Selling Property in Greece: All Frequently Asked Questions Answered

Before You Decide to Sell

Is Now a Good Time to Sell Property in Greece?

The Greek property market operates differently from other European markets, particularly for international sellers. When it comes to market conditions, they vary significantly between tourist hotspots and mainland areas, with coastal properties generally experiencing higher demand from foreign buyers. Therefore, for international property owners, the selling timeline encompasses both marketing duration and legal processing time. Properties in sought-after locations like Crete or the Ionian Islands typically attract interest within the first few months, especially when priced competitively and marketed to the right audience.

Seasonal fluctuations play a crucial role in determining sale duration. The peak selling season runs from March through October, when international buyers actively search for Greek properties. Properties listed during winter months may experience longer marketing periods but can still attract serious buyers, particularly investors seeking year-round rental opportunities.

Should I Sell My Property Furnished?

It depends. When it comes to a holiday home, a furnished option usually sells better, as it’s possible that buyers from the Netherlands, Germany, Belgium, or the UK plan to visit it only a few times a year. In that case, it’s more convenient if the buyers can stay in the property they purchased soon after signing. For a permanent residence, the buyers probably prefer to customise their newly acquired space based on their own taste.

Can I Sell If the Property Has No Building Permit or Has Unauthorised Additions?

If there are unauthorised changes, building irregularities, or legal discrepancies, they need to be addressed properly before the sale progresses. Some issues can be settled, whereas 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.

Can I Sell a Property I Inherited?

Of course you can, once the inheritance is formally and officially completed. In other words, being named in a will or being the natural heir is not enough to proceed with selling a property. More specifically, there are three steps you need to take into account: First, the inheritance needs to be accepted through a notarial deed of acceptance. Second, the inheritance tax declaration has to be filed and settled with the tax office. And third, the property you wish to sell needs to be registered in your name at the Cadastre. If needed, our in-house legal team can assist you with a tailored approach.

Documents You Need as a Seller

Which Documents Do I Need to Sell My House in Greece?

At this point, you can also have a lawyer assist you with the property paperwork. A few required documents must be provided:

• The deed with which you acquired the property (purchase deed, donation deed, acceptance of inheritance)

• Topographical plan of the property (including floor plans)

• Energy Performance Certificate (EPC)

• Building permit, including the original permit and any subsequent revisions

• Electronic Building Identity

• Proof of Registration

• Water bill

• Copies of your personal ID

• Front and back of an electricity bill

• E-9 tax form and Tax Clearance Certificate

Please keep in mind that some of these documents may vary depending on when you first bought your home or the property's history, but all the legal requirements must be met before completion. Gathering a significant amount of documentation early helps confirm the property's legal status and avoid delays in property transactions. Some may also have an expiry date or may no longer be available if the property was purchased over a decade ago.

What is the Energy Performance Certificate and Who Pays for it?

The energy performance certificate (EPC, or Πιστοποιητικό Ενεργειακής Απόδοσης/ΠΕΑ in Greek) rates how much energy the building uses on a scale from A+ to H. It involves insulation, windows, heating and cooling systems, hot water, and it serves as evidence of the property’s energy efficiency while also being a mandatory document for the sale. Furthermore, it is essential for the sellers to provide an energy performance certificate, as it needs to appear in the notarial deed.

To achieve that, an engineer has to visit the property, measure the space, check the building permit, and verify the floor plan and building structure against the permit documentation. When it comes to the cost of the EPC, it depends on the size and type of the house. If you don’t have a valid EPC, we recommend arranging it early, before the property is listed on the market, as real estate agencies are obliged to provide the energy category of listed properties. It is valid for ten years, so there is no risk that it expires before the sale is completed.

What is a Tax Clearance Certificate?

The tax clearance certificate is a document from the Greek tax office that confirms there are no outstanding debts with the tax office relevant to the transfer and, as a result, you are free to transfer/sell your property. To be precise, there are two separate certificates: The first is the general tax clearance, which confirms that your overall tax position is clear. If you owe income tax, ENFIA from previous years, municipal fees, or any other assessed amount, it will not be issued until the debt is settled or arranged.

