12.05.2026
Giorgos Gavriilidis
I want to buy a home in Greece, but I don’t know anything about the process. Who will I work with when buying a home in Greece? If I don’t speak Greek, will someone help me with the documents? Do I need a lawyer, a real estate agent, or an engineer? Which of these contacts do I need to have in Greece before I start the process of buying a home?
When buying property in Greece, you will typically work with a real estate agent, a buyer’s lawyer, who is a key participant in drawing up and signing the purchase deed in collaboration with the notary, and a notary. The notary office is the expert entity for notarial acts and legal services related to property transactions, including property conveyancing, document formalization, and legal consultancy, as well as notarial acts and legal services for documents intended for use abroad, addressing cross-border requirements such as translations and legalization. The office serves as the professional space where legal and notarial services are conducted, such as signing, verification, and consultations. Understanding all the costs involved, such as notary fees, transfer taxes, and legal fees, is crucial to avoid surprises and ensure a smooth transaction. These professionals are essential for both individuals and businesses looking to invest in Greek real estate.
Buyers, whether private individuals or commercial entities, often require guidance to navigate the Greek notary system, understand the legal framework, and ensure all necessary documents and legal requirements are met. Greece is a popular destination for international clients, including those seeking a golden visa through real estate investment. This is especially important for international clients who may not be familiar with the local language or the digital systems now supporting notarial acts in Greece. The contract for property transactions is always drafted in Greek, so a translator is required for non-Greek speakers. The process and role of notaries can differ from those in other countries, so expert guidance is highly recommended. Notaries in Greece also provide services related to wills, which are important for estate planning and succession.
The buyer’s lawyer is one of the most important and useful resources you can have as a foreign buyer of real estate in Greece. The buyer's lawyer's practice typically focuses on real estate transactions, ensuring that your interests are protected at every stage. In Greece, the notary's role is more limited compared to other countries; while the notary oversees the signing of the purchase deed, it is the buyer's lawyer who is responsible for legal due diligence and safeguarding the buyer's interests throughout the transaction. Your lawyer provides essential guidance throughout the process, helping you navigate notarial procedures, legal requirements, and compliance with regulations. The buyer’s lawyer assists you with the following:
The lawyer checks the sequence of ownership titles and the existence of liens (mortgages, third-party claims, etc.) to ensure that everything is legally in order (due diligence).
The lawyer can advise on any extra permits required in certain areas of Greece. For example, special permits may be required for foreigners buying in border areas. Other exceptions apply for forestry land, areas of military interest, and Natura 2000 conservation areas.
The lawyer assists in drafting and reviewing the private purchase agreement, which is one of the first steps of buying a home in Greece. Before drafting the agreement, the lawyer ensures that all necessary documents are in order to guarantee the legal validity and enforceability of the transaction. The lawyer can also advise or review the terms and conditions of the contract on your behalf to make sure that your best interests are safe.
A Power of Attorney grants specific powers to a representative, allowing them to act on your behalf in legal matters related to property transactions. If buyers cannot be present in Greece, they can grant a Power of Attorney to a representative to sign the deed on their behalf. If you have signed a Power of Attorney, your lawyer can sign the final purchase notarial deed on your behalf, which transfers ownership of the property into your name and assists with the registration of the notarial deed. The notary prepares the final purchase contract (notarial deed) after verifying all necessary paperwork and ensures it is recorded in public records.
The notary is responsible for drawing up the purchase deed and ensuring the transaction complies with Greek law, but does not handle the payment transfer, which remains the buyer's responsibility. Greek notaries do not hold escrow accounts and are not permitted to receive purchase amounts; instead, payments are made directly between the buyer and seller during the notary appointment. Additionally, the lawyer can help register the deeds with the Land Registry and/or the Hellenic Cadastre. Understanding the roles of each professional involved in the property transaction ensures a smoother and more efficient home-buying experience in Greece.
There is no legal obligation to hire a lawyer for your home purchase in Greece, but it is strongly advisable because he/she performs all due diligence checks, coordinates the whole process and guides you from A to Z.
The engineer is part of many technical aspects of a property transfer in Greece, including processes related to energy ratings, zoning, and construction permits. The notary coordinates with the seller's engineer and accountant to collect essential certificates for property transactions. Necessary documents for a property purchase in Greece include the due diligence, building ID, tax clearance, and energy certificates. For example, an engineer is necessary when:
If you are being a plot with the intention to build a home, the engineer will perform all checks to make sure that the plot is buildable, that the house is going to be constructed according to building requirements, and meets other local regulations.
The “E-ID” (electronic property ID) is an electronic file that includes a variety of information about a property being sold. The E-ID needs to be prepared by a registered engineer and will include information such as construction plans, the building permit, its energy performance, and whether any extensions or alterations have been made to the house. Note that assigning this task to an engineer is the obligation of the seller, who must ensure that all relevant documents are prepared before the signing of the final purchase deed. The engineer will also prepare the topographical diagram and the floorplans of the house which are necessary for an E-ID.
This is relevant to those who already own a home in Greece. Before renting out or selling a property, you are obligated to include an EPC (Energy Performance Certificate) in the rental agreement or purchase deed. For the issuance of an EPC, an inspection is done by a specialized engineer from the Energy Inspectors record.
Property transfers in Greece involve multiple stages and interactions with different professionals and public authorities. These include legal review, technical documentation, tax declarations, and registration procedures. The notary traditionally prepares and formalizes the contract, while the collection of documents and coordination of administrative steps is often carried out by the parties and their advisors. The notary in Greece acts as a public official specializing in real estate transfers, responsible for drawing up the purchase deed and ensuring that the procedure complies with Greek law. To obtain notary services for property transactions in Greece, a public notary is appointed to formalize the sale contract into a notarial deed. During the property transfer, the notary drafts and authenticates the notarial deed, verifies the objective value of the property for tax calculations, and can provide official copies of the deed for legal purposes. Compared to other European countries, the notary’s role in Greece has been more limited so far. However, a new framework was recently introduced, according to which the role of the notary is significantly upgraded.
Article 15 of Law 5293/2026 establishes the notary as the central point for the execution of property transfers. Within this framework, the notary is responsible for preparing the contract in agreement with the parties and coordinating the steps required for its completion. The notary is also enabled to retrieve necessary documentation directly from public authorities through interoperable systems. The documentation includes, among others, tax clearance certificates, insurance clearance certificates, the electronic identity of the property, and cadastral extracts.
The law assigns the notary an active role in the handling of tax obligations related to the transaction. The notary submits the relevant tax declarations through the myPROPERTY platform, based on the information provided by the parties. The notary collects and remits the applicable taxes to the tax authorities, including transfer tax and, where applicable, inheritance, donation, or parental gift tax. The notary is also responsible for collecting and paying the fees required for the registration of the contract with the Land Registry or Cadastre.
In Greece, notaries do not hold escrow accounts and are not permitted to receive the purchase price. Instead, the buyer typically pays the seller directly. The buyer must pay the seller the agreed purchase price, usually via bank transfer or guaranteed check through a Greek bank. This process differs from many other countries where notaries may handle or hold funds. After the purchase deed is signed, the buyer is usually given a few days to complete the payment before the transaction is finalized. The notary’s role is to verify and document that the payment has been completed according to Greek property law.
Following the signing of the contract and the completion of the required payments, the notary submits the notarial deed for registration with the Land Registry or Cadastre through interoperable systems. This submission completes the formal process of transferring the property rights.
The provisions relating to the notary acting as a “one-stop shop” are not applied automatically upon publication of the law. According to Law 5293/2026, the commencement of this system is determined by a joint ministerial decision, which specifies the time of implementation, the technical details, and the scope of application. Until the issuance of this decision and the activation of the system, property transfers continue to follow the existing procedural structure.
Law 5293/2026 introduces a more centralized model for the coordination of property transfers, compared to the existing structure. Under the current system, the parties and their advisors are responsible for collecting documentation, submitting declarations, and coordinating with multiple public authorities, while the notary’s role is primarily focused on drafting and executing the contract. Under the new framework, these administrative and procedural steps are concentrated to a greater extent within the notary’s responsibilities. The notary is designated to manage the preparation of the transaction, the retrieval of required documents, the submission and payment of taxes, and the registration of the contract. The reform does not modify the underlying legal and technical requirements governing property transfers, but changes how these requirements are coordinated and executed.
A real estate agent is a licensed professional who assists buyers and sellers in real estate transactions. They have a portfolio of properties and can arrange viewings. Moreover, they can advise on all matters regarding the purchase of a property in Greece, such as choosing the area and the type of property that suits you best, and on matters like taxation, local regulations and procedures. Once you've found a suitable property, they can assist in the negotiations with the seller. Various types of real estate agents are active in Greece:
These are mainly located in Athens and deal with the upper part of the market.
These agents are often very capable but not always service-oriented offices that sometimes want to get the deal done too quickly.
Brokerage offices in the more touristy areas work mainly with Western European clients. It is necessary to inquire locally about the reputation and service of the real estate agent.
Elxis falls into this category. The advantage of this is that you have your point of contact and get answers to your questions in English, Greek, Dutch, French, or German, and can discuss everything with experienced brokers and legal experts that deal with international clients on a daily basis.
You must sign a clear written agreement with an authorized broker, stating the agreed brokerage fee, in a language you understand. Never sign anything in Greek if you do not know exactly what it says. For most Greek real estate agents, the brokerage fee is between 2% and 4% plus VAT.
It is important to hire an accountant to help you with tax returns once you own a home in Greece. It doesn’t matter if you will live in Greece or in another country. It will still be necessary to have an accountant. The accountant submits yearly tax statements, guides you on payment of taxes (income tax, property tax, etc.), and informs you on any tax matter related to ownership of property in Greece. Just after the home purchase is completed, the accountant is the one who declares the property in your E9 form. If you are buying a property for passive income or as an investment, it is also necessary to have an accountant. Any person or legal entity who earns income in Greece is required to submit annual tax income statements.
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