How to Buy Property in Greece for Golden Visa: Step-by-Step Legal Roadmap

Buying property in Greece as a foreigner isn't complicated—but it is bureaucratic. Between AFM tax numbers, notary appointments, land registry checks, and visa applications, there are 23+ distinct steps you need to complete.

Miss one? Your Golden Visa application gets rejected.

This legal roadmap gives you the exact step-by-step process to buy property in Greece and secure your Golden Visa, complete with timelines, required documents, and cost breakdowns.

Meta Description: Complete legal guide to buying Greek property for Golden Visa: from AFM tax number to notary signing, lawyer selection, property taxes, and visa application process with exact timelines and costs.

Overview: The 3 Phases of Buying Property for Golden Visa

Phase	Duration	Key Actions
Phase 1: Pre-Purchase Setup	2–4 weeks	AFM tax number, bank account, lawyer selection
Phase 2: Property Purchase	2–4 months	Property search, due diligence, notary signing, land registry
Phase 3: Golden Visa Application	3–6 months	Document preparation, visa submission, biometrics, permit issuance

Total Timeline: 6–12 months from start to Golden Visa in hand.

Phase 1: Pre-Purchase Setup (Weeks 1–4)

Before you can even make an offer on a property, you need to establish your legal and financial presence in Greece.

Step 1: Obtain Your Greek Tax Number (AFM)

What: AFM (Αριθμός Φορολογικού Μητρώου) = Your Greek tax ID
Why: Required for all property transactions
How:

Option A (In-Person): Visit any Greek tax office (DOY) with your passport
Option B (Remote): Authorize a Greek lawyer to obtain it on your behalf (power of attorney required)

Documents Needed:

Valid passport
Proof of address in your home country
Power of attorney (if applying remotely)

Cost: Free
Timeline: 1–3 days (in-person), 1–2 weeks (remote)

Pro Tip: If you're visiting Greece for property hunting, get your AFM on Day 1. It unlocks bank accounts and property viewings.

Step 2: Open a Greek Bank Account

What: Local bank account for property transactions
Why: Required to transfer funds, pay taxes, and manage ongoing property costs
How: Visit a bank branch in Greece

Banks Popular with Foreigners:

Piraeus Bank: English-speaking staff, branch network
National Bank of Greece (NBG): Largest bank
Eurobank: Good for expats
Alpha Bank: Strong digital banking

Documents Needed:

Passport
AFM tax number
Proof of address (utility bill, rental contract)
Initial deposit (€500–€1,000 typical)

Cost: €0–€100 annual maintenance fees
Timeline: 1–2 days

Pro Tip: Some banks offer "non-resident accounts" that don't require a Greek address. Ask specifically about these if you're not yet living in Greece.

Step 3: Hire a Greek Lawyer (Critical!)

What: Licensed Greek property lawyer
Why: Greek property law is complex, and due diligence is mandatory

Your Lawyer's Role:

✅ Verify property title (no hidden debts, legal construction)
✅ Check land registry (ownership history, disputes)
✅ Draft or review purchase contracts
✅ Represent you at notary signing
✅ Submit Golden Visa application
✅ Handle tax filings

How to Find:

Ask your real estate agent for recommendations
Check Athens Bar Association directory (dikigoros.gr)
Use expat forums (GreeceExpats.com, Reddit r/greece)

Red Flags to Avoid:

❌ Lawyers recommended by sellers (conflict of interest)
❌ No fluent English or your native language
❌ No property law specialization

Cost: 1–2% of property value (€4,000–€16,000 for a €400,000 property)
Timeline: 1 week to select and onboard

Pro Tip: Interview 3 lawyers before choosing. Ask for client references and previous Golden Visa cases handled.

Step 4: Secure Financing (If Not Paying Cash)

What: Mortgage or cash transfer logistics
Why: Most Golden Visa applicants pay cash, but mortgages are possible

Option A: Greek Mortgage (Rare for Foreigners)

Greek banks rarely lend to non-residents for investment properties
If approved, expect 30–40% down payment, 4–6% interest rates
Timeline: 2–3 months

Option B: Cash Purchase (Most Common)

Transfer funds from your home country to Greek bank account
Declare source of funds (anti-money laundering compliance)
Timeline: 3–7 days (international wire transfer)

Documents for Cash Transfer:

Bank statements (last 6 months)
Tax returns (proving income source)
Letter from your bank confirming fund origin

Pro Tip: Transfer funds after signing the preliminary contract but before the notary appointment. Notaries want to see proof of payment.

