Selling Property in Greece: A Practical Guide for Sellers

Choosing A Real Estate Agent

It’s not necessary to work with a real estate agent in Greece, but it is certainly helpful. Real estate agents can contact you with buyers from all over the world, which is not easily achieved by sellers themselves. Moreover, they save you time, have strong knowledge of the local market, and can manage viewings of your property. Lastly, real estate agents can assist you in determining a realistic asking price and get you in touch with a civil engineer, Greek notary, or lawyer. All these can be tricky if you don’t live in Greece or don’t speak the language.  


Since 1991, for 35+ years, we have connected Greek property sellers with serious international buyers, and we handle every side of the sale in-house. First of all, our buyers come prepared, because we get to know their budget, preferred locations, and plans before they view a property. Second, we help you set an asking price backed by real local data, giving your property the best chance of a quick sale at a price that reflects the market. Third, and very important, our in-house team of 10 lawyers handles due diligence, title checks, cadastral registration, contracts, and transaction management. Furthermore, your house reaches buyers across international markets through our own website, the leading portals, property fairs, roadshows, and a weekly newsletter, so the right people see it in their own language.

Negotiation

This stage can feel challenging, especially for first-time sellers. Price negotiation is part of the selling process, so it’s best not to take it personally. Sellers usually begin with a higher asking price, while buyers start with a lower offer. It can help to ask buyers a few key questions, such as what other properties they are considering and what their goals are. Real estate agents can be especially useful here, as they understand the process and can help assess your property's true value. After one or more rounds of negotiation, both sides typically reach an agreement.

Closing: Notary Fees, Legal Fees, Transfer Process, And Capital Gains

Once you’ve accepted an offer, the next step in the selling process, moving from an accepted offer to signing and transfer, is to sign a Private Purchase Agreement (PPA). This document outlines the terms agreed upon by both the buyer and seller. Each PPA may differ slightly depending on the transaction. Once signed, the property is taken off the market. The document is usually prepared by the lawyers of both parties, who can also make adjustments if needed. At this stage, the buyer pays a deposit, typically between 5% and 10% of the purchase price. If the buyer withdraws, the deposit is usually forfeited. If the seller withdraws, they may be required to return double the deposit. 


The seller must appoint an engineer to confirm that the building permit and topographical plan match both the title deed and the actual property. In Greece, older deeds may not always fully reflect the current situation. The engineer can regularise any discrepancies and issue an Electronic Building ID (E-ID), which contains all relevant property data. The E-ID is submitted to the notary, who then applies for the TAP certificate (ΤΑΠ), confirming that municipal taxes have been paid. At the same time, the notary works with the seller’s accountant to update the E-9 tax form. A fee may apply for these updates. The notary will also check whether the seller has any outstanding tax debts. In addition, the following documents are required for signing the notary deed: 

• The seller’s title deed (proving how he obtained the property)

• ID copy and tax assessment

• ENFIA Certificate

• Tax Clearance Certificate

• Social Insurance Clearance Certificate

• Energy Performance Certificate

• Electronic Building ID and topographical plan

• Municipality Property Tax Certificate (TAP)

• Cadastral diagram extract and cadastral sheet

Again, some documents may need to be renewed depending on when the property was purchased. The notary prepares the property transfer tax declaration and submits it to the tax office. The standard property transfer tax rate in Greece is 3.09% of the purchase price or of the official taxable ("objective") value, whichever is higher, and it is paid by the buyer. 


In most cases, the seller receives payment of the purchase sum on the day of signing, especially when both parties use banks in the same country, and the funds should be transferred into the appropriate account. When banks are in different countries, the right setup helps international transfers proceed smoothly. If the buyer’s and seller’s banks are in different countries, the contract usually allows up to 10 working days for the transfer. The contract contains clauses that, if the buyer fails to pay within this period, the seller has the right to reclaim ownership and retain the deposit. After the sale is completed and all payments are made, a discharge deed is signed to prove the purchase price was paid in full, and the seller removes the property from their E-9 tax form. The signed deed must also be registered with the land registry or Cadastre to formally record the transfer of ownership.

