Extra Cash Beyond the Purchase Price in Greece: A Buyer's Budget for 2026

What costs should you include beyond the purchase price?

A useful budget separates four categories of money.

This distinction matters because not every amount transferred during a purchase is a fee.

For example, a deposit credited towards the purchase price is not an extra charge. Conversely, a separate payment to an engineer for independent due diligence does not normally reduce the amount owed to the seller.

The goal is to calculate the total cash required to complete and responsibly take possession of the property — without counting the same amount twice.

How much property transfer tax must the buyer pay?

For an ordinary taxable resale, the buyer is responsible for Greek property transfer tax.

The Independent Authority for Public Revenue (AADE) specifies a main tax rate of 3% of the taxable value, plus a municipal levy equal to 3% of the main tax.

The combined effective standard rate is therefore 3.09%.

Source: AADE — Real Estate Transfer Tax.

Is tax calculated on the advertised price?

No.

In areas covered by Greece's objective-value system, transfer tax is generally calculated using the higher of:

• The consideration stated in the purchase contract.
• The applicable Objective Value (αντικειμενική αξία).

Outside that system, a different valuation and assessment procedure may apply.

Source: Gov.gr — Real Estate Transfer Tax Calculation.

Consider a hypothetical property purchased for €300,000.

Illustrative calculations for an ordinary resale in an objective-value area, without exemptions or special tax treatment.

The same negotiated purchase price can produce a different tax liability because of the property's statutory tax value.

When must the money be available?

AADE states that the buyer and seller submit the applicable transfer-tax declaration before the final deed is drawn up. The tax generally must be paid within three working days following submission or issuance of the tax assessment, and before the relevant deed is executed.

Source: AADE — Transfer Tax Payment Rules.

This means the buyer cannot assume that every acquisition expense will be paid after completing the purchase.

What about a possible 15% rate in 2027?

An important legislative proposal was published in October 2026.

Article 16 of the draft tax bill proposes a 15% main transfer-tax rate for residential purchases by individuals tax resident outside the EU and EEA, with application to final contracts from 1 July 2027.

Including the existing municipal levy, the proposed effective rate would be 15.45%.

As of 28 October 2026, this is proposed legislation, not enacted law.

Sources: Greek Ministry of Finance — October 2026 Draft Legislation and Analysis of Draft Articles 16 and 48.

For a taxable value of €300,000, the proposed 15.45% rate would produce a tax of €46,350, compared with €9,270 under the current standard rate.

That is a possible difference of €37,080.

Buyers expecting completion in the second half of 2027 should not rely on a 2026 tax estimate without checking the final legislation and their tax-residence position.

See Property Transfer Tax in Greece for the detailed rules and proposed changes.

How much should you budget for the notary?

Greek notary remuneration is regulated by a statutory fee schedule.

The relevant framework is Joint Ministerial Decision 111376/2011, as amended by Decision 72386/2015.

The proportional fee is calculated in progressive brackets, with a fixed €20 charge and further document-related charges.

The first relevant brackets are:

The schedule continues with lower rates for larger transaction values.

Sources: Notarial Fee Decision — Consolidated Rules and Notarial Association — 2015 Amendment.

Worked example: €300,000 property

Assume that the notarial calculation value is €300,000.

Illustrative statutory calculation using the standard 24% VAT rate. Additional deed sheets, copies, separate acts and other expenses are excluded.

The notarial calculation may be based on a higher officially determined value rather than the agreed purchase price.

Therefore, the example cannot be treated as a final quote without confirming the applicable value and documentation.

What else might appear on the bill?

The statutory schedule provides additional charges for relevant deed sheets and copies. Separate notarial acts may also create additional charges.

For a foreign buyer, a special power of attorney could be required if someone else is to sign or act on their behalf.

The buyer should ask for an itemised estimate distinguishing notarial remuneration, VAT, document charges and any third-party payments.

See Notary Fees in Greece.

How much does it cost to register the purchase?

Registration is a separate legal and financial step.

After the notarial deed is signed, the purchase must be registered through the applicable land-registration system.

The Greek government's digital property-transfer procedure provides for submission of the deed to the Hellenic Cadastre, assessment of registration charges and payment by the buyer.

Source: Gov.gr — Digital Property Transfer Procedure.

The important January 2026 fee update

Joint Ministerial Decision 2/2026, published in Government Gazette B' 64/13 January 2026, established an updated schedule of fixed and proportional registration charges.