Phase 2: Property Purchase (Months 1–4)

Step 5: Property Search & Selection

What: Find properties that meet Golden Visa requirements
Where to Search:

Spitogatos.gr: Greece's largest property portal
XE.gr: Second-largest portal
Tospitimou.gr: Local listings
International agents: Sotheby's, Savills, Engel & Völkers (luxury)

Golden Visa Checklist:

✅ Minimum €400,000 value (or €800,000 in restricted zones)
✅ Clear legal title (no illegal construction)
✅ Registered with land registry (ktima-tologio)
✅ All property taxes paid (ENFIA)

Timeline: 2–8 weeks (depends on how picky you are)

Pro Tip: Use our property analysis tool to compare neighborhoods, rental yields, and Golden Visa eligibility before scheduling viewings.

Step 6: Make an Offer & Negotiate

What: Formal written offer to the seller
How: Your lawyer or agent submits the offer

Typical Negotiation Points:

Purchase price (expect 5–15% below asking in non-hot markets)
Included furniture/appliances
Repairs or renovations
Closing timeline

Timeline: 1–2 weeks

Pro Tip: In Greece, everything is negotiable. Sellers often price 10–20% above their bottom line. Don't accept the first price.

Step 7: Sign Preliminary Contract (Προσύμφωνο)

What: Binding agreement outlining purchase terms
Key Terms:

Purchase price
Deposit amount (typically 10%)
Final closing date
Conditions (pending due diligence, mortgage approval, etc.)

Payment:

You pay 10% deposit into an escrow account or directly to seller
This deposit is non-refundable if you back out without cause

Timeline: 1 day (signing appointment)

Pro Tip: Include a due diligence clause that allows you to cancel if the lawyer discovers title issues. This protects your deposit.

Step 8: Legal Due Diligence (Critical!)

What: Your lawyer investigates the property's legal status
What They Check:

✅ Title deed (τίτλος ιδιοκτησίας): Confirms seller is legal owner
✅ Land registry (κτηματολόγιο): No disputes, liens, or encumbrances
✅ Building permit (οικοδομική άδεια): Construction is legal
✅ Property tax clearance (ENFIA): All taxes paid
✅ Utilities (ΔΕΗ, ΕΥΔΑΠ): No unpaid bills
✅ Topographic diagram: Property boundaries match deed

Timeline: 2–6 weeks

Common Issues Found:

❌ Illegal construction (extra floor, balcony, etc.)
❌ Outstanding debts (liens from previous owner)
❌ Inheritance disputes (multiple heirs claiming ownership)
❌ Missing building permits

Pro Tip: If your lawyer finds issues, you can:

Negotiate a lower price
Require seller to fix issues before closing
Walk away and get your deposit back (if due diligence clause exists)

Step 9: Obtain Building Efficiency Certificate (PEA)

What: Energy performance certificate
Why: Mandatory for all property sales in Greece
Who Gets It: Usually the seller, but confirm in your contract

Cost: €80–€200
Timeline: 1 week

Step 10: Notary Appointment (Συμβολαιογράφος)

What: Official deed transfer in front of a Greek notary
Who Attends:

You (buyer) or your lawyer with power of attorney
Seller
Notary

What Happens:

Notary reads the deed aloud (yes, the entire thing—can take 30+ minutes)
Both parties sign
You pay the remaining 90% of purchase price
Notary registers the deed

Documents You Need:

Passport
AFM tax number
Proof of funds (bank statement showing payment)
Preliminary contract

Cost: 1–1.5% of property value (€4,000–€12,000)
Timeline: 1 day (appointment), but can take 2–4 weeks to schedule

Pro Tip: Notaries in Greece are appointed by the state and rotate cases. You can't choose your notary, but your lawyer will coordinate.

Step 11: Pay Property Transfer Tax

What: Tax on property ownership transfer
Rate: 3.09% of property value

Example:

€400,000 property = €12,360 tax
€800,000 property = €24,720 tax

When: Paid within 30 days of notary signing
How: Your lawyer handles this via TAXISnet (online tax system)

Timeline: 1 day (payment), 1–2 weeks (confirmation)

Step 12: Register with Land Registry (Κτηματολόγιο)

What: Official government record of property ownership
Why: Without this, you're not the legal owner in the eyes of the state
Who Does It: Your lawyer

Documents Needed:

Notarized deed
Transfer tax receipt
Topographic diagram
AFM

Cost: €200–€500 (registration fees)
Timeline: 2–6 weeks

Pro Tip: Check the registration status online at ktimatologio.gr after 4 weeks. If it's delayed, your lawyer should follow up.