The second is the ENFIA certificate, which is specific to properties, as it confirms that annual property tax (ENFIA) has been declared and paid for the property intended for sale for the past five years, and that the property was correctly included in your E9 declaration each year. The good news is that you do not have to be physically in Greece for any of this. If you pick Elxis, it is handled by our legal team with a power of attorney, who can also handle tax clearance and related tax issues.

Can I Sell My Property if I'm Not in Greece?

Yes, you can. Property owners who live overseas can sell their house without flying back to Greece. Through a power of attorney, our legal team can act as your legal representative. We handle the whole selling process, including time-consuming tasks such as collecting the necessary documents, coordinating third parties involved, such as the accountant and engineer, managing buyer enquiries and viewings, and handling the practical steps remotely. This means you can transfer the property without having to organise anything yourself. Keep in mind that these third-party professionals charge their own fees, which are also paid by the seller.

Pricing and Valuation

How Do I Price My Greek Holiday Home?

Experience has taught us that the right price, supported by market knowledge, drives a sale. One of our core missions is to assist sellers in setting the asking price, based on their unique situation and backed by data-driven insights, careful analysis of the local market, and the market knowledge needed to position the property correctly in the Greek real estate market.

This gives your property the best chance of selling quickly at a price that reflects the market. A professional valuation also helps align your pricing with international buyer expectations. So, it's worth investing time and effort to catch the attention of your potential buyers.

There are a few factors that affect the price of a holiday home:

• Construction year

• Distance to the sea

• Accessibility

• Outdoor living space: Is there a terrace or a lush garden?

• Investment/rental potential

• Amenities and year-round living

If you wish to receive a more tailored valuation for your property, feel free to reach out to us.

How Does a Swimming Pool Raise My Home's Value?

In general, buyers who are seeking a holiday home in Greece are interested in a pool as a property feature. Investment-wise, properties with a pool also tend to achieve higher rates when rented out. A pool does not always pay back what it cost to be built, and its condition should be considered when it comes to property valuation, as it affects the asking price.

What Renovations Are Worth Doing Before Selling My Property in Greece?

It is recommended to start with the essential fixes first. For example, moisture, an outdated fuse box, or no proper earthing might not be relevant to how a property looks, but it absolutely has to do with safety. So, they should be the first priority when it comes to home improvements. Then, you should invest in your outdoor areas. Terraces, balconies, and gardens are what buyers fall for. After that, a refresh of the kitchens and bathrooms is advised: new handles, taps, and lighting.

Taxes and Costs for the Seller

What Taxes Do I Pay as a Seller?

Tax obligations for sellers remain subject to individual circumstances, including residency status, the nature of the property, and how property ownership is recorded. Capital Gains Tax on that profit is currently suspended in Greece until December 2026, so non-resident sellers are also exempt while the suspension remains in force. Foreign sellers, in particular, should take professional advice on their position before proceeding, as tax treaties between Greece and other countries can affect the outcome significantly.

Where the property is held through a foreign or a Greek company, the tax treatment can differ and should be reviewed individually to support a successful transaction. Foreign 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.

Any profit is generally the difference between the original purchase price and the sales price after deductible costs and fees. 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.

Is it True that Capital Gains Tax is Currently Suspended?

Yes. In general, Greece has a capital gains tax on property, but for individuals it is currently suspended. The suspension runs until 31 December 2026. In practice, an individual who sells within this period is not taxed in Greece on the profit, even where the sale price is higher than the purchase price. There are exceptions. If the tax authorities treat a sale as business activity, the profit can be taxed as business income instead, and in some cases VAT may apply. This can happen, for example, where someone makes three or more property sales within two years, or builds or buys a property specifically to resell rather than to use. Companies do not benefit from the suspension. They are taxed on property profits as part of corporate income, currently at 22%.

What Does a Real Estate Agent Charge?

The seller pays a commission to the agent representing them, due on completion of the sale. At Elxis, the commission is 3% + VAT, payable only once the sale has successfully been completed. The valuation, marketing, viewings, and negotiations that lead up to that point are carried out with no upfront charge. Commission levels vary across the Greek market, so the terms should always be agreed in writing before you move forward. Ask any agency directly how their commission is structured and when it falls due.