Taxes: Capital Gains Tax, Transfer Tax, And Corporate Implications

Tax obligations for sellers remain subject to individual circumstances, including residency status, the length of ownership, the nature of the property, and how property ownership is recorded. Capital Gains Tax on that profit is currently suspended in Greece at least until December 2026, so non-resident sellers are also exempt while the suspension remains in force. Foreign sellers, in particular, should seek professional advice on their position before proceeding, as tax treaties between Greece and other countries can significantly affect the outcome. Where the property is held through a Greek company, the tax treatment may differ and should be reviewed on a case-by-case basis to support a successful transaction. 


Foreign legal entities holding property in Greece may also be treated as having a permanent establishment for Greek tax purposes, so corporate structuring should be checked with an accountant. Potential deductions, such as the original purchase costs and documented improvement expenses, may also be relevant. Profit is generally the difference between the original purchase price and the sale price, after deducting costs and fees, though depreciation may also be taken into account. This is an area where a qualified accountant or tax adviser is essential. General information is widely available, but the specifics vary considerably from one situation to the next. 


Disclaimer: This section is intended for general information only and does not constitute legal, tax, or investment advice.

Selling Remotely: Power Of Attorney And Non-Resident Paperwork

Property owners who live overseas can sell their house without flying back to Greece. Through a power of attorney, a lawyer can act on your behalf. At Elxis, we handle the entire process: collecting the necessary documents and coordinating with third parties, such as the accountant and engineer. This means the property can be transferred without you having to organise anything yourself. You should be aware that these third-party professionals charge their own fees, which are also paid by the seller.

Common Pitfalls And Risk Mitigation For Greek Real Estate

1. Listing The Property With Too Many Real Estate Agents

This is one of the most common mistakes when you try to sell your home, and also one of the most misunderstood. Many sellers assume that listing the property with multiple agents increases their chances of finding a buyer more quickly. It feels logical: more agents, more exposure, more opportunity. But when several agents are marketing the same property, things can quickly become messy. One description says one thing, another says something else, and before long, the same house appears online several times with different wording, different photos, and sometimes even different prices. For buyers, this creates confusion. For the property, it creates the impression of overexposure. Instead of looking desirable, the house starts to look like it has been floating around the market for too long. What is more, listing with several agencies translates into all of them putting a minimum cost and effort into marketing the property, as it can be sold at any time by another agency. On the contrary, an exclusive or carefully coordinated sales strategy from a trustworthy real estate agent usually creates a much stronger impression: cleaner branding, better control, and more credibility.

2. Setting The Wrong Sale Price

Price is not just a number. It is a message. If the sale price is too high, buyers may never even click. If it is inconsistent across different platforms, trust starts to disappear. And once a buyer sees the same property advertised at different prices, the question is no longer: “Is this worth it?” but: “What is going on here?” 


A common issue is that the owners set a price emotionally rather than strategically when selling property. They may factor in what they spent on renovations, what the neighbour claims their house is worth, or what they would ideally like to receive. Understandable, yes. Effective, not always, as the market does not reward sentiment. It responds to condition, location, paperwork, presentation, and comparable sales.

3. Using Poor-Quality Photos

This is particularly important when presenting a villa or maisonette, where visual appeal plays a major role in attracting interest. Online, your property has only a few seconds to make an impression. If the photos are dark, blurry, badly framed, or taken in a hurry, many buyers will move on before they have even read the second line of the listing. It does not matter how lovely the terrace is if the photo makes it look like a storage area in the sun. Professional photography makes an enormous difference. Clean lines, natural light, tidy rooms, and the right angles can completely transform how a property is perceived. Good photos do not mislead; they reveal the home at its best. And in property sales, “at its best” is exactly where it should be.

4. Neglecting The Condition of the House

Buyers notice everything. The loose handle. The cracked tile. The peeling paint. The mysterious stain that everyone politely avoids mentioning during the viewing. Small maintenance issues can make a home feel poorly cared for, even if the structure itself is perfectly sound. And once that feeling sets in, buyers begin to wonder what else may have been neglected. A house does not need to be perfect to sell well. But it should feel cared for. Fresh paint, basic repairs, clean outdoor areas, and a general sense of order can have a powerful effect on how a buyer experiences the property. A well-maintained home feels reassuring. And reassurance sells.

