Legal counsel for real estate transactions in Greece
Athens
Geographic proximity, a familiar climate and prices that have not yet returned to pre-2008 levels draw many Israeli investors to Greece. But the Greek market operates under legal and bureaucratic rules entirely different from Israel’s - and those who arrive unprepared discover this too early.
- Land registerKtimatologio - not yet complete in all regions
- Annual holding taxENFIA
- Golden VisaInvestment threshold has risen significantly - assessed by region
- On the groundCooperation with a local law office in Greece
Why Israelis choose Greece
Greece is on the radar of many Israeli investors, and understandably so: a short flight, record-breaking tourism, an economy returning to growth and property prices that are relatively low compared with Western Europe. But what works as inspiration does not always work as the basis for an investment decision. In Greece, the difference between a sound transaction and a problematic one almost always lies in the details: registration, permits and tax.
What to know before you enter
- The land register (Ktimatologio) is not yet complete in all regions, which makes thorough due diligence essential.
- Building irregularities are common, so an engineer’s certificate confirming that the property conforms to its permit is required.
- The annual property tax (ENFIA) and holding costs have a direct bearing on the viability calculation.
- Short-term letting and the Golden Visa: regulation has tightened, and the current position should be checked before purchase.
How we support you in Greece
- 1
End-to-end purchase support
From obtaining an AFM and opening a bank account to signing before the notary and registration.
- 2
Due diligence
Legal, financial and physical review, including the register, permits and the engineer’s certificate.
- 3
Contracts and letting
Drafting contracts and lease agreements, and support with short-term letting licensing.
- 4
Legal entities and tax
Establishing an entity where required, and tax planning in Greece and in Israel.
- 5
Golden Visa
Assessing eligibility and guiding the process with the authorities.
- 6
International coordination
A single point of responsibility for you, with the local professionals working beneath it.
Adv. Ilan Leibovitch is an Israeli attorney. Advice and acts under local law are carried out by lawyers and notaries licensed in the relevant country, coordinated by the office.
How it works in Greece
- 1
Tax number (AFM) and bank account
Prerequisites for any purchase in Greece.
- 2
Due diligence
Register, permits, engineer’s certificate, debts and restrictions.
- 3
Payment of transfer tax
Before final signing, according to the type of property.
- 4
Signing before a notary
In person or by power of attorney.
- 5
Registration in the Ktimatologio
Completing registration of title in your name.
Why us
For several years we have worked in cooperation with a local law office in Greece, and we maintain relationships with local agents, contractors and engineers. Our experience is not theoretical - it has been built on transactions actually completed.
Guides · Greece
Selling Property in Greece as an Israeli Investor: Capital Gains Tax and Its Suspension, Required Documents and the Sale Process
Selling property in Greece as an Israeli resident: capital gains tax suspended to end-2026, Article 13 of the tax treaty, seller documents and remote sale.Taxation of Rental Income in Greece for an Israeli Investor: Greek Brackets, the Israel-Greece Tax Treaty and Reporting in Israel
Tax on Greek rental income for Israeli investors: 15%-45% brackets in 2026, advance payments, Greek filing, and Article 6 of the Israel-Greece tax treaty.Buying an Old Property to Renovate in Athens and Thessaloniki: Renovation Permits, Preservation, Timelines and Pitfalls
Buying an old apartment to renovate in Athens or Thessaloniki? Which works need a permit, small-scale works approval, listed buildings, timelines and pitfalls.The Notary, the Lawyer and the Engineer in a Greek Transaction: Who Is Responsible for What and What Each Costs
Who checks what in a Greek property deal? The roles of the notary, lawyer and engineer, their limits, notary tariff, cadastre fees and real costs for the buyer.Buying a New Apartment in Greece: VAT Versus Transfer Tax, the VAT Suspension and What It Means for the Buyer
Buying a new apartment in Greece? 24% VAT versus 3.09% transfer tax, the developer VAT suspension, the proposed 2027 extension and a higher tax for non-EU buyers.Inheritance and Gifts of Property in Greece for an Israeli Investor: Inheritance and Gift Tax, Wills, the New Reform and Early Planning
What happens to Greek property when its Israeli owner dies or gifts it: inheritance tax brackets, applicable law, wills, the 2026 reform and receiving the estate.Unauthorised Construction in Greece and the Engineer's Certificate: The Regularisation Law, How to Identify It and the Risk to the Buyer
Unauthorised construction in Greece: Law 4495/2017, the five categories, deadlines extended to 2028, the engineer's certificate and how a buyer protects themselves.ENFIA Annual Tax and Other Property Holding Taxes in Greece: How It Is Calculated, Who Pays and What to Expect in 2027
ENFIA in Greece: who pays, how it is calculated from E9, 12 instalments, the 20% insurance discount, the 2027 local fee and the 15% special tax on companies.
Frequently asked questions
Can an Israeli buy property in Greece?
Yes. In border areas and on some islands, buyers who are not EU citizens require a special permit, so the property’s location should be checked in advance.
Is the Golden Visa still available in Greece?
Yes, but the threshold has risen significantly in most regions, and certain exceptions are assessed case by case. Before a purchase intended to secure a visa, it is important to check the current rules as they apply to the specific property.
What is an engineer’s certificate and why does it matter?
It is a certificate in which an engineer confirms that the property conforms to its building permit, or that any irregularities have been regularized. Without it the signing will not proceed, and it protects you from inheriting building irregularities.
Considering a transaction in Greece?
A sound international transaction begins long before signing. A short introductory call will clarify whether, and how, we are the right firm to support you.
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