Greek Property Purchase Costs Guide 2026
Complete breakdown of every cost when buying property in Greece — from transfer taxes to notary fees, with clear explanation of how taxes are calculated.
Αντικειμενική vs Εμπορική Αξία — Objective vs Market Value
In Greece, property has two valuations — and understanding the difference is critical because taxes are calculated on whichever is higher.
Market Value (Εμπορική Αξία)
The actual price agreed between buyer and seller — what the property is worth on the open market. This is what appears in the purchase contract (τίμημα συμβολαίου).
- Determined by supply and demand
- What you actually pay the seller
- Usually higher than objective value in prime areas
- Can be lower in distressed sales
Objective Value (Αντικειμενική Αξία)
The government-determined minimum value per m² for each zone (GSIS/AΑΔΕ zone). Set by the Ministry of Finance and updated periodically. Used as the tax base floor.
- Set by law per zone (περιοχή)
- Published by AADE/GSIS (gov't tax authority)
- Lower than market value in most popular areas
- Functions as the minimum taxable value
The Critical Rule
All property transfer taxes are calculated on the greater of market price (τίμημα) and objective value (αντικειμενική αξία):
Example: If the market price is €250,000 but the objective value is €220,000, the tax base is €250,000. If the objective value is €300,000 (zone revaluation), the tax base is €300,000.
Why This Matters for Investors
- Undervalued areas — where market price < objective value → you pay tax on the higher objective value
- Premium properties — where market price >> objective value → tax on full market price
- Golden Visa investments — the €250k/€400k/€800k thresholds are based on market price, but the tax you pay is on the higher of the two
- Our platform shows both values — each listing includes GSIS objective zone data and Deal Score comparing market vs objective value
2. Φόρος Μεταβίβασης (FMA) — 3.09%
The primary transfer tax: effectively 3.09% of the tax base for the buyer.
How it's calculated
- 3% — FMA (Φόρος Μεταβίβασης Ακινήτου) on the tax base
- 3% of FMA — additional surcharge Υπέρ ΟΤΑ (local government tax)
- = 3.09% effective rate on the applicable tax base
Who pays
The buyer exclusively. The FMA is paid to the tax authority before the notary can finalise the contract.
Example
Property with market price €250,000 and objective value €220,000 → tax base = €250,000
- FMA: €250,000 × 3% = €7,500
- OTA surcharge: €7,500 × 3% = €225
- Total FMA: €7,725 (3.09%)
Reduced rates for corporate restructurings
- 0.75% — dissolution of OE, EE, IKE, EPE and distribution of company property
- ~1.55% (half) — mergers of cooperatives/S.A., compulsory expropriation
3. First-Home Exemption (Απαλλαγή Πρώτης Κατοικίας)
Buyers who don't already own a home can qualify for full FMA exemption up to certain thresholds.
Exemption limits (2026)
| Situation | Residence | Plot |
|---|---|---|
| Single | €200,000 | €50,000 |
| Single + disability ≥67% | €250,000 | — |
| Married | €250,000 | €100,000 |
| Married + disability ≥67% | €275,000 | — |
| +1st or 2nd child | +€25,000 each | +€25,000 each |
| +3rd+ child | +€30,000 each | +€30,000 each |
Example: Married couple, 2 children, buying home at €280,000 (objective value €250,000)
Exemption = €250,000 (married) + €25,000 + €25,000 = €300,000 → Tax base (€280,000) is fully exempt → €0 FMA
4. VAT on New Builds (ΦΠΑ 24%)
Newly built properties (construction permit after 1.1.2006) sold by developers/construction companies.
Suspended until 31.12.2026
The 24% VAT on new builds is currently suspended. In practice, all property sales today use FMA (3.09%) regardless of whether the property is new or old.
When VAT would apply: If the suspension is not renewed, new builds sold by developers will be subject to 24% VAT instead of FMA — making the cost significantly higher.
5. Notary Fees (Αμοιβή Συμβολαιογράφου)
Legally mandated sliding scale — non-negotiable for values under €20M (ΚΥΑ 111376/2012).
| Property Value | Notary Rate | On €250k Property |
|---|---|---|
| Up to €120,000 | 0.80% | — |
| €120k – €380k | 0.70% | €960 + €910 = €1,870 |
| €380k – €2M | 0.65% | — |
| Over €2M | 0.10% | — |
Plus ~€4-5 per additional page, plus 24% VAT on the total fee.