Step 13: Set Up Utilities & Property Tax (ENFIA)

What: Electricity, water, and annual property tax
How:

Electricity (ΔΕΗ/PPC): Transfer to your name online or at ΔΕΗ office
Water (ΕΥΔΑΠ): Similar process for Athens; local companies for other cities
ENFIA: Automatically calculated by tax office based on property size/value

Annual ENFIA Cost:

€500–€2,000 for a typical €400,000 apartment
€1,500–€5,000 for a luxury villa

Timeline: 1–2 weeks

Phase 3: Golden Visa Application (Months 3–6)

Step 14: Gather Golden Visa Documents

What: Prepare your residency application package
Required Documents:

✅ Valid passport (6+ months remaining)
✅ Medical insurance (covering Greece, minimum €30,000 coverage)
✅ Criminal background check (from your home country, apostilled)
✅ Birth certificate (apostilled)
✅ Marriage certificate (if spouse included, apostilled)
✅ Property deed (notarized copy)
✅ Land registry certificate
✅ Transfer tax receipt
✅ Proof of investment (bank transfer records)
✅ Passport photos (4 recent photos, white background)

Timeline: 2–4 weeks to collect and apostille documents

Pro Tip: "Apostille" = international certification that your documents are authentic. Get this from your home country's designated authority (e.g., US Secretary of State, UK Foreign Office).

Step 15: Submit Golden Visa Application

What: File your residency permit application
Where:

Option A: Greek consulate in your home country (if applying from abroad)
Option B: Immigration office in Greece (if you're in Greece on a tourist visa)

Application Fee:

€2,000 (main applicant)
€150 per additional family member

Timeline: 1 day (submission), 3–6 months (processing)

Pro Tip: Applying in Greece is often faster (2–3 months) than applying from abroad (4–6 months). If you can enter on a tourist visa and apply locally, do so.

Step 16: Biometric Data Collection

What: Fingerprints and photo for residence card
Where: Immigration office in Greece (you must enter Greece for this step)
Timeline: 30–60 days after application submission

Step 17: Receive Golden Visa Residence Permit

What: 5-year residence card
Format: Physical card (looks like a Greek ID card)
Validity: 5 years, renewable indefinitely

Timeline: 2–4 weeks after biometrics

Congratulations! You're now a Greek resident. 🇬🇷

Complete Cost Breakdown (€400,000 Property Example)

Expense	Cost	% of Property Value
Property purchase	€400,000	100%
Transfer tax (3.09%)	€12,360	3.09%
Notary fees (1–1.5%)	€4,000–€6,000	1–1.5%
Lawyer fees (1–2%)	€4,000–€8,000	1–2%
Real estate agent (2%)	€0 (paid by seller)	0%
Land registry fees	€300	0.075%
Energy certificate (PEA)	€100	0.025%
Golden Visa application	€2,000	0.5%
Medical insurance (annual)	€500	0.125%
Total Upfront Cost	€423,260–€429,260	~106%

Ongoing Annual Costs:

ENFIA (property tax): €800–€2,000
Medical insurance: €500–€1,000
Utilities: €600–€1,200
Total: €1,900–€4,200/year

Common Mistakes to Avoid

❌ 1. Skipping the Lawyer

Why It's Bad: Greek property law has hidden pitfalls (illegal construction, liens, inheritance disputes) that only a lawyer can catch.
Fix: Budget 1–2% for a lawyer—it's the best insurance you'll buy.

❌ 2. Trusting the Seller's Documents

Why It's Bad: Sellers may not know (or may hide) that their property has legal issues.
Fix: Independent due diligence through your lawyer is mandatory.

❌ 3. Not Apostilling Documents in Advance

Why It's Bad: Apostille processing can take 4–8 weeks in some countries. If you wait until after buying the property, your visa application gets delayed.
Fix: Start apostilling your birth certificate, criminal record, etc., during property hunting.