Do I Pay Notary and Legal Fees as a Seller?

Beyond the agent's commission, a number of professional costs are involved in completing a property sale in Greece. The buyer pays the transfer-related notary and registration costs, while the seller typically covers the engineer’s fee and their own legal and document costs. Depending on the property’s specifics and how recently its documentation has been updated, some additional costs may occasionally arise as part of the sale process. For example, an amendment to the ownership title may be required, which could involve additional notarial fees, as well as possible adjustments to the annual property tax (ENFIA). The exact fees depend on the property, its value, and its specific circumstances.

Do I Pay Transfer Tax as a Seller?

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, not the seller.

*Important update: The Greek Prime Minister, Kyriakos Mitsotakis, has announced that the property transfer tax for purchases by non-EU citizens is set to rise to 15%, with the change expected to apply from 1 January 2027. The implementing legislation has not yet been published, so the final scope, including how it may treat plots of land and commercial property, is not yet confirmed.

Marketing and Presenting the Property

How Can I Reach International Buyers?

Most international buyers start online, months before they visit the desired property in person, doing research in their own language from the Netherlands, Germany, Belgium, or the UK. Reaching them means being visible on the channels they use, in a language they read. This is why you should collaborate with a real estate company that markets abroad and can speak to these clients directly, in their language. Presentation and paperwork are the next steps.

We, at Elxis, take care of the rest. By picking us, you choose a dedicated team with more than 35 years of experience, multilingual real estate agents, broad reach to international buyers, and an in-house legal team that can coordinate the whole selling process on your behalf.

What Types of Photos Should I Have for My Property?

A key aspect to ensure a quick and smooth property sale is presentation. Since first impressions of a house start online, it makes sense that property photography drives initial interest, particularly among international buyers, who select the houses they are interested in before travelling to Greece for viewings. That translates into clean lines, natural light, tidy rooms, and the right angles, which 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.

What Virtual Tour Options Work Best for Greek Properties?

What works best depends less on technology and more on what the buyer still needs to know. A 360-degree tour is the strongest option for the house itself, as it allows someone to move through the rooms in their own time and get a real sense of the size and the layout. The other half of the job is done by drone footage, as it often shows the plot, the neighbourhood, and the distance to the sea. A live video call is also an option. Basically, the concept is someone walking through the property on camera, while the buyer can easily ask their questions. What matters is that the footage needs to be honest and well lit. A tour that hides spots on purpose can easily create doubt for the buyers.

Timing 

Should I List My Property in Winter or Summer?

Timing is one of the first considerations for property owners, though the answer is often more flexible than you might expect. The market for holiday homes in Greece remains active year-round, and international buyers begin their research long before they travel. Interest naturally aligns with the travel calendar, with many buyers planning viewing trips from spring through autumn. Consequently, a property that is ready for viewings ahead of peak season can benefit from heightened attention. Even so, presentation and preparation ultimately matter more than the month. A well-presented home with its paperwork in order can sell successfully whenever you choose to list it.

How Does the Tourism Season Affect Buyer Interest?

Tourism seasons create predictable waves of buyer interest that directly correlate with visitor patterns across Greece. Peak summer months from June to August generate the highest international buyer activity, as potential purchasers combine property viewing with holiday experiences. During high season, buyer demand intensifies particularly in coastal regions like Crete, Corfu, and the Cyclades.

International visitors often make emotional purchasing decisions after experiencing the Greek lifestyle firsthand. However, this period also brings challenges including limited professional availability, rushed viewing schedules, and inflated expectations. Shoulder seasons (April-May and September-October) attract more serious property buyers who travel specifically for real estate purposes. These buyers typically conduct more thorough due diligence and have clearer budget parameters.

Winter months see dramatically reduced viewing activity, though serious investors and Golden Visa applicants continue their property search regardless of season. The tourism calendar also influences which property types receive attention. Holiday homes near beaches peak during summer months, whilst properties suitable for permanent residence or investment maintain steadier interest throughout the year.

