Buying property in Greece as an Israeli: the complete guide (2026)

Buying property in Greece in brief

Israelis have been buying in Greece for years: as an investment, for holidays, to move there, or for a Golden Visa. The process is fairly simple, but it has a few traps. This guide puts it all in order: whether you are allowed to buy, the steps, what it costs, which taxes follow, what a square metre costs in different areas, and how to finance it.

The big change: 15% transfer tax for Israelis from 2027

In September 2026 the Greek government announced a change that directly affects Israelis:

• When: from 1 July 2027.
• How much: transfer tax rises from 3% to 15% (with the municipal surcharge: 15.45% instead of 3.09%).
• Who: private individuals who are not EU citizens and not long-term residents of Greece, buying residential property. This includes Israelis (those who also hold an EU passport, say Portuguese or German, are not covered according to the announcement).
• Exempt: companies, EU citizens, long-term residents, diaspora Greeks, and non-residential property (offices, shops, land).
• Status: a government announcement. The law has not passed yet, and details may change. It is not yet clear what happens with the €250,000 Golden Visa route. Full story on the new tax.

On a €300,000 flat the difference is about €37,000.

Can an Israeli buy property in Greece? Border areas

Yes. Israelis can buy flats, houses and land in Greece just like Greeks, with no residence or permit needed. The one exception is border areas:

• Under Law 1892/1990, non-EU citizens need prior approval to buy in certain border areas.
• The list includes, among others, the Dodecanese (including Rhodes and Kos), Evros, Xanthi, Rodopi, Lesvos, Chios, Samos, plus the islands of Santorini (Thira) and Skyros, and some further areas in the north.
• The application goes to the Decentralised Administration (Αποκεντρωμένη Διοίκηση), and a committee that includes the Ministry of Defence reviews it. Law firms say it takes several months.
• Mykonos, Paros, Naxos and the rest of the Cyclades (apart from Santorini), Athens and Thessaloniki are not on the list.

Your lawyer will check this before you sign anything.

The steps, in order

1. Greek tax number (ΑΦΜ). Required for every buyer. You can get it remotely, by video call with the tax authority, or through a lawyer with a power of attorney. Guide to the tax number and bank account.
2. Greek bank account. Needed in practice, because you cannot pay for property in cash. Usually you need to visit a branch. Ideally the money comes from your own account abroad, so its origin is clear.
3. Lawyer. Not required by law but strongly recommended, especially when buying from abroad. They check the property, represent you, and can sign for you with a power of attorney.
4. Property checks. The lawyer checks ownership, mortgages and liens at the land registry and cadastre (Κτηματολόγιο). An engineer checks for unauthorised construction and prepares the building's "electronic identity". You also need an energy certificate (ΠΕΑ) and proof the seller has paid ENFIA and municipal charges.
5. Preliminary contract and deposit. Usually up to 10% of the price. Only a preliminary contract signed before a notary is truly binding.
6. Paying the transfer tax. Paid before signing, through the tax authority.
7. Signing at the notary. The notary pulls all certificates digitally and checks everything. Payment to the seller goes through the bank only: a deed stating cash payment is void, and the fine is 10% of the amount.
8. Cadastre registration. After signing, the property is registered in your name. This sometimes takes more than two or three months.

From finding a flat to signing, a normal purchase usually takes a few weeks if the seller's paperwork is in order.

What does it cost to buy in Greece? All costs on top of the price

New builds from a developer: normally carry 24% VAT instead of transfer tax. VAT is suspended until the end of 2026, and 3.09% transfer tax is paid instead. The government has said it intends to extend the suspension into 2027; this has not yet passed into law.

Want the numbers for your flat, in euros and shekels? Greece purchase cost calculator.

Property prices in Greece 2026: what does a square metre cost?

These are asking prices in listings (not transaction prices), in euros per m²:

According to the Bank of Greece, apartment prices rose 5.5% year on year in Q2 2026 (5.0% in Athens, 4.7% in Thessaloniki). Prices for every Athens neighbourhood in the Yavanet Index · Greece apartment prices by area.

Mortgages in Greece for people living in Israel

• Possible. Greek banks such as Alpha Bank, Eurobank and Piraeus lend to non-residents who pass the affordability check.
• How much: for non-residents, usually up to 65–70% of the property's value. You need about 30–35% of your own money, plus costs.
• Documents: two years of tax returns, six months of payslips, bank statements, details of existing loans, passport, Greek tax number and a Greek bank account.
• Time: slower than in Israel. Check financing before you sign a preliminary contract.
• Another option: some Israelis finance through a mortgage on a property in Israel. That depends on the Israeli bank; ask a mortgage adviser.

Which taxes do you pay after buying in Greece?