6. Lawyer Fees (Αμοιβή Δικηγόρου)
Optional since 1.1.2014, but strongly recommended for buyer protection. Fees are freely negotiable between lawyer and client — the amounts below are estimates based on the minimum fee scale (κλίμακα νομικής αμοιβής) per the Greek Lawyers Code (Κώδικας Δικηγόρων, ν. 4194/2013). Actual fees may differ by agreement.
| Property Value Bracket | Marginal Rate | Calculation Method |
|---|---|---|
| First €44,000 | 1.0% | Applied on amount up to €44,000 |
| €44k – €1,407,000 | 0.5% | Applied on amount between €44k and €1,407M |
| Over €1,407,000 | 0.4% | Applied on amount exceeding €1,407M |
How the scale works (κλίμακα):
Like tax brackets — the fee is calculated per tier, not as a flat percentage of the total value. Example for a €250,000 property:
- First €44,000 × 1.0% = €440
- Next €206,000 (€44k–€250k) × 0.5% = €1,030
- Total minimum fee: €1,470 (before VAT)
- + 24% VAT = €1,823
Additional cost: Legal title check / due diligence (από €150, ανάλογα πολυπλοκότητας) — έλεγχος του ακινήτου για βάρη, υποθήκες, κατασχέσεις, ελαττώματα τίτλου. Το κόστος ξεκινά από €150 και αυξάνεται ανάλογα με την περιοχή, τον αριθμό ιδιοκτητών, την πολυπλοκότητα του ακινήτου και άλλους παράγοντες που καθιστούν τον έλεγχο του τίτλου πιο χρονοβόρο.
Estimate only
The above is the minimum fee under the Lawyers Code. In practice, lawyers may agree on a different fee — either higher or lower — by mutual agreement with their client. Always discuss and agree on fees upfront.
7. Agent Commission (Αμοιβή Μεσίτη)
Freely negotiable — no legal minimum or maximum. Market standard: 2% per side (buyer + seller) plus 24% VAT.
Some agencies charge the seller only (3–4%) instead of both sides. A signed mandate (εντολή μεσιτείας) is required.
8. Engineer Inspection (Αμοιβή Μηχανικού)
Not mandatory — the seller provides a building compliance certificate (since 2011). However, an independent inspection is strongly recommended, especially for:
- Commercial properties (land use verification)
- Plots (zoning, buildability, forest designation)
- Older homes (unauthorised extensions, code violations)
Cost: typically negotiable, ranging from €200 to €800 depending on complexity and distance.
9. Land Registry / Cadastre Fees (Έξοδα Μεταγραφής)
Fee to register the title transfer — updated under Απόφαση 2/12.1.2026 (ΦΕΚ Β΄ 64/13.1.2026). The old dual system (Υποθηκοφυλακείο 0.475% + VAT vs Κτηματολόγιο 0.50%) has been unified.
New Cadastre Fee Structure (from 13.1.2026)
- 5‰ (0.50%) — αναλογικό τέλος επί της φορολογητέας αξίας
- +1‰ (0.10%) — επιπλέον για εγγραφή σε κτηματολογικό βιβλίο (κτηματογραφημένες περιοχές, που είναι πλέον η συντριπτική πλειοψηφία της χώρας)
- €3 — πάγιο τέλος καταχώρισης
- €20 — πάγιο τέλος κτηματολογίου
Σύνολο για μη κτηματογραφημένη περιοχή: 0.50% + €23
Σύνολο για κτηματογραφημένη περιοχή (συνηθέστερο): 0.60% + €23
Πιστοποιητικά: €9.50 (ή €6.50 αν ζητηθούν μαζί με την αίτηση καταχώρισης)
Important
The old 0.475% rate for Υποθηκοφυλακείο (plus VAT) and the previous 0.50% for Κτηματολόγιο have been superseded. Most guides written before 2026 still cite the old rates and are now incorrect. The new single structure applies nationwide.
10. Example Scenarios
Three realistic purchasing scenarios, assuming objective value = 80% of market price:
| Cost Category | €150k Property | €250k Property | €400k Property |
|---|---|---|---|
| Market Price | €150,000 | €250,000 | €400,000 |
| Objective Value | €120,000 | €200,000 | €320,000 |
| Tax Base (higher) | €150,000 | €250,000 | €400,000 |
| ΦΜΑ (3.09%) | €4,635 | €7,725 | €12,360 |
| Notary (with VAT) | €1,513 | €2,344 | €3,472 |
| Lawyer† (min fee + VAT) | €1,203 | €1,823 | €2,753 |
| Agent (2% + VAT) | €3,720 | €6,200 | €9,920 |
| Land Registry‡ | €773 | €1,273 | €2,023 |
| Total (no exemption) | €11,844 | €19,365 | €30,528 |
| % of purchase price | 7.9% | 7.7% | 7.6% |
† Lawyer fee = minimum under κλίμακα + 24% VAT. Legal title check / due diligence (από €150, ανάλογα πολυπλοκότητας) and negotiated adjustments are additional.
‡ Land Registry = 0.50% + €23 flat fees (0.60% + €23 in κτηματογραφημένες areas). Figures shown at 0.50% + €23.
Try the Interactive Calculator
Use our live calculator to get a personalised cost breakdown for any property, with adjustable parameters including first-home exemptions, children, and agent fees.
Open Purchase Cost CalculatorDisclaimer: This guide is based on Greek legislation in effect as of April 2026 (ν. 5038/2023 and subsequent amendments). Tax rates and exemptions may change. Always verify with a qualified professional before making any property purchase decision.