Updated 7 October 2026 · costs and taxes under the 2026 rules
Buying a home in Greece is a notarial process with a few fixed steps. Done in the right order it takes four to eight weeks and costs about 6 % on top of the price. This is the sequence we follow with every buyer, with the timing, the costs and the points where foreign buyers usually lose time or money.
Short answer
Buying a home in Halkidiki takes four to eight weeks and costs about 6 % on top of the price. The steps: shortlist and viewings, Greek tax number (ΑΦΜ), the lawyer’s check of title and permits, pre-contract with about 10 % deposit, transfer tax 3.09 %, the notary deed, and registration at the land registry. Example: €15,175 in taxes and fees for a €250,000 house.
Before you start: three things that decide everything
- Where on the three peninsulas. Kassandra is the closest and busiest (sandy beaches, resorts, best rental demand), Sithonia the greenest and quietest, Aristotelis the least known and cheapest per square metre; Nea Propontida is the commuter belt of Thessaloniki. See the live numbers by area.
- Holiday home or permanent home. A holiday home can be in a summer village (closed in winter); a permanent home needs a village that lives all year: Nea Moudania, Nikiti, Kassandria, Ierissos, Polygyros.
- Budget including costs. Add about 6 % for taxes and fees and keep a reserve for furniture and small works. Use the cost calculator.
The 8 steps, in order
- Shortlist (1–3 days). Tell us budget, area and type; we send a shortlist with all photos and exact locations (visible to registered members). We currently list properties from €100,000.
- Viewings (1–2 days on site, or online). We group viewings by peninsula so you see 6–10 properties in a day. Ask to see the property at two different hours of the day and in the state it will be delivered.
- Greek tax number, ΑΦΜ (1 day). Issued at the tax office in Polygyros with your passport; we accompany you or arrange it by power of attorney. Without it nothing can be signed.
- Lawyer and due diligence (1–2 weeks). An independent lawyer checks the title at the land registry, encumbrances, building permits and the energy certificate. Expect about 1 % plus VAT. This step is where problems surface, so it comes before any payment.
- Pre-contract and deposit (day 10–20). A private or notarial pre-contract fixes the price and the delivery date; usually a 10 % deposit, held by the notary or paid to the seller. The property comes off the market.
- Transfer tax (before the deed). 3.09 % of the price or the official value, whichever is higher, paid to the tax office by the buyer. New builds sold under the VAT suspension (until 31 December 2026) pay the same 3.09 % instead of 24 % VAT.
- Notary and final deed (week 4–8). Signed before a notary with both parties or their proxies; the balance is paid by bank transfer with proof of the origin of funds. Notary about 1 % plus VAT.
- Land registry (1–2 weeks after the deed). The deed is registered at the cadastre (about 0.5 %); from that moment the property is yours. Electricity, water and the annual ΕΝΦΙΑ tax are transferred to your name.
What it costs: example for a €250,000 house
| Item | Rate | Amount |
|---|---|---|
| Transfer tax | 3.09 % | €7,725 |
| Notary | ≈ 1 % + 24 % VAT | €3,100 |
| Lawyer | ≈ 1 % + 24 % VAT | €3,100 |
| Land registry | ≈ 0.5 % | €1,250 |
| Total on top of the price | ≈ 6.1 % | €15,175 |
Every year afterwards: ΕΝΦΙΑ property tax (a 100 m² house by the sea is usually €400–700), a small municipal fee through the electricity bill, and an accountant for your annual return (€150–250). Details and the 2026 rules are in our property tax guide.
Documents you will need
- Passport or EU identity card; for non-EU buyers also proof of address.
- Greek tax number (ΑΦΜ) and, if you cannot be present, a power of attorney to your lawyer, signed at a Greek consulate or with an apostille.
- Proof of the origin of funds (bank statements, sale contract, salary) for the bank transfer.
- From the seller, collected by your lawyer: title deeds, land registry extract, building permit, energy certificate, engineer’s certificate of no illegal construction, ΕΝΦΙΑ certificate, tax and social security clearance.
The mistakes we see most often
- Paying a deposit before the legal check. The lawyer’s report comes first, always.
- Judging a summer village in August. Visit, or ask us for video, in November too if you plan to live there.
- Ignoring the official value. Transfer tax is calculated on the higher of price and official value; your lawyer tells you both before you sign.
- Buying land without checking buildability. Plots inside a settlement plan and fields outside have very different building rights; we show the limits before the viewing.
- Non-EU buyers waiting. A 15 % transfer tax for non-EU buyers was announced for July 2027 (not yet law). Completing before then settles the question.
Official sources
- Independent Authority for Public Revenue (AADE): Greek tax number (ΑΦΜ), transfer tax, ENFIA
- Hellenic Cadastre: title check and registration
Frequently asked questions
Can foreigners buy property in Halkidiki?
Yes. EU citizens buy without any restriction; non-EU citizens (British, Serbian, Swiss, American…) also buy freely, because Halkidiki is not a restricted border zone. You only need a Greek tax number, issued in one day.
How long does it take to buy a property in Halkidiki?
Typically 4–8 weeks from the pre-contract to registration at the land registry, provided the property’s paperwork is complete. Viewings can be arranged within days, also online.
What does the purchase cost on top of the price?
About 6 %: transfer tax 3.09 %, notary about 1 % plus VAT, lawyer about 1 % plus VAT, land registry about 0.5 %. Our free calculator gives the exact figure for any price.
Do I need a lawyer?
It is not compulsory, but we always recommend an independent lawyer: title check, encumbrances, building permits and the pre-contract. Expect about 1 % plus VAT.
Can I get a mortgage in Greece as a foreigner?
Greek banks lend to non-residents on a case-by-case basis, usually up to 50–60 % of the value, with full income documentation. Most of our foreign buyers pay cash or borrow in their home country.
What is the minimum budget for a home in Halkidiki?
Right now our most affordable listing is an apartment at €100,000 in Kassandra, and plots start around €100,000. Houses with a garden near the sea generally start from €200,000.
Want a shortlist for your budget?
Tell us the budget, the area and the type; within 24 hours you receive properties with all photos and locations, and the full cost sheet for the ones you like.
Send a request Browse all propertiesHalkidiki Properties, local agency since 2007, office in Nea Moudania. Last updated 7 October 2026.