❌ 4. Buying Before Securing Financing

Why It's Bad: If your wire transfer gets delayed or rejected, you could breach your purchase contract and lose your deposit.
Fix: Have funds liquid and transferrable before signing the preliminary contract.

❌ 5. Ignoring Property Tax (ENFIA)

Why It's Bad: ENFIA can be €2,000–€5,000/year for luxury properties. Budget for this or you'll be surprised.
Fix: Ask your lawyer to estimate ENFIA before purchasing.

Timeline Summary: 6-Month Fast Track

Month	Actions
Month 1	Get AFM, open bank account, hire lawyer, search properties
Month 2	Make offer, sign preliminary contract, start due diligence, apostille documents
Month 3	Complete due diligence, notary signing, pay transfer tax, land registry
Month 4	Submit Golden Visa application, collect biometrics
Months 5–6	Wait for visa processing, receive residence permit

Pro Tip: If you're super organized and applying from within Greece, you can compress this to 4–5 months. But budget for 6–12 months to account for bureaucratic delays.

Next Steps: Your Action Plan

This Week:

✅ Get your passport apostilled (if needed)
✅ Research Greek lawyers (interview 3)
✅ Open a Greek bank account (if visiting Greece)

This Month:

✅ Obtain AFM tax number
✅ Shortlist 5–10 properties using our analysis tool
✅ Start collecting documents (birth certificate, criminal record)

Next 3 Months:

✅ Visit Greece, view properties, make offer
✅ Complete due diligence and notary signing
✅ Submit Golden Visa application

Ready to start your Golden Visa journey? Use our step-by-step checklist to track your progress and ensure you don't miss any critical steps.

Frequently Asked Questions

Can I buy property remotely without visiting Greece?

Yes, using a power of attorney. Your lawyer can represent you at the notary signing. However, you must visit Greece for biometric data collection during the visa process.

How long does the entire process take?

Fastest: 4–5 months (if you're in Greece and hyper-organized)
Average: 6–9 months
Worst case: 12+ months (if dealing with legal issues or slow bureaucracy)

Do I need to speak Greek?

No. Most lawyers, notaries, and agents in Athens/Thessaloniki speak English. Documents are in Greek, but your lawyer translates.

What if the property has illegal construction?

You have three options:

Legalize it: Seller pays to get building permits retroactively (can take 6–12 months)
Discount the price: Negotiate a lower price reflecting the risk
Walk away: If the illegal construction is severe, cancel the contract

Can I use a mortgage for the Golden Visa?

Yes, but the equity you own must meet the €400,000 threshold. Example: You buy a €500,000 property with a €150,000 mortgage = €350,000 equity = doesn't qualify. You'd need €400,000+ equity.

Final Thoughts

Buying property in Greece for the Golden Visa is a structured process with clear steps—but it's unforgiving of shortcuts. The investors who succeed are those who:

✅ Hire excellent lawyers
✅ Do thorough due diligence
✅ Budget for all costs (not just the property price)
✅ Start document collection early

Follow this roadmap, and in 6 months, you'll be a Greek resident.

How to Buy Property in Greece for Golden Visa: Step-by-Step Legal Roadmap

Miss one? Your Golden Visa application gets rejected.

This legal roadmap gives you the exact step-by-step process to buy property in Greece and secure your Golden Visa, complete with timelines, required documents, and cost breakdowns.

Overview: The 3 Phases of Buying Property for Golden Visa

Phase	Duration	Key Actions
Phase 1: Pre-Purchase Setup	2–4 weeks	AFM tax number, bank account, lawyer selection
Phase 2: Property Purchase	2–4 months	Property search, due diligence, notary signing, land registry
Phase 3: Golden Visa Application	3–6 months	Document preparation, visa submission, biometrics, permit issuance

Total Timeline: 6–12 months from start to Golden Visa in hand.

Phase 1: Pre-Purchase Setup (Weeks 1–4)

Before you can even make an offer on a property, you need to establish your legal and financial presence in Greece.

Step 1: Obtain Your Greek Tax Number (AFM)

What: AFM (Αριθμός Φορολογικού Μητρώου) = Your Greek tax ID
Why: Required for all property transactions
How:

Option A (In-Person): Visit any Greek tax office (DOY) with your passport
Option B (Remote): Authorize a Greek lawyer to obtain it on your behalf (power of attorney required)

Documents Needed:

Valid passport
Proof of address in your home country
Power of attorney (if applying remotely)

Cost: Free
Timeline: 1–3 days (in-person), 1–2 weeks (remote)

Pro Tip: If you're visiting Greece for property hunting, get your AFM on Day 1. It unlocks bank accounts and property viewings.

