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Buying Property in Greece as a UK Citizen: What You Need to Know

For many UK citizens, buying property in Greece is an exciting opportunity. The Mediterranean lifestyle, affordable real estate, and potential for long-term investment make it an appealing choice. Whether it’s a holiday home, a retirement retreat, or a property for rental income, Greece offers plenty of options.

But here’s what most buyers don’t realise until they’re deep into the process; buying property in Greece isn’t as straightforward as it looks. Greek laws are different, the tax system can be confusing, and the legal side of things isn’t always clear-cut. Many buyers assume they can handle everything themselves, only to run into unexpected delays, legal roadblocks, or financial surprises.

Understanding how the system works is essential, but the real challenge is getting through the process smoothly. Here’s what you need to know before making the move.

Can UK Citizens Buy Property in Greece?

Yes, UK citizens can buy property in Greece, even after Brexit. There are no restrictions on foreign ownership, but that doesn’t mean the process is simple. Greek bureaucracy operates differently than in the UK, and even the most prepared buyers often face delays trying to get everything in order.

One of the first things buyers will need is a Greek tax number (AFM). Without it, you can’t legally purchase property, open a Greek bank account, or register your ownership with the authorities. While this may seem like a simple administrative step, many UK buyers find that tax offices apply different rules depending on the location, leading to frustrating delays if the paperwork isn’t handled properly.

For those planning to live in Greece long-term, owning property alone does not grant residency. You’ll need to apply for the right visa and residence permit to stay beyond 90 days. The Greek Ministry of Migration and Asylum provides official details on visa requirements, but navigating the system is often far more complicated than expected.

Finding the Right Property in Greece

The Greek property market operates differently than in the UK. Many of the best opportunities are not listed publicly, and estate agents in Greece work in a very different way. Unlike in the UK, where agents represent the buyer’s interests, in Greece, they typically work for the seller, which means UK buyers often don’t get the full picture of the property they’re buying.

This is why many UK buyers choose to work with real estate consultants who understand the market and can ensure they’re not overpaying or buying a property with legal issues. At Totsi, they help UK citizens navigate the market, find properties that meet their needs, and handle the legal and financial complexities that come with buying property in Greece.

For buyers considering the Golden Visa, it’s also important to note that not all properties qualify. The Enterprise Greece Golden Visa program outlines the official requirements, but buyers must be careful; some areas now require a higher investment threshold, and properties must meet strict legal conditions to be eligible.

Taxes and Costs: What to Expect

Many UK buyers focus only on the purchase price, but there are additional costs that must be considered. Unlike in the UK, where costs are relatively straightforward, Greece has multiple layers of taxation that can add up quickly.

Key Transaction Costs:

• Property Transfer Tax – The standard rate is 3.09% of the purchase price, paid upon finalising the transaction. Some properties may be subject to VAT instead, depending on when they were built.
• Notary Fees – In Greece, a notary is required by law to complete the sale. Fees typically range from 1% to 2% of the property value.
• Legal Fees – Lawyers are not mandatory, but skipping this step can be risky. Legal fees are usually around 1% to 2% of the purchase price.
• Estate Agent Fees – If using an agent, expect to pay 2% to 3% commission, sometimes split between buyer and seller.
• Annual Property Tax (ENFIA) – Property owners in Greece must pay an annual tax, based on the location and size of the home.

The Greek tax system is not always predictable, and UK buyers unfamiliar with the process often get caught off guard by hidden costs or administrative delays. For official guidelines on property taxation, the Greek Independent Authority for Public Revenue (AADE) outlines tax obligations, but navigating them without local expertise can be a challenge.

What UK Buyers Should Consider Before Purchasing

Buying property in Greece is an exciting opportunity, but there’s more to it than just finding the perfect home. Many UK buyers focus on location and price, without considering the long-term financial, legal, and lifestyle implications of owning property in Greece.

Is the Location Right for Your Needs?

Many buyers fall in love with a property without fully understanding the area. A home that looks perfect in summer may feel completely different in winter, especially in smaller villages or islands where local services shut down in the off-season.

Accessibility is another key factor. Some remote areas may not have reliable transport links, hospitals, or year-round amenities. For those planning to rent out their property, local tourism laws and seasonal demand can affect rental income—not all locations guarantee high occupancy rates.

Relocating to Greece: Planning the Move

Buying property in Greece is just one part of the process. For UK citizens planning to relocate permanently, the next challenge is moving belongings, navigating customs regulations, and setting up a home in a new country.

Many buyers underestimate how different the moving process is post-Brexit. Customs requirements, import taxes, and transport logistics are more complex than before, and failing to plan ahead can lead to unexpected costs and delays.

For a smooth transition, it’s essential to work with a company that understands international moves. VanOne specialises in UK-Greece relocations, handling all aspects of the move, from customs clearance to transport logistics. Unlike standard removal companies, they provide direct routes and clear guidance on post-Brexit import regulations, ensuring that your household items arrive without unnecessary complications.

Planning the logistics of your move early can make the difference between a seamless relocation and unexpected hurdles. Just as securing the right property requires expertise, ensuring that your move is handled correctly is key to starting your new life in Greece without unnecessary stress.

What Are the Long-Term Costs of Ownership?

Property taxes in Greece are generally lower than in the UK, but buyers often underestimate the full cost of ownership.

• The ENFIA annual property tax applies to all property owners in Greece and is based on the home’s location and size.
• Utility bills, maintenance costs, and management fees for apartments or gated communities can add up over time.
• If you plan to rent out the property, there are additional tax obligations and regulations to be aware of.

Tax rules in Greece can change frequently, and understanding your financial responsibilities before buying is crucial to avoiding unexpected costs later.

Why Guidance Matters

Buying property in Greece is possible, but it’s not as easy as many UK buyers assume. While the Greek market offers fantastic opportunities, the legal and bureaucratic side of things is full of potential obstacles. Even something as simple as opening a bank account can take weeks if handled incorrectly.

Many buyers try to go through the process alone, only to realise halfway through that they need help untangling legal, financial, and administrative issues. At Totsi Real Estate Consultants, they work with UK buyers to simplify the process, avoid common mistakes, and ensure a smooth transaction from start to finish.

Whether it’s legal checks, tax guidance, or investment advice, having an expert on your side can mean the difference between a seamless purchase and months of frustration.

Owning property in Greece is an exciting investment, but only if it’s done right. Greek real estate offers great potential, but navigating the legal and financial system requires careful planning. Buyers who assume it will be as simple as purchasing a home in the UK often run into delays, unexpected costs, or legal issues they didn’t anticipate.

For those serious about investing in Greece, the best approach is to plan ahead, seek expert advice, and ensure every step of the process is handled correctly. Buying property should be an exciting milestone, not a bureaucratic nightmare. With the right support, it can be a smooth and rewarding experience.