5. Legal Requirements: Not Having the Right Documents Ready for the Sale

This is where many sales lose momentum. A serious buyer does not make a decision based on photos alone. They want to understand the property's layout, plot, legal status, and practical details. If floor plans, topographic plans, or other essential documents are missing, the process slows down immediately. Delays create doubt. Doubt creates hesitation. Hesitation is where deals begin to wobble. Imagine what a difference it would make to finalise the sale in six weeks instead of six months. Having the right paperwork prepared from the start shows professionalism and helps buyers move forward with confidence and proceed with the purchase. It also makes the transaction smoother once interest becomes serious, which is not a small detail in the Greek property market, especially when the legal aspects are reviewed early to keep the sale moving.

6. Making Viewings Difficult When Trying to Sell Your Home

A property needs to be seen to be sold. That sounds obvious, but many sellers unintentionally make access too complicated. Limited availability for viewings, last-minute cancellations, or difficulty arranging access can all cost valuable opportunities. This is especially true when dealing with foreign buyers, who may be in Greece for only a short time and are trying to see multiple properties in a narrow window. If a house is not accessible, it cannot do its job. The easier it is to arrange a viewing, the easier it is for a buyer to imagine saying “yes”.

7. Adding Too Much Value For “Extras” 

Sellers often believe certain features should dramatically increase the price: additional buildability, future development potential, or technical advantages linked to the plot. Sometimes they do add value. But not always in the way the seller expects. Buyers tend to focus first on what is tangible and immediate: the home as it exists today, its condition, its paperwork, its location, and how easy it will be to use or resell. Potential is attractive, but only when it is clear, realistic, and relevant to the buyer. In other words, if anyone wishes to sell their house in Greece, they should note that future value can support a price. But it cannot carry the entire price on its back.

8. Ignoring Building or Legal Irregularities

This is one of the more serious issues. If there are unauthorised changes, building irregularities, or legal discrepancies, they need to be addressed properly before the sale progresses too far. Some issues can be settled. Others may be more complicated. But either way, they should not be discovered halfway through a transaction like an unpleasant plot twist. It is also important to use the right terminology here. In many cases, these issues are not “legalised” in the old sense of the word. What is usually required is proper settlement, adjustment, or regularisation under the applicable framework, depending on when the irregularity occurred and whether it can be dealt with at all. This is exactly why early legal and technical review matters so much. It protects both the seller and the sale.

9. Assuming The Buyer Will Absorb All Seller Costs

Another common trap is pricing the property based on everything the seller has spent over the years. Renovations, taxes, maintenance, improvements, paperwork, repairs; these all matter to the owner, of course. But they do not automatically translate into equal market value. Buyers are not reimbursing a history of expenses. They are evaluating what the property is worth now. That distinction matters. The most successful sellers are the ones who understand that market value and personal investment are not always the same thing.

How Elxis Can Help Sellers of Greek Real Estate

Reach International Buyers

For over 35 years, we have acted as a bridge between buyers and sellers. Every property we list has characteristics that make it genuinely appealing to our buyer base, which spans Western and Northern Europe, the US, and the UK. When you sell through us, we coordinate the whole process. We collect the paperwork and documents required for the sale and manage all third parties involved, including engineers and accountants. Those third parties charge their own fees, which you pay directly and separately from our commission. Other than that, your property is in front of buyers across international markets (the Netherlands, Belgium, Germany, France, the United Kingdom, the United States).

Targeted Marketing

Our marketing reaches international audiences through targeted digital campaigns, property fairs, international roadshows, and a weekly newsletter with over 30,000 recipients. We also have a strong digital presence with over 230,000 followers across social media and more than 150,000 monthly visitors to our website. The properties we list are advertised on platforms such as: A Place in the Sun, Rightmove, Green Acres, ImmoScout, Spitogatos, SecondHome.nl, Properstar, and Mer et Demeures.

Go Exclusive for More Benefits

Last but not least, if you sell your property exclusively with us, you unlock our full premium treatment: professional photography and videography, and priority placement across all our channels.

Case Study of Exclusive Villa Promotion

This is what an exclusive collaboration with us looks like in practice. For this villa, we handled the full video production: filming, editing, and distribution across our channels.