How to Buy a Property in Greece for Airbnb: 8-Step Guide for Foreign Buyers

How to Buy a Property in Greece for Airbnb: 8-Step Guide for Foreign Buyers

8-step roadmap for foreign buyers: ΑΦΜ, lawyer, due diligence, συμβολαιογράφος, post-purchase admin, ΑΜΑ. 3-6 month realistic timeline, 6-9% transaction costs, verified documentation checklist and common pitfalls for UK and US buyers planning a Greek STR portfolio.

Buying property in Greece as a foreigner and converting it into a compliant short-term rental (ΑΜΑ registered under Νόμος 5170/2025) is entirely achievable but has a specific sequence of steps that differ significantly from the UK, US or Irish process. The biggest mistake foreign buyers make is treating property acquisition and STR compliance as separate processes. In Greece, you cannot register ΑΜΑ without the property being legally in your name, with a clean energy certificate (ΠΕΑ) and a valid ΑΤΑΚ number. Planning both together from day one saves 2-3 months.

Step 1: Obtain ΑΦΜ (Greek tax ID) before anything else

You cannot buy Greek property, open a Greek bank account, or hire a Greek lawyer without an ΑΦΜ. For non-residents, the ΑΦΜ is issued by the ΔΟΥ Κατοίκων Εξωτερικού (Tax Office for Foreign Residents) in Athens, or via the Greek consulate in your home country. Required documents: valid passport, proof of home address (utility bill or bank statement, apostilled), and a completed Μ1 form (application for tax registration). Processing time via consulate: 4-8 weeks. Via in-person visit to Athens: 1-3 days. You must also appoint a tax representative (φορολογικός αντιπρόσωπος) resident in Greece who will be jointly liable for your Greek tax filings.

Step 2: Hire a Greek property lawyer (independent of the agent)

In Greece, the συμβολαιογράφος (notary) represents the state and does not advise either party. You need your own lawyer to conduct title searches (έρευνα τίτλων) at the Κτηματολόγιο (Land Registry). Lawyer fees: typically 1-2% of purchase price plus VAT. Choose a lawyer who is a member of the Δικηγορικός Σύλλογος (local Bar Association) and has specific experience with foreign buyers. Avoid the agent's recommended lawyer: conflicts of interest are common.

Your lawyer will search the Κτηματολόγιο for: encumbrances (υποθήκες), court orders, preemption rights, pending expropriations and tax liens from ΑΑΔΕ. In historic areas (parts of Athens, island villages), properties may have irregular building permits (αυθαίρετα). Your lawyer must check the ΠΟΛ 1167/2018 regularisation status: non-regularised illegal construction cannot be sold.

Step 3: Get the energy performance certificate (ΠΕΑ)

A ΠΕΑ (Πιστοποιητικό Ενεργειακής Απόδοσης, energy performance certificate) is mandatory for any property transfer under Law 4122/2013. The ΠΕΑ is issued by a certified energy inspector (ενεργειακός επιθεωρητής) after a physical survey. Rating from A+ to G. Cost: 200-500 EUR. Valid for 10 years. If the current owner has a valid ΠΕΑ issued within the last 10 years, it may transfer with the property. For ΑΜΑ registration, the property must have a ΠΕΑ of at least category D or above (Νόμος 5170/2025 art. 4). A G-rated property cannot be registered for STR.

Step 4: Sign the preliminary agreement (συμφωνητικό)

Greek property transactions typically use a preliminary agreement (ιδιωτικό συμφωνητικό or προσύμφωνο) before the notarial deed. The preliminary agreement: fixes the price, sets the completion date, specifies penalties for withdrawal (typically 10-20% of purchase price), and allows the buyer to conduct final due diligence. The preliminary is signed by both parties (in Greek and may include an English translation) and does not require a notary. Deposit at this stage: typically 10% of price. If the seller withdraws, they return double the deposit. If you withdraw, you forfeit the deposit.

Step 5: Pay transfer taxes and fees before the notarial deed

Greek property transfer costs for foreign buyers:

Cost item	Rate	Notes
Transfer tax (μεταβίβαση)	3.09% of ΕΝΦΙΑ objective value	Paid to ΑΑΔΕ before deed; receipt required by notary
Notary fees (συμβολαιογράφος)	0.8-1% of purchase price + VAT 24%	Fixed by law; no negotiation
Land Registry fee (Κτηματολόγιο)	0.475% + transaction registration fee	Varies by region
Lawyer fees	1-2% + VAT 24%	Negotiable; get written engagement letter
Real estate agent (μεσίτης)	2-4% + VAT 24%	Sometimes split buyer/seller
Translation / apostille	200-600 EUR	For foreign documents used in transaction

Total transaction costs typically range from 6% to 9% of the purchase price for foreign buyers. Budget 8% to be safe. Transfer tax is calculated on the higher of the ΕΝΦΙΑ objective value or the declared purchase price.

