short-term rental properties, ensuring they meet comparable standards to other forms of accommodation like hotels.
Tourist taxes:
Since 2018, Greece imposes a small nightly stay tax on short stays, and from 2024 an additional stayover levy) of 0.5% of the rental fee applies. For example, on a €100/night rental, €0.50 per night is charged to the guest for this tax. Also, there is a“climate fee” in tourist season (a fixed €1.50 per day for small homes, more for large villas) meant to fund green initiatives – again charged to guests. As the owner, you’re responsible for remitting these taxes, but you do collect them from renters, usually as part of the booking.
Property management:
If you won’t be in Greece, consider hiring a local property manager to handle guest check-ins, cleaning, and emergencies. Their fee (maybe 10-20% of rental income) is worth the peace of mind. Some full-service agencies will handle everything for you, from marketing to maintenance, which is ideal if you’re renting as an investment.
Taxation of rental income:
If you rent out your Greek home, you must pay tax in Greece on that rental income. The Greek tax office doesn’t care if you’re Dutch or Greek – tax is charged on all rental income from Greek property at progressive rates. As of 2025, the rates are: 15% on annual rental income up to €12,000, 35% on €12,001–€35,000, and 45% on any rental income beyond €35,000. These rates apply per owner, so in many cases it is more affordable to co-own the property with your spouse.
The good news for Dutch investors is that Greece and the Netherlands have a tax treaty to avoid double taxation. In practice, you’ll pay tax in Greece on the rental profits, and the Netherlands will not tax you again on that same income. You will need to declare the property in Box 3 for wealth tax, but you get an exemption for the foreign property value. Always consult a tax advisor, but rest assured you won’t be taxed twice.
Rental yields and demand:
One reason many Dutch buy in Greece is the potential for good rental yield. In popular islands, well-located properties can fetch strong rents in summer, often yielding 5-10% gross annually. Do some research or ask your agent about expected nightly rates and occupancy in the area you’re buying. If the numbers look good, your Greek home can partially pay for itself. Just budget for expenses: property management, maintenance, utilities, insurance, and an allowance for vacancies or off-season months.
Insurance and liability:
When renting out, especially to tourists, it’s wise to have a good home insurance that covers third-party liability (in case a guest gets injured, for example). Also consider being present (or having a manager present) when guests arrive to show them any quirks of the house, which can prevent misuse or damage.
In summary, renting out your home in Greece can be a rewarding endeavour. You get to share your slice of paradise with others and earn income. Just make sure to follow the rules: register your rentals, declare your income, and pay the taxes. With that sorted, your Greek property can be both a beloved holiday home for you and an investment that works for you when you’re back in the Netherlands.
Long-Term Use and Climate Concerns
Beyond the purchase process and logistics, Dutch buyers often ask about the practicalities of using a Greek home in the long run. Whether you plan to retire in Greece someday or just use the home for extended vacations, it’s smart to consider climate and year-round living factors. Here are common questions on long-term use:
“Can I use the home year-round?”
If you intend to stay for long stretches or permanently, evaluate if the property is suitable for all seasons. Greece has a much warmer climate than the Netherlands, but it does have seasons. Many holiday homes are designed for summer use – great ventilation and AC for the heat – but may lack heating or insulation for the cooler months. Winters, especially in northern Greece or mountain areas, can get chilly (even snow in some places). If you are buying is such an area, check if the house has heating options, such as radiators, a heat pump, or a fireplace, and if the walls and windows are properly insulated.
Conversely, for summer, ensure there’s air conditioning or at least ceiling fans for those 35°C days. If you plan to spend winters in Greece, a house in Crete or the Dodecanese might be ideal, as those southern areas have very mild winters (15-20°C daytime). In contrast, an older stone house at high altitude might be too cold in winter without upgrades. Think about installing a modern HVAC or a wood-burning stove if you’ll be there in winter.
Maintenance when you’re away:
If you won’t live in Greece full-time, who will look after the house in your absence? Hire someone to check the property periodically, air it out, water plants, etc. Over time, the sun can cause paint to peel, sea air can corrode metal fixtures, and if a house is closed up for longer periods, humidity might cause mould. A local caretaker or a friendly neighbour can make sure minor issues don’t turn into big problems while you’re not there. In many Greek villages, the community is tight-knit, and neighbours naturally keep an eye out, which is comforting.
Water access in rural areas:
If on an island, is there a possibility of any water shortage in summer? Many islands have plenty of water, but a few, especially smaller ones, rely on cisterns or water deliveries in peak season – ask about the local infrastructure. These aren’t deal-breakers, but being aware means you can mitigate issues. For instance, if water supply is an issue, you might install a storage tank. In rural areas, you will likely have separate connections for drinking water and for irrigation water.
Health care and amenities for long-term living:
If you plan to live in the home for months at a time (or permanently), think about access to hospitals, doctors, grocery stores, etc., especially in winter. Some smaller islands or villages go into “low-power mode” in the off-season – fewer shops open, limited ferry schedules, etc. Dutch retirees often choose areas that have year-round communities (like larger towns in Crete).
Make sure you’ll have the services you need. For example, Crete has excellent medical facilities in Heraklion and Chania, and a sizeable expat population year-round. On the other hand, a tiny island might have just a local clinic and require a boat trip for major medical care. Align your long-term plans with a location that supports them.
Enjoying your home in every season:
One of the joys of owning a home in Greece is experiencing it through the seasons. In summer, you’ll relish the sun, sea, and beach. In spring, you can enjoy hiking and wildflowers. Autumn brings grape harvests and olive picking (maybe join your neighbours in making olive oil!). Even winter has its charm – imagine a mild December day, enjoying a coffee in the sun, when back in Holland it’s freezing. Many Dutch owners say they love visiting their Greek home off-season to truly live like locals without tourists around. If your house is comfortable year-round, you can embrace this 12-month holiday feeling.
Final Thoughts on Long-Term Use:
Owning a home in Greece isn’t just a short-term adventure; it can be a part of your life for decades. European buyers often hold onto their Greek properties for 7-12 years or more, using them for family holidays, eventual retirement, or even semi-annual living. Plan ahead for how your needs might evolve. Maybe now it’s a holiday home, but later it could become your permanent residence. Ensuring the property is suitable for aging in place (think accessibility, healthcare nearby) could be wise if retirement is the goal.
Or if it’s mainly an investment for 5-10 years, keep it in good shape to resell at a profit when the time comes. Greece’s pleasant climate and welcoming culture make long-term stays delightful, as long as you prepare for the practical aspects. With a bit of foresight, your Greek home will remain a source of joy for many years!