• ΕΝΦΙΑ (annual property tax): paid by whoever owns the property on 1 January. The amount depends on size, location and the building's age. It can be paid in up to 12 instalments, with a 10–20% discount for property insured against natural disasters.
• Tax on rental income (individuals, on 2026 income): 15% up to €12,000 a year, 25% up to €24,000, 35% up to €36,000, and 45% above. 5% is deducted automatically for expenses.
• Annual return: anyone with rental income in Greece files a Greek tax return every year, even if they live in Israel.
• Double taxation: Israel and Greece have a double tax treaty. Report in Israel too, and use an accountant who knows both countries.

All the details on renting out, taxes and managing from abroad: Managing property in Greece from Israel.

Renting out and Airbnb

• Long-term letting: allowed everywhere. A residential lease runs at least 3 years by law.
• Short-term letting (Airbnb): every property needs a registration number (ΑΜΑ) from the tax authority before it is advertised. Letting without it brings heavy fines.
• Central Athens and central Thessaloniki: in districts 1, 2 and 3 of Athens (including Plaka, Monastiraki, Kolonaki, Koukaki, Pangrati, Exarchia and Gazi) and in Thessaloniki's historic centre, new short-term rental registrations are not allowed. According to the government, the freeze will run until the end of 2027. When a registered flat is sold, the registration is deleted and the buyer cannot register it again.
• Golden Visa: a property bought for a Golden Visa may not be let short-term.

The Golden Visa in brief

• €800,000 in Attica (Athens), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents.
• €400,000 in the rest of Greece.
• €250,000 only for converting a commercial building to housing or restoring a listed building.
• One property only, at least 120 m², no short-term letting.

Full Golden Visa guide · Quiz: how much do you need to invest?.

Common mistakes Israelis make when buying in Greece

• Buying without a lawyer and later finding unauthorised construction, debts or a registration problem.
• Not checking for a border area (for example Rhodes or Santorini) and discovering you need a permit that takes months.
• Planning Airbnb in central Athens without knowing a new flat cannot be registered.
• Counting only the transfer tax and forgetting the notary, cadastre, lawyer, agent and the VAT on their fees.
• Treating the listing price as the price: listing prices are asking prices, and there is room to negotiate.
• Moving money without a paper trail: every payment through the bank, preferably from your own account abroad.
• Starting late: the tax number, bank account and mortgage take time. Start before you find the flat.

Where to start

• Purchase cost calculator
• Yavanet Index: price per m² by Athens neighbourhood
• Greek property: all investor guides
• Investing in Thessaloniki property
• Greece or Cyprus for investment?
• Inheritance in Greece: what happens to the property, and the tax
• Moving there? Long-term renting in Athens
• A question about a specific property? Contact us

FAQ

What does buying a flat in Greece cost on top of the price?

About 6–9% of the price: 3.09% transfer tax, notary (0.65–0.8% plus VAT), cadastre registration (0.5%), and usually a lawyer and an agent (customarily 2% plus VAT).

Can an Israeli buy property in Greece?

Yes, with no residence or special permit. Only in border areas, such as the Dodecanese (including Rhodes), Santorini, Lesvos and Thrace, is prior approval from the Decentralised Administration needed.

Can I buy property in Greece without travelling there?

Yes. With a power of attorney for a Greek lawyer, most of the process can be done remotely, including the signing. The bank account is usually opened at a branch.

Is transfer tax for Israelis really going up to 15%?

The Greek government announced that from 1 July 2027 transfer tax on homes bought by private non-EU buyers will rise to 15.45%. The law has not passed yet and details may change.

Can an Israeli get a mortgage in Greece?

Yes. Greek banks lend to non-residents, usually up to 65–70% of the property's value, after checking income and documents.

Can I pay for a property in Greece in cash?

No. Payment goes through the bank only. A deed stating the price was paid in cash is void, and the fine is 10% of the amount.

Do I need a lawyer to buy property in Greece?

Not by law, but it is strongly recommended. The lawyer checks ownership, mortgages and liens at the land registry and cadastre, and represents you.

How much tax do I pay on a property in Greece each year?

You pay ENFIA, an annual property tax based on size, location and the building's age. If you rent it out, you also pay tax on the rent: 15% up to €12,000 a year, and 25–45% above that.

Can I let a flat I bought in Greece on Airbnb?

Yes, with a registration number (ΑΜΑ), except in central Athens (districts 1–3) and central Thessaloniki, where new flats cannot be registered until at least the end of 2027. A Golden Visa property may not be let short-term either.

How long does buying a flat in Greece take?

With the paperwork in order, usually a few weeks from the preliminary contract to signing. The tax number, bank account and mortgage add time, and in border areas the permit takes several months.

This is general information, not legal or tax advice. Updated October 2026. Before buying, consult a lawyer and an accountant.