For an ordinary purchase registration, the decision specifies:

• A proportional fee of 5‰ of the relevant value, equivalent to 0.5%.
• An additional 1‰ for registration in the cadastral book specified by Article 10 of Law 2664/1998.
• A fixed charge of €20 for the relevant registered act.
• A separate fixed registration charge of €3 for the applicable purchase registration category.

The decision also provides separate charges for extracts, certificates and other registered acts.

Source: Joint Ministerial Decision 2/2026 — Government Gazette B' 64.

Worked example: €300,000 registration value

Assume one ordinary purchase registration with a relevant value of €300,000.

Illustrative registration-fee calculation under Decision 2/2026. It assumes one registrable purchase act and excludes separate certificates, additional acts or other charges. The relevant office and the actual registration value must be confirmed.

This is why a generic statement that "registration costs 0.5%" may be incomplete.

What this means for a buyer

Ask the notary to confirm the applicable registration system and the official fees for the property.

The final amount should be based on the actual registration assessment, not merely on an estimate from a property advertisement.

How much should you allow for a lawyer and engineer?

These are different professional services.

A lawyer examines ownership, registered rights, legal restrictions and contractual questions.

An independent buyer-side engineer investigates technical records, building compliance and physical-condition questions within the agreed assignment.

Greek law generally permits professional fees to be agreed through written engagements rather than imposing a universal buyer-side fee for every residential purchase.

For lawyers, the relevant framework includes Law 4194/2013, particularly Articles 58, 73 and 74.

Source: Greek Lawyers' Code — Article 74.

Illustrative professional budget

For a hypothetical €300,000 apartment:

These are hypothetical negotiated fees, not market averages or quotations. The calculation assumes Greek VAT at 24% applies to both services.

The actual amounts may differ considerably.

A limited inspection of a straightforward apartment is not equivalent to a comprehensive investigation of an older detached house with complex construction history.

Similarly, a title check alone is not equivalent to a full legal engagement covering preliminary agreements, contract review, negotiations and registration follow-up.

Does the buyer also pay for the seller's required technical certificates?

Not automatically.

A resale may require documentation such as the Electronic Building Identity (HTK) and an Energy Performance Certificate.

These are distinct from the independent inspection a buyer may commission.

Responsibility for supplying documents necessary for the seller to complete the transfer is ordinarily dealt with as part of the seller's obligations and the agreed transaction arrangements.

A buyer should not silently assume that the same technical service must be purchased twice.

Where a document must be updated or an irregularity corrected, the professional responsibility and cost allocation should be agreed explicitly.

See Lawyer and Engineer Fees in Greece.

Do you need to budget for an estate-agent commission?

Only if a valid brokerage arrangement makes the buyer responsible for remuneration.

Greek Law 4072/2012, Article 200 requires a written brokerage agreement and provides that remuneration is freely negotiable.

There is no statutory nationwide 2% buyer commission.

Source: Law 4072/2012 — Article 200.

An agent may have an agreement with the seller, the buyer or both, subject to the applicable disclosure and contractual rules.

Worked example: Buyer-side commission

Assume an agreed buyer-side commission of 2% of a €300,000 purchase price.

Illustrative agreed commission, not a compulsory or representative rate.

A property with no buyer-side commission obligation would not generate this particular cost.

What should you check?

Before signing a viewing form or brokerage agreement, establish the agent's remuneration, its calculation basis, whether VAT is included and when the amount becomes payable.

Ask whether the agent is also receiving a separate fee from the seller.

Do not assume that because the property is advertised through an agency, the buyer automatically owes a commission.

See Estate Agent Commission in Greece.

What extra administrative costs can affect a foreign buyer?

A buyer who lives outside Greece may need additional services beyond the standard property-transfer work.

These expenses are conditional, not universal.

Greek tax identification and digital access

Foreign buyers need a Greek tax identification number known as AFM (Αριθμός Φορολογικού Μητρώου).

AADE confirms that both residents and non-residents must have or obtain an AFM to purchase Greek real estate.

Source: AADE — Before Buying a Property.

The buyer may choose to obtain the relevant tax registration personally or engage an appropriately authorised professional.

Any professional assistance fee should be identified separately.

Do not assume that obtaining an AFM automatically requires purchasing an extensive administration package.

Power of attorney

If the buyer will not attend personally, a properly authorised representative may be able to undertake specified transaction steps.

Depending on the procedure and where the authorisation is issued, the buyer may need notarial or consular services, document authentication and translation.

The required form and the representative's authority should be confirmed by the notary and lawyer.

Translation and document certification

A foreign buyer may need translations of certain legal, administrative or identity documents.

Where relevant, foreign public documents may require an Apostille or another prescribed authentication procedure.

The cost depends on the documents, issuing jurisdiction, translation requirements and service providers.

