08.09.2026
Greece’s 2027 property changes: What buyers and owners need to know
Greek Prime Minister Kyriakos Mitsotakis has announced series of housing measures affecting property buyers and owners at the Thessaloniki International Fair.
In The News
If you’re one of the many people who love hopping over to Greece for the sun, the sea, and all its beautiful places, there’s something new you should know before your next trip. A new EU Entry/Exit System (EES) officially rolled out across Greece and all Schengen countries on October 12, 2025, and will be gradually implemented until April 2026, for all non-EU travellers. These new procedures do not apply to citizens or residents of EU or Schengen-area countries, who can continue to travel as before.
This digital upgrade replaces traditional passport stamping with a modern biometric check-in at the border. And while it might sound a bit techy, here’s what it really means for frequent visitors to Greece and foreign property buyers from non-EU countries.
What is the Schengen Zone
The Schengen Zone is a zone of 29 European countries that have abolished internal border controls, allowing for free movement among them. While there are no passport or border checks between member countries, there are checks upon entry and exit from the entire area. Those countries are:
Austria, Belgium, Bulgaria, Croatia, Czechia, Denmark, Estonia, Finland, France, Germany, Greece, Hungary, Iceland, Italy, Latvia, Liechtenstein, Lithuania, Luxembourg, Malta, the Netherlands, Norway, Poland, Portugal, Romania, Slovakia, Slovenia, Spain, Sweden, and Switzerland.
What about the New EU Entry/Exit System (EES)
The EES is a new automated IT system designed to monitor and record border crossings for non-EU citizens entering the Schengen Area for short stays. The Entry-Exit System (EES) applies to third-country nationals travelling for a short stay of up to 90 days within a 180-day period in Schengen countries. This zone includes EU Member States, except Ireland and Cyprus, as well as Switzerland, Liechtenstein, Iceland, and Norway.
Goodbye Passport Stamps, Hello Smart Borders
From now on, every time non-EU nationals (including travellers from the UK, US, Canada, and Australia) enter or exit the Schengen Zone, their visit will be logged electronically.
The system records your facial scan and fingerprints when you first arrive. That data is securely stored, so next time you enter, you’ll just need to look into the camera; No fingerprints, no stamps, and no fuss. Think of it as fast-track border control, similar to how airports are becoming more digital and efficient.
The New Border Check Step by Step
For your first entry under the new system, here’s what happens:
1. You present your passport at the Greek border.
2. Border officers collect your facial image and fingerprints.
3. The data is securely stored for future visits.
Next time, you’ll just be recognized by your face, making the process faster and fully digital. Children under 12 are registered with a photo only. It’s all about creating a faster, safer, and more reliable travel experience, especially for those flying in and out of Greece frequently.
Who’s Affected and Who’s Not
The Entry/Exit System applies to non-EU nationals, but there are several exceptions you should know about:
– EU citizens, plus Cyprus and Ireland, are not included.
– Holders of long-term visas or Greek residence permits (including Golden Visa residents) are unaffected.
– Students, researchers, volunteers, and those on intra-corporate transfers are also exempt.
– Third-country nationals with a residence card or permit who are direct relatives of a third-country national who has the right to free movement in Europe.
– Nationals of Andorra, Monaco, San Marino, and Vatican City are excluded too.
In short, if you’re just travelling to Greece for leisure, business, or to check out properties, the system will apply to you, but it’s designed to make travel smoother, not harder.
If you’re a foreign buyer exploring properties in Greece, you’re likely entering on a short-stay visa or visa-free arrangement (typically up to 90 days within 180 days).
The EES system will automatically track how long you’ve stayed, ensuring compliance with Schengen rules. It means no more confusion about “how many days you have left” before you need to exit.
For digital nomads, retirees, or those managing property viewings and legal processes over several trips, this brings clarity and transparency, ensuring no accidental overstays or miscounted passport stamps.
While the new system might sound strict, in reality, it aims to simplify travel and enhance security. For Greece, a country with millions of visitors per year, this update supports safer, more transparent travel, while fitting perfectly with Greece’s growing digital transformation.