Step 2: Open a Greek Bank Account

What: Local bank account for property transactions
Why: Required to transfer funds, pay taxes, and manage ongoing property costs
How: Visit a bank branch in Greece

Banks Popular with Foreigners:

Piraeus Bank: English-speaking staff, branch network
National Bank of Greece (NBG): Largest bank
Eurobank: Good for expats
Alpha Bank: Strong digital banking

Documents Needed:

Passport
AFM tax number
Proof of address (utility bill, rental contract)
Initial deposit (€500–€1,000 typical)

Cost: €0–€100 annual maintenance fees
Timeline: 1–2 days

Pro Tip: Some banks offer "non-resident accounts" that don't require a Greek address. Ask specifically about these if you're not yet living in Greece.

Step 3: Hire a Greek Lawyer (Critical!)

What: Licensed Greek property lawyer
Why: Greek property law is complex, and due diligence is mandatory

Your Lawyer's Role:

✅ Verify property title (no hidden debts, legal construction)
✅ Check land registry (ownership history, disputes)
✅ Draft or review purchase contracts
✅ Represent you at notary signing
✅ Submit Golden Visa application
✅ Handle tax filings

How to Find:

Ask your real estate agent for recommendations
Check Athens Bar Association directory (dikigoros.gr)
Use expat forums (GreeceExpats.com, Reddit r/greece)

Red Flags to Avoid:

❌ Lawyers recommended by sellers (conflict of interest)
❌ No fluent English or your native language
❌ No property law specialization

Cost: 1–2% of property value (€4,000–€16,000 for a €400,000 property)
Timeline: 1 week to select and onboard

Pro Tip: Interview 3 lawyers before choosing. Ask for client references and previous Golden Visa cases handled.

Step 4: Secure Financing (If Not Paying Cash)

What: Mortgage or cash transfer logistics
Why: Most Golden Visa applicants pay cash, but mortgages are possible

Option A: Greek Mortgage (Rare for Foreigners)

Greek banks rarely lend to non-residents for investment properties
If approved, expect 30–40% down payment, 4–6% interest rates
Timeline: 2–3 months

Option B: Cash Purchase (Most Common)

Transfer funds from your home country to Greek bank account
Declare source of funds (anti-money laundering compliance)
Timeline: 3–7 days (international wire transfer)

Documents for Cash Transfer:

Bank statements (last 6 months)
Tax returns (proving income source)
Letter from your bank confirming fund origin

Pro Tip: Transfer funds after signing the preliminary contract but before the notary appointment. Notaries want to see proof of payment.

Phase 2: Property Purchase (Months 1–4)

Step 5: Property Search & Selection

What: Find properties that meet Golden Visa requirements
Where to Search:

Spitogatos.gr: Greece's largest property portal
XE.gr: Second-largest portal
Tospitimou.gr: Local listings
International agents: Sotheby's, Savills, Engel & Völkers (luxury)

Golden Visa Checklist:

✅ Minimum €400,000 value (or €800,000 in restricted zones)
✅ Clear legal title (no illegal construction)
✅ Registered with land registry (ktima-tologio)
✅ All property taxes paid (ENFIA)

Timeline: 2–8 weeks (depends on how picky you are)

Pro Tip: Use our property analysis tool to compare neighborhoods, rental yields, and Golden Visa eligibility before scheduling viewings.

Step 6: Make an Offer & Negotiate

What: Formal written offer to the seller
How: Your lawyer or agent submits the offer

Typical Negotiation Points:

Purchase price (expect 5–15% below asking in non-hot markets)
Included furniture/appliances
Repairs or renovations
Closing timeline

Timeline: 1–2 weeks

Pro Tip: In Greece, everything is negotiable. Sellers often price 10–20% above their bottom line. Don't accept the first price.

Step 7: Sign Preliminary Contract (Προσύμφωνο)

What: Binding agreement outlining purchase terms
Key Terms:

Purchase price
Deposit amount (typically 10%)
Final closing date
Conditions (pending due diligence, mortgage approval, etc.)