A short document and a complex legal instrument should not be assumed to cost the same.

Specialist technical or legal work

Some properties require additional work that a routine investigation does not include.

Examples include specialist engineering assessments, boundary surveys, deeper historical title research or examination of unusual ownership rights.

These should be added to the budget only after the underlying need has been identified.

What this means for a buyer: Ask each professional which services are included, which are optional and which could become necessary if problems emerge.

What about transferring money from abroad?

A Greek purchase is normally funded in euros.

For a buyer whose money is held in another currency, the actual amount needed depends partly on the conversion rate and transaction costs.

These can include:

• The exchange-rate spread applied by the payment provider.
• Transfer and processing charges.
• Intermediary or receiving-bank charges where applicable.
• The timing of conversion.
• Any additional verification required for a high-value payment.

The exchange-rate spread is particularly important because it is not always shown as a separately itemised fee.

Why does exchange-rate movement matter?

Consider a buyer who needs to fund a €300,000 purchase.

If their home currency weakens against the euro between their budget calculation and the required payment, the home-currency cost can increase even though the euro purchase price has not changed.

The reverse is also possible.

The magnitude of any change depends on the exchange rate and conversion arrangements.

This is not a reason to assume that an exchange-rate movement will occur. It is a reason to treat currency conversion as a separate financial decision.

What should you confirm before transferring funds?

Ask the financial provider for the actual amount of euros expected to reach the designated recipient, all applicable fees and the conditions governing the transfer.

Confirm the recipient's account and payment instructions through independently verified channels.

A large purchase should not be funded using account details supplied through an unexpected message without appropriate verification.

What this means for a buyer: The purchase budget should be based on the net euros required at completion, with any currency-conversion expense recorded separately.

Is the property deposit an additional buying cost?

Normally, no — when it is contractually credited towards the purchase price.

But the deposit's legal treatment must be established from the agreement.

An advance payment, reservation fee, earnest-money arrangement and formal notarial preliminary agreement can have different consequences.

A preliminary agreement should address when the payment is made, where it is held, whether it is credited against the purchase price, when it is refundable and what happens if the transaction does not complete.

The Greek Civil Code and applicable contractual rules may affect those consequences.

For practical legal interpretation, see Iter Legis — Preliminary Agreements and Deposits and ACMA Law — Deposits and Transaction Terms.

Worked example: A €30,000 deposit

Assume:

• Agreed purchase price: €300,000.
• Deposit paid under an agreement: €30,000.
• The contract provides that the full deposit is credited towards the purchase price.
• The transaction completes normally.

The buyer does not add €30,000 to the €300,000 purchase price as an extra acquisition expense.

The deposit is part of the consideration already paid.

However, the buyer may still need additional cash for taxes and professional services when the transaction completes.

What if the purchase falls through?

The outcome depends on the actual agreement, the nature of the payment, the applicable law and the reason the purchase did not proceed.

A deposit is not universally refundable, and it is not universally forfeited.

The buyer's lawyer should explain the conditions before money is transferred.

This is an example of a financial risk that is better addressed before signing than after a dispute emerges.

Worked example: Total cost of a €300,000 resale apartment

The following illustration combines the main acquisition expenses discussed above.

It is intended to demonstrate how to build a transparent buyer-side budget.

Property and buyer assumptions

• One resale apartment in Greece.
• Individual foreign buyer purchasing in their own name.
• Contract price: €300,000.
• Objective Value does not exceed the contract price.
• Standard October 2026 transfer-tax treatment.
• No applicable first-home exemption.
• One ordinary registration in a cadastral book subject to the additional 1‰ charge.
• Standard Greek VAT rate of 24% on the professional services shown.
• No mortgage or additional registered security.
• A buyer-side agent commission of 2% plus VAT has been agreed.
• No major legal or engineering irregularities requiring extra work.

The acquisition budget

The additional acquisition expenses represent approximately 8.57% of the purchase price in this particular illustration.

That percentage is the result of the specific assumptions above. It is not a statutory rate or a nationwide benchmark.

Add a post-purchase cash reserve

Suppose the buyer also chooses to retain €5,000 for initial services, minor work and unexpected ownership expenses.

The €5,000 reserve is not a fee paid to the government or a professional.

It remains the buyer's money until needed for future expenses.

It should therefore be shown separately from acquisition costs.

How much is required at final completion if a deposit was already paid?

Assume a €30,000 deposit has already been paid and will be credited to the purchase price.

Also assume that none of the additional acquisition expenses has yet been paid.

The total lifetime funding requirement remains €330,708.60, