Here you will find answers to the questions we are asked most often. Every answer is short and specific. If your case is not here, ask the question directly — we will answer according to the specific property, and not with a general text.
- Ownership and tax number (AFM)
- Purchase — how it goes and how much it costs
- Taxes on purchase and ownership
- Rent and short-term letting
- Renovation and sale
- After the purchase and working with us
Ownership and tax number (AFM)
Can I as a Bulgarian citizen own property in Greece?
Yes. As a citizen of the European Union you buy and own property in Greece in your own name — free ownership, registered in the property registry, inheritable and sellable. No intermediary company, nominee or residency is needed. Only a Greek tax number (AFM) is required.
What is AFM and how is it obtained?
AFM (ΑΦΜ) is the Greek tax number. Without it, a notarial deed cannot be concluded, tax cannot be paid on transfer or the property cannot be registered. It is issued in three ways: online via myAADE with video identification, on site at a tax office, or through a representative with a notarised power of attorney — that is, without travelling. We assist with its issuance as part of the transaction.
Purchase — how it goes and how much it costs
How does the purchase proceed from start to finish?
We clarify the goal and budget, select properties, arrange viewings, check the documents in the registry, sign a preliminary contract before a notary, and register the property in the land registry. The amount under the notarial deed is paid via bank transfer. The check and the transaction can also be done remotely with a power of attorney — if you cannot come, we arrange a viewing with a live video. The entire process is conducted in Bulgarian.
What are the costs of the purchase?
The final price is the property price plus the transaction costs: property transfer tax (3.09%), notary fees (around 1 – 2%), lawyer's fee (around 0.8 – 1.5%), land registry registration fee (around 0.5 – 0.7%) and our commission (up to 2%). Total usually 7 – 9% over the property price. The exact amount is verified at the notary before signing.
Do I need a lawyer?
Yes, we recommend it. The lawyer must be independent and represent only you — not the seller and not us. They check the ownership in the registry, the encumbrances and mortgages, the area and boundaries, the legality of the building and the permits, whether the plot is in a construction or protected zone and whether the seller has unpaid taxes. You can choose a lawyer you feel comfortable with, including one who does not work with us.
Taxes on purchase and ownership
How much is the property transfer tax?
3% plus municipal tax — total 3.09%. It is calculated on the higher of the contractual price and the objective (tax) value of the property. Example: for a contract price of 100,000 euros and an objective value of 110,000 euros, the tax is 3,399 euros. For new construction, VAT of 24% is due in principle, but it is suspended until 31 December 2026 (Law 5246/2025); the applicability is confirmed in writing at the date of the transaction.
How much is the annual property tax (ENFIA)?
Approximately 2.50 – 4 euros per m² — for a 100 m² apartment this is around 300 – 400 euros per year. It is paid in installments via TaxisNet. If the property is insured with coverage up to 500,000 euros, ENFIA is reduced by 20%. The municipal tax (TAP) is paid together with the electricity bill.
What do I owe if I do not sell the property?
Ownership carries an annual property tax and an annual declaration — even for an empty property. If you do not live in Greece, this is usually handled by a tax representative who files the declaration on your behalf for an annual fee.
Rent and short-term letting
How is rental income taxed?
On a progressive scale for individuals: 15% for income up to 12,000 euros, 25% for 12,001 – 24,000 euros, 35% for 24,001 – 36,000 euros and 45% over 36,000 euros. Short-term rental yields higher income, but only in season (May – October) — a real seafront property is rented out between ten and sixteen weeks a year, while long-term rental is year-round and with less involvement.
What is AMA and what are the requirements for short-term rental?
AMA (ΑΜΑ) is the property registration number for short-term rental, issued by AADE. Without it, short-term letting is not legal. From 1 October 2025 (Law 5170/2025) additional requirements apply: letting only of a dwelling for primary use, minimum ceiling height of premises 2.5 m, civil liability insurance and fire and electrical safety requirements. Fines for violations are 5,000 – 20,000 euros.
Renovation and sale
Do you help with renovations?
Yes. Renovations of facades, roofs and other external parts require a permit from the municipality — we assist in obtaining it. We engage an architect who prepares a design and visualizations, and after your approval a quote is provided by a specialized company. We work only with an on-site inspection — we do not give a price based on photos. Payment is in stages, without a large advance, and goes through us, not directly between you and the builder.
Do I owe tax when I sell my property?
No — the seller does not owe tax on the sale of the property. The transfer tax (3%) is borne by the buyer, as are the other transaction costs. The capital gains tax is suspended until 31 December 2026. We do not ask for exclusive rights if we do not deserve them, and we do not promise an unattainable price.
After the purchase and working with us
What do I need to do immediately after the purchase?
Declare the property in TaxisNet (Ε9) — for new purchases the data is submitted automatically via myPROPERTY. Then transfer the electricity, water and municipal tax bills to your name, as well as the property insurance. The annual obligations — ENFIA, declaration, insurance and utility services — are not cancelled even for an empty property.
What happens if there are tenants in the property?
Greek law protects tenants of primary residence with a minimum three-year term, even if the contract is concluded for a shorter period. Upon sale, the new owner assumes the rights and obligations of the landlord until the term expires. That is why every property is checked in advance for active lease agreements.
How much is your commission?
For a purchase it is part of the transaction costs and is specified in advance — up to 2% of the price. For rental and management it is a percentage of the income plus coverage of actual costs. The first conversation is free and without commitment, and the services are not a mandatory package — you can use individual ones or all together.
If your question is not here, contact us — we answer according to the specific property. For more detailed coverage of the process, see the guides, and if you are selling a property — selling with us.