Payment:

You pay 10% deposit into an escrow account or directly to seller
This deposit is non-refundable if you back out without cause

Timeline: 1 day (signing appointment)

Pro Tip: Include a due diligence clause that allows you to cancel if the lawyer discovers title issues. This protects your deposit.

Step 8: Legal Due Diligence (Critical!)

What: Your lawyer investigates the property's legal status
What They Check:

✅ Title deed (τίτλος ιδιοκτησίας): Confirms seller is legal owner
✅ Land registry (κτηματολόγιο): No disputes, liens, or encumbrances
✅ Building permit (οικοδομική άδεια): Construction is legal
✅ Property tax clearance (ENFIA): All taxes paid
✅ Utilities (ΔΕΗ, ΕΥΔΑΠ): No unpaid bills
✅ Topographic diagram: Property boundaries match deed

Timeline: 2–6 weeks

Common Issues Found:

❌ Illegal construction (extra floor, balcony, etc.)
❌ Outstanding debts (liens from previous owner)
❌ Inheritance disputes (multiple heirs claiming ownership)
❌ Missing building permits

Pro Tip: If your lawyer finds issues, you can:

Negotiate a lower price
Require seller to fix issues before closing
Walk away and get your deposit back (if due diligence clause exists)

Step 9: Obtain Building Efficiency Certificate (PEA)

What: Energy performance certificate
Why: Mandatory for all property sales in Greece
Who Gets It: Usually the seller, but confirm in your contract

Cost: €80–€200
Timeline: 1 week

Step 10: Notary Appointment (Συμβολαιογράφος)

What: Official deed transfer in front of a Greek notary
Who Attends:

You (buyer) or your lawyer with power of attorney
Seller
Notary

What Happens:

Notary reads the deed aloud (yes, the entire thing—can take 30+ minutes)
Both parties sign
You pay the remaining 90% of purchase price
Notary registers the deed

Documents You Need:

Passport
AFM tax number
Proof of funds (bank statement showing payment)
Preliminary contract

Cost: 1–1.5% of property value (€4,000–€12,000)
Timeline: 1 day (appointment), but can take 2–4 weeks to schedule

Pro Tip: Notaries in Greece are appointed by the state and rotate cases. You can't choose your notary, but your lawyer will coordinate.

Step 11: Pay Property Transfer Tax

What: Tax on property ownership transfer
Rate: 3.09% of property value

Example:

€400,000 property = €12,360 tax
€800,000 property = €24,720 tax

When: Paid within 30 days of notary signing
How: Your lawyer handles this via TAXISnet (online tax system)

Timeline: 1 day (payment), 1–2 weeks (confirmation)

Step 12: Register with Land Registry (Κτηματολόγιο)

What: Official government record of property ownership
Why: Without this, you're not the legal owner in the eyes of the state
Who Does It: Your lawyer

Documents Needed:

Notarized deed
Transfer tax receipt
Topographic diagram
AFM

Cost: €200–€500 (registration fees)
Timeline: 2–6 weeks

Pro Tip: Check the registration status online at ktimatologio.gr after 4 weeks. If it's delayed, your lawyer should follow up.

Step 13: Set Up Utilities & Property Tax (ENFIA)

What: Electricity, water, and annual property tax
How:

Electricity (ΔΕΗ/PPC): Transfer to your name online or at ΔΕΗ office
Water (ΕΥΔΑΠ): Similar process for Athens; local companies for other cities
ENFIA: Automatically calculated by tax office based on property size/value

Annual ENFIA Cost:

€500–€2,000 for a typical €400,000 apartment
€1,500–€5,000 for a luxury villa

Timeline: 1–2 weeks

Phase 3: Golden Visa Application (Months 3–6)

Step 14: Gather Golden Visa Documents

What: Prepare your residency application package
Required Documents:

✅ Valid passport (6+ months remaining)
✅ Medical insurance (covering Greece, minimum €30,000 coverage)
✅ Criminal background check (from your home country, apostilled)
✅ Birth certificate (apostilled)
✅ Marriage certificate (if spouse included, apostilled)
✅ Property deed (notarized copy)
✅ Land registry certificate
✅ Transfer tax receipt
✅ Proof of investment (bank transfer records)
✅ Passport photos (4 recent photos, white background)

Timeline: 2–4 weeks to collect and apostille documents

Pro Tip: "Apostille" = international certification that your documents are authentic. Get this from your home country's designated authority (e.g., US Secretary of State, UK Foreign Office).