Step 6: Sign the notarial deed (συμβόλαιο)

The notarial deed (πωλητήριο συμβόλαιο) is signed at the notary's office in the presence of both parties (or their authorised representatives via power of attorney). You can grant a Greek power of attorney to your lawyer to sign on your behalf if you cannot attend in person. The notary reads the full deed aloud in Greek. If you do not speak Greek, a certified translator (ορκωτός μεταφραστής) must be present. The deed is then registered at the Κτηματολόγιο and you receive a certified extract. This is the moment of legal ownership transfer.

Step 7: Post-purchase administration

After the deed, complete these within 30 days:

• Update ΑΦΜ records: File Μ9 form at ΔΟΥ Κατοίκων Εξωτερικού declaring acquisition of Greek property (triggers ΕΝΦΙΑ assessment for following year).
• Open Greek bank account: Required for rental income collection. Banks accepting non-resident foreigners: Eurobank, Alpha Bank, Piraeus Bank. Required: ΑΦΜ, property deed, passport, proof of address. Processing: 2-3 weeks. Some banks accept non-resident opening remotely with certified documents.
• Appoint local property manager or caretaker: Under Νόμος 5189/2026, you must have a designated contact (διαχειριστής) with a Greek address available to ΑΑΔΕ inspectors. This can be your property manager or a trusted local contact.
• Obtain ΑΤΑΚ: The ΑΤΑΚ (Αριθμός Ταυτότητας Ακινήτου) is the property's unique ΑΑΔΕ identifier. Your lawyer or tax representative confirms it from the Κτηματολόγιο registration.

Step 8: Register ΑΜΑ at ΑΑΔΕ

Only after completing Steps 1-7 can you register for an ΑΜΑ (Αριθμός Μητρώου Ακινήτου). Registration is on the ΑΑΔΕ myProperty platform (myproperty.aade.gov.gr). Required: ΑΦΜ, ΑΤΑΚ, valid ΠΕΑ (D+ minimum), floor plan (κάτοψη), fire safety compliance certificate, and proof of ownership (certified copy of notarial deed). The ΑΜΑ is issued within 5-10 business days. You then add the ΑΜΑ to your Airbnb listing: without it, the listing is removed by the platform under Νόμος 5170/2025 art. 8 enforcement provisions.

Athens moratorium and island restrictions

Not all areas allow new ΑΜΑ registrations. Key restrictions for foreign buyers in 2026:

• Athens central districts (Δημοτικά Διαμερίσματα 1, 2, 3 including Plaka, Monastiraki, Syntagma): moratorium on new ΑΜΑ registrations from January 2025 through at least December 2026. No new STR operations permitted in these zones regardless of purchase date.
• Mykonos: saturation caps in place; new ΑΜΑ registrations for non-EU residents require additional documentation under Cyclades Special Framework.
• Santorini (Caldera zone): density cap: maximum 20 licensed STR units per 100 m of caldera frontage. Near-cap situation; check current availability before purchase.
• Other areas: Thessaloniki, Heraklion, Rhodes, Corfu town centre have lighter restrictions but monitor local municipal resolutions (decisions can take effect within 30 days).

Frequently asked questions

Can I buy property in Greece remotely without visiting?

Yes. You grant a notarised and apostilled power of attorney to your Greek lawyer. The lawyer then represents you at all stages: preliminary agreement, notarial deed, tax registrations and ΑΜΑ application. Remote purchase adds 4-6 weeks for document preparation and apostille. Your bank account opening may still require a brief in-person visit (2-3 days in Greece) unless your bank accepts certified remote onboarding.

What is the minimum property size for ΑΜΑ registration?

Under Νόμος 5170/2025, minimum habitable area for ΑΜΑ is 9 m2 per sleeping space (bedroom) plus 12 m2 of common area. A studio rented as sleeping accommodation must be at least 21 m2 total. Properties below this threshold cannot be registered as STR regardless of ownership status.

How long does the full process take from search to first booking?

Realistic timeline: ΑΦΜ application 4-8 weeks; property search and offer 4-8 weeks; due diligence and preliminary agreement 2-4 weeks; notarial deed 1-2 weeks; post-purchase admin and ΑΜΑ registration 3-5 weeks. Total: 14-27 weeks (3.5-7 months). Buyers who obtain ΑΦΜ before finding a property (recommended) save 4-8 weeks from the sequence.

Is there any restriction on how many properties a foreigner can own in Greece?

No general restriction. However, under the Hellenic Investment and Trade Authority (Enterprise Greece) rules, non-EU buyers of property in border regions (certain Aegean islands, northern border areas) may need prior approval from the Ministry of Defence (Law 1892/1990 art. 25). Your lawyer checks this before you make an offer. Most non-border island and mainland property is freely purchasable by non-EU buyers.

Read also

• Buying Greek Property for STR as a Foreigner 2026: συμβολαιογράφος, Transfer Tax, KEK
• Greece Airbnb Registration 2026: Complete Guide for UK and US Owners
• ΑΦΜ for Foreign Property Owners 2026: 5-Step Setup from London or NYC
• Athens Airbnb Rules 2026: Why the Moratorium Matters for Foreign Investors

Informational, not legal advice. Greek property law, ΑΜΑ registration rules and moratorium zones are subject to ministerial and municipal changes. Engage a licensed Greek lawyer before any purchase. Figures cited reflect 2026 status.