Buying property in Greece as an Israeli: the complete guide (2026)
Every step, cost and tax in one place: tax number, bank account, lawyer, notary, renting out and Airbnb, the Golden Visa. Plus the big change planned for 2027 that shifts the numbers for Israelis.
- Purchase costs in Greece are about 7–9% of the price, including 3.09% transfer tax.
- The government announced that from 1 July 2027 transfer tax for non-EU citizens, including Israelis, will rise to 15%. It is not law yet.
- Payment only through a bank (no cash), and you need a Greek tax number, a bank account and a lawyer.
If you are thinking of buying in Greece, timing matters: according to the announcement, those who sign before July 2027 pay 3.09% transfer tax rather than 15.45%. Start the slow steps now (tax number, bank account, property checks) and talk to a lawyer.
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.
- 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.
On a €300,000 flat the difference is about €37,000.
Who can buy?
Israelis can buy property in Greece. In some border areas (for example Thrace and parts of the Dodecanese and North Aegean islands, including Rhodes) you need a permit from the Greek Ministry of Defence. It is usually granted but adds time. The Cyclades, such as Mykonos, Santorini, Paros and Naxos, have no such restriction. Your lawyer will check this for you.
The steps, in order
- Greek tax number (ΑΦΜ). You can get it remotely, by video call with the tax authority, or through a lawyer with a power of attorney. Full guide.
- Greek bank account. Required, because you cannot pay for property in cash. Usually you need to visit a branch.
- Lawyer. Not required by law but strongly recommended. They check the property and represent you.
- Property checks. The lawyer checks ownership at the land registry and cadastre (Κτηματολόγιο), and an engineer checks for unauthorised construction. You also need an energy certificate (ΠΕΑ).
- Preliminary contract and deposit. Usually up to 10% of the price. Only a preliminary contract signed before a notary is truly binding.
- Signing at the notary. The notary pulls all certificates digitally, and the property is "locked" so it cannot be sold to anyone else.
- Payment. Only through a bank. A deed stating cash payment is void, and the fine is 10% of the amount.
- Registration at the cadastre. Sometimes takes more than two or three months.
What does it cost? Costs on top of the price
| Cost | How much | Notes |
|---|---|---|
| Transfer tax | 3.09% | On the contract price or the "objective value", whichever is higher. 15.45% for Israelis from July 2027 if the law passes |
| Notary | about 0.8% (up to €120,000), 0.7% (up to €380,000) | plus 24% VAT |
| Lawyer | usually about 1% | plus 24% VAT, negotiable |
| Cadastre registration | 0.5% plus €3 | |
| Agent | about 2% | plus 24% VAT, negotiable |
| Total | about 7–9% |
New builds from a developer normally carry 24% VAT instead of transfer tax, but VAT is suspended until the end of 2026 and you pay 3.09% transfer tax. The government announced the suspension will be extended into 2027; this has not yet passed into law. Purchase cost calculator.
What does a square metre cost?
Prices vary hugely between neighbourhoods: average asking prices were about €2,200/m² in Kypseli, €3,500 in Pangrati, €5,500 in Kolonaki and €7,700 in Vouliagmeni (August 2026). All areas in the Yavanet Index.
Renting out and Airbnb
- Long-term letting: allowed everywhere.
- 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: in districts 1, 2 and 3 (including Plaka, Monastiraki, Kolonaki, Koukaki, Pangrati, Exarchia and Gazi) new short-term rental registrations are not allowed. According to the government, the ban 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.
Annual taxes
- Tax on rental income (individuals, from 2026): 15% up to €12,000 a year, 25% up to €24,000, 35% up to €36,000, and 45% above.
- ΕΝΦΙΑ: annual property tax, paid by whoever owns the property on 1 January. The amount depends on size, location and the building's age.
- Annual return: anyone with rental income in Greece files a Greek tax return every year.
- Double taxation: Israel and Greece have a double tax treaty. Talk to an Israeli accountant.
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.
- One property only, at least 120 m², no short-term letting.
- Full Golden Visa guide.
Common mistakes Israelis make
- Buying without a lawyer and later finding unauthorised construction or debts on the property.
- Planning to rent on Airbnb in central Athens without knowing a new flat cannot be registered.
- Not calculating all costs and taxes in advance, especially the difference between the contract price and the "objective value".
- Opening a bank account and getting a tax number right before signing. It takes time, so start early.
This is general information, not legal or tax advice. Before buying, consult a lawyer and an accountant.
Want personal guidance?
S.F. Properties helps Israelis buy, rent out and manage property in Greece: from the search, through the lawyer and notary, to the keys and day-to-day management.
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