1. Why should I use a real estate agent in Greece?

Buying property in Greece can be complex, with unique legal, technical, and cadastral challenges. Several types of agents operate in the market:

• Large Athens-based firms focused on high-end portfolios.
• Small local agencies, often capable but sometimes rushing deals.
• International agencies promoting Greek real estate abroad, often without deep local roots.

Most agents charge a commission of 2–4% plus VAT. Always sign a clear written mandate in a language you understand, stating fees, duration, and exclusivity terms.

We position ourselves differently: a boutique, international agency rooted in Milos. We combine global standards with deep local expertise, ensuring you access the right properties, avoid costly mistakes, and navigate every step with total transparency. ➡️ Discover our buyer’s mandate

2. Is it mandatory to use a lawyer?

Legal assistance is no longer strictly mandatory under Greek law, but in practice it is essential — especially for foreign buyers unfamiliar with local regulations. The lawyer conducts property due diligence, checks ownership titles, verifies cadastral records, reviews contracts, and ensures compliance with zoning and heritage rules. In reality, most of the “work in progress” is done by your lawyer, while the notary plays a more coordinating role. ➡️ Meet our legal partners

3. What is the role of the notary?

The notary is a public official who ensures the sale complies with Greek law, drafts and authenticates the contract, verifies the property’s legal status, and registers the transaction in the national land registry. Unlike in some countries, the Greek notary has a more limited role. They authenticate the contract but do not check titles, liens, or permits — this is done by your lawyer and our in-house experts. We work only with notaries experienced in transactions for foreign buyers. ➡️ Talk to us about trusted notaries

4. What if I’ve already found a property?

Even if you’ve found a property yourself, we can provide a “transaction-only” service — handling negotiations, due diligence, contract preparation, and final signing — ensuring your purchase is legally secure and hassle-free. ➡️ Secure your transaction

5. What happens after the price is agreed?

Once terms are set, we guide you through all remaining steps: signing a preliminary agreement, completing technical and legal checks, transferring the deposit, preparing the final contract, and registering the property in your name.

6. Do I need a Greek Tax Number (AFM)?

Yes. The AFM is mandatory for any property transaction in Greece. We handle the application on your behalf, whether you are in Greece or abroad.

7. Do I need a Greek bank account?

A Greek bank account is recommended for paying transaction costs, taxes, and ongoing expenses. We assist in opening one, often remotely, through our partner banks.

8. Do I need a Power of Attorney?

No, but it is highly recommended. With a POA, your lawyer can represent you throughout the entire process — from obtaining your Greek tax number (AFM) to signing the final deed — even if you are abroad. This saves time, avoids travel, and ensures nothing delays your purchase.

9. Is it possible to handle everything remotely?

Yes. With a Power of Attorney, we can represent you for every step — from obtaining your tax number to signing the final deed. Most of our clients complete their purchase with minimal travel to Greece. ➡️ Buy remotely with full support

10. What are the transfer fees and taxes?

Buyers’ costs depend on whether the property is a new build or an existing house/plot:

• Existing house or plot: Transfer tax at 3.09% of the assessed (“objective fiscal”) value, notary costs 1.8–2%, and land registry fees 0.5%.
• New construction: VAT at 24% (often included in the sale price), notary costs 1.8–2%, and land registry fees 0.5%. The “objective fiscal value” — set by the Ministry of Finance — is the minimum basis for tax calculation; if the declared contract price is higher, that value is used instead. We provide a full, personalised cost breakdown upfront before you proceed. ➡️ Get your personalised cost breakdown

11. When is the purchase price paid?

In most cases, the full purchase price is paid on the day of signing. If the buyer and seller use banks in different countries, the notary deed may allow up to 10 working days for the transfer. Once payment is confirmed, a discharge deed is signed, finalizing the sale. ➡️ Discuss payment options

12. Is there an annual property tax?

Yes. The ENFIA tax applies to all properties in Greece and is calculated based on the size and location of the house, as well as the plot it stands on. For most vacation homes, the tax is typically €3–4 per built m² — for example, a 100 m² home would cost around €300–400 per year. The annual ENFIA statement can be downloaded from the Greek tax authority’s website using a personal login, which your accountant or tax representative in Greece can obtain for you. We can estimate your annual ENFIA in advance before you commit to a purchase.

13. How are rental incomes taxed in Greece?

Rental income in Greece is subject to a progressive tax scale (after deductible expenses):

• Up to €12,000/year → 15%
• €12,001 – €35,000/year → 35%
• Above €35,000/year → 45%

For couples filing jointly, the income brackets are effectively doubled.

Additional notes:

• Short-term rentals (Airbnb type) are taxed the same as long-term leases if managed directly.
• Operating as a company or with VAT obligations may apply if multiple properties or professional rental activity.
• Non-residents must also declare rental income in their country of residence, but double taxation treaties usually apply.

We coordinate with accountants specialized in foreign owners to optimise your tax structure and ensure compliance. ➡️ Talk to our tax experts

14. Can foreign buyers get bank financing in Greece?

Yes, it is possible for foreigners to obtain a mortgage in Greece. We work with local partner banks to secure financing solutions when possible and to streamline the approval process for foreign buyers. ➡️ Check your financing options

15. Is home insurance mandatory in Greece?

Home insurance is not legally mandatory in Greece for property owners. However:

• It is strongly recommended to cover risks such as earthquake, fire, or theft.
• If you take a mortgage, banks usually require property insurance as part of the loan conditions.
• Premiums are generally affordable compared to other EU countries, depending on the property size and coverage. We connect you with trusted insurers familiar with second-home and foreign-owner needs.

16. What should I know if I want to build?

Building regulations in Milos are strict to preserve the island’s character.

• Inside village or city limits: Fewer restrictions apply, but an architect or civil engineer should confirm exactly what can be built.
• Outside village limits: With few exceptions, a plot must be at least 4,000 m² to be buildable, with a maximum construction size of 200 m² (excluding storerooms, garage, terraces, and swimming pool) and a maximum height of 7.5 m. Building permits typically take several months to issue, are valid for 4 years, and can be extended for another 4 years. Before purchasing, we verify zoning, obtain a declaration from the Forestry Service confirming the land is not classified as forest, and check with the Archaeological Service if the area may contain protected sites. This ensures your project is feasible, compliant, and free of costly surprises. ➡️ Check your building rights

17. What if I want to build with my own contractor?

If you choose to build with your own contractors, we review and support contracts to protect your interests — ensuring deadlines, quality, and costs are respected. ➡️ Secure your building contract

18. Can I delegate rental management of my property?

Yes. Many foreign buyers choose to rent their property short-term or long-term and delegate all management tasks.

• Full-service management includes: listing on platforms, marketing, guest communication, check-in/out, cleaning, maintenance, and financial reporting.
• Legal compliance: registration of the property on the Greek tax platform (AADE) and compliance with short-term rental regulations.
• Our service: as a boutique agency, we offer complete rental management solutions — ensuring you generate income without operational hassle. ➡️ Ask about rental management

19. What inheritance law applies to non-residents?

Under EU Regulation 650/2012, the law governing inheritance is generally that of the country where the deceased had their habitual residence at the time of death, determined case by case. However, Article 28 of the Greek Civil Code provides that the law of the deceased’s nationality applies — meaning that in many situations, foreign owners of Greek property are subject to the inheritance law of their own country. It is also possible to choose the applicable law in a will. Regardless of which law applies, the inheritance process in Greece — including acceptance before a Greek notary and registration in the land registry — must be completed locally. We work with legal experts to align your estate planning and ensure a secure transfer of ownership.