Step 15: Submit Golden Visa Application

What: File your residency permit application
Where:

Option A: Greek consulate in your home country (if applying from abroad)
Option B: Immigration office in Greece (if you're in Greece on a tourist visa)

Application Fee:

€2,000 (main applicant)
€150 per additional family member

Timeline: 1 day (submission), 3–6 months (processing)

Pro Tip: Applying in Greece is often faster (2–3 months) than applying from abroad (4–6 months). If you can enter on a tourist visa and apply locally, do so.

Step 16: Biometric Data Collection

What: Fingerprints and photo for residence card
Where: Immigration office in Greece (you must enter Greece for this step)
Timeline: 30–60 days after application submission

Step 17: Receive Golden Visa Residence Permit

What: 5-year residence card
Format: Physical card (looks like a Greek ID card)
Validity: 5 years, renewable indefinitely

Timeline: 2–4 weeks after biometrics

Congratulations! You're now a Greek resident. 🇬🇷

Complete Cost Breakdown (€400,000 Property Example)

Expense	Cost	% of Property Value
Property purchase	€400,000	100%
Transfer tax (3.09%)	€12,360	3.09%
Notary fees (1–1.5%)	€4,000–€6,000	1–1.5%
Lawyer fees (1–2%)	€4,000–€8,000	1–2%
Real estate agent (2%)	€0 (paid by seller)	0%
Land registry fees	€300	0.075%
Energy certificate (PEA)	€100	0.025%
Golden Visa application	€2,000	0.5%
Medical insurance (annual)	€500	0.125%
Total Upfront Cost	€423,260–€429,260	~106%

Ongoing Annual Costs:

ENFIA (property tax): €800–€2,000
Medical insurance: €500–€1,000
Utilities: €600–€1,200
Total: €1,900–€4,200/year

Common Mistakes to Avoid

❌ 1. Skipping the Lawyer

❌ 2. Trusting the Seller's Documents

Why It's Bad: Sellers may not know (or may hide) that their property has legal issues.
Fix: Independent due diligence through your lawyer is mandatory.

❌ 3. Not Apostilling Documents in Advance

❌ 4. Buying Before Securing Financing

❌ 5. Ignoring Property Tax (ENFIA)

Why It's Bad: ENFIA can be €2,000–€5,000/year for luxury properties. Budget for this or you'll be surprised.
Fix: Ask your lawyer to estimate ENFIA before purchasing.

Timeline Summary: 6-Month Fast Track

Month	Actions
Month 1	Get AFM, open bank account, hire lawyer, search properties
Month 2	Make offer, sign preliminary contract, start due diligence, apostille documents
Month 3	Complete due diligence, notary signing, pay transfer tax, land registry
Month 4	Submit Golden Visa application, collect biometrics
Months 5–6	Wait for visa processing, receive residence permit

Pro Tip: If you're super organized and applying from within Greece, you can compress this to 4–5 months. But budget for 6–12 months to account for bureaucratic delays.

Next Steps: Your Action Plan

This Week:

✅ Get your passport apostilled (if needed)
✅ Research Greek lawyers (interview 3)
✅ Open a Greek bank account (if visiting Greece)

This Month:

✅ Obtain AFM tax number
✅ Shortlist 5–10 properties using our analysis tool
✅ Start collecting documents (birth certificate, criminal record)

Next 3 Months:

✅ Visit Greece, view properties, make offer
✅ Complete due diligence and notary signing
✅ Submit Golden Visa application

Ready to start your Golden Visa journey? Use our step-by-step checklist to track your progress and ensure you don't miss any critical steps.

Frequently Asked Questions

Can I buy property remotely without visiting Greece?

Yes, using a power of attorney. Your lawyer can represent you at the notary signing. However, you must visit Greece for biometric data collection during the visa process.

How long does the entire process take?

Fastest: 4–5 months (if you're in Greece and hyper-organized)
Average: 6–9 months
Worst case: 12+ months (if dealing with legal issues or slow bureaucracy)

Do I need to speak Greek?

No. Most lawyers, notaries, and agents in Athens/Thessaloniki speak English. Documents are in Greek, but your lawyer translates.

What if the property has illegal construction?

You have three options:

Legalize it: Seller pays to get building permits retroactively (can take 6–12 months)
Discount the price: Negotiate a lower price reflecting the risk
Walk away: If the illegal construction is severe, cancel the contract

Can I use a mortgage for the Golden Visa?

Final Thoughts

Buying property in Greece for the Golden Visa is a structured process with clear steps—but it's unforgiving of shortcuts. The investors who succeed are those who:

✅ Hire excellent lawyers
✅ Do thorough due diligence
✅ Budget for all costs (not just the property price)
✅ Start document collection early

Follow this roadmap, and in 6 months, you'll be a Greek resident.

How to Buy Property in Greece for Golden Visa: Step-by-Step Legal Roadmap

How to Buy Property in Greece for Golden Visa: Step-by-Step Legal Roadmap

Overview: The 3 Phases of Buying Property for Golden Visa

Phase 1: Pre-Purchase Setup (Weeks 1–4)

Step 1: Obtain Your Greek Tax Number (AFM)

Step 2: Open a Greek Bank Account

Step 3: Hire a Greek Lawyer (Critical!)

Step 4: Secure Financing (If Not Paying Cash)

Phase 2: Property Purchase (Months 1–4)

Step 5: Property Search & Selection

Step 6: Make an Offer & Negotiate

Step 7: Sign Preliminary Contract (Προσύμφωνο)

Step 8: Legal Due Diligence (Critical!)

Step 9: Obtain Building Efficiency Certificate (PEA)

Step 10: Notary Appointment (Συμβολαιογράφος)

Step 11: Pay Property Transfer Tax

Step 12: Register with Land Registry (Κτηματολόγιο)

Step 13: Set Up Utilities & Property Tax (ENFIA)

Phase 3: Golden Visa Application (Months 3–6)

Step 14: Gather Golden Visa Documents

Step 15: Submit Golden Visa Application

Step 16: Biometric Data Collection

Step 17: Receive Golden Visa Residence Permit

Complete Cost Breakdown (€400,000 Property Example)

Common Mistakes to Avoid

❌ 1. Skipping the Lawyer

❌ 2. Trusting the Seller's Documents

❌ 3. Not Apostilling Documents in Advance

❌ 4. Buying Before Securing Financing

❌ 5. Ignoring Property Tax (ENFIA)

Timeline Summary: 6-Month Fast Track

Next Steps: Your Action Plan

This Week:

This Month:

Next 3 Months:

Frequently Asked Questions

Can I buy property remotely without visiting Greece?

How long does the entire process take?

Do I need to speak Greek?

What if the property has illegal construction?

Can I use a mortgage for the Golden Visa?

Final Thoughts

Ready to Analyze Greek Properties?

How to Buy Property in Greece for Golden Visa: Step-by-Step Legal Roadmap

How to Buy Property in Greece for Golden Visa: Step-by-Step Legal Roadmap

Overview: The 3 Phases of Buying Property for Golden Visa

Phase 1: Pre-Purchase Setup (Weeks 1–4)

Step 1: Obtain Your Greek Tax Number (AFM)

Step 2: Open a Greek Bank Account

Step 3: Hire a Greek Lawyer (Critical!)

Step 4: Secure Financing (If Not Paying Cash)

Phase 2: Property Purchase (Months 1–4)

Step 5: Property Search & Selection

Step 6: Make an Offer & Negotiate

Step 7: Sign Preliminary Contract (Προσύμφωνο)

Step 8: Legal Due Diligence (Critical!)

Step 9: Obtain Building Efficiency Certificate (PEA)

Step 10: Notary Appointment (Συμβολαιογράφος)

Step 11: Pay Property Transfer Tax

Step 12: Register with Land Registry (Κτηματολόγιο)

Step 13: Set Up Utilities & Property Tax (ENFIA)

Phase 3: Golden Visa Application (Months 3–6)

Step 14: Gather Golden Visa Documents

Step 15: Submit Golden Visa Application

Step 16: Biometric Data Collection

Step 17: Receive Golden Visa Residence Permit

Complete Cost Breakdown (€400,000 Property Example)

Common Mistakes to Avoid

❌ 1. Skipping the Lawyer

❌ 2. Trusting the Seller's Documents

❌ 3. Not Apostilling Documents in Advance

❌ 4. Buying Before Securing Financing

❌ 5. Ignoring Property Tax (ENFIA)

Timeline Summary: 6-Month Fast Track

Next Steps: Your Action Plan

This Week:

This Month:

Next 3 Months:

Frequently Asked Questions

Can I buy property remotely without visiting Greece?