How Long Does it Take to Sell a Property in Greece?

It depends on the property, the region, and how complete your documents are. As a rough guide, expect somewhere between two and four months. Once a buyer is committed, the legal completion follows. That covers contract preparation, due diligence, any financing, and the final transfer at the notary. Because parts of the timeline sit with the notary and the tax office, we keep you updated as each step lands rather than promising fixed dates we do not control. Competitive pricing, honest photography, and complete paperwork required from the outset are what move a sale along. Most delays trace back to missing documents, an unrealistic price, or a complication in the seller’s ownership title.

Buyers, Viewings, and Offers

How Do I Prepare for a House Viewing?

Before anything else, the property needs to feel cared for. Buyers notice the loose handle, the cracked tile, the peeling shutter. Small maintenance issues do not just look bad in isolation. They raise a bigger question in the buyer's mind: what else has been left? That question is hard to shake once it has been asked. Also, for most international buyers, the outdoor space is one of the most important features they look for in a Greek property.

The terrace, the garden, the view, the pool if there is one: these are not secondary features. They are often the primary ones. Clean and arrange any outdoor furniture so the space looks lived in and inviting, not abandoned. Trim any overgrown vegetation. If there are pots that can add colour without looking overdone, use them. The goal is not to style the space beyond recognition. It is to help the buyer immediately picture themselves there. When it comes to the interior, remove excess furniture and personal clutter.

Open shutters and curtains before any visit or photography. Make sure all lights work. The property should feel spacious, light, and calm. If the property has genuine architectural character, stone walls, wooden beams, vaulted ceilings, and traditional tile floors, do not cover or crowd these features. They are exactly what international buyers are looking for and what distinguishes your property from a generic holiday apartment.

What Happens if I Receive Multiple Offers?

Then, congratulations! More than one offer puts you in a strong position. Keep in mind, though, that price is only one part of the comparison. More specifically, a buyer who can pay from their own funds can move forward quickly. On the other hand, if a mortgage approval is pending, this can cause delays. Some buyers want a fast completion, while others need months. Of course, there is no obligation to accept anything; you can easily decline all of them until the best deal is found for you. Nothing is binding until a private purchase agreement (PPA) or a notary pre-contract is signed, after which the buyer typically pays a deposit between 5% and 10% of the purchase price. If the seller withdraws after that stage, they may have to return twice the deposit amount.

Getting Paid

How Do Currency Fluctuations Affect Greek Property Sales?

Less than you might expect, as the largest group of buyers in Greece already uses the euro. For a Dutch, Belgian, German, or French buyer, the exchange rate does not enter into it at all. Where it does show up is with buyers from the UK, the US, Scandinavia, and Switzerland. When their currency is strong against the euro, Greek property becomes cheaper for them without a single price changing. As a seller, you rarely experience this directly, and it does not affect your property’s worth.

Should I Price My Property in Euros or My Home Country Currency?

In euros. Greek property is bought and sold in euros, the notarial deed is drawn up in euros, and the transfer tax and fees are all calculated in euros. Foreign buyers are used to this, and they proceed with their own conversion when needed.

Working with a Real Estate Agent

Choosing A Real Estate Agent

Greek law doesn’t require you to work with a real estate agent in Greece, but most owners find it pays for itself. Real estate agents can connect you with buyers from all over the world, which is hard to do on your own from a distance. They have strong knowledge of the local market and can assist you in determining a realistic asking price. Once the property is listed, they manage all communication with prospective buyers, including viewings. When it comes to the paperwork, an agent can get you in touch with the civil engineer, notary, and lawyer you’ll need. If you don’t live in Greece or don’t speak the language, that is usually where a private sale starts to stall.

What Should I Ask a Greek Real Estate Agent Before Signing?

It’s recommended to start with the practical terms of the agreement itself. What is the commission, how long does the agreement run, whether the collaboration is exclusive, and what that exactly means in practice. Lastly, you should ask for a full picture of the seller costs you should expect, to avoid unpleasant surprises at the notary’s office.

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. Your property is presented through multiple platforms and channels to 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. We advertise the properties we list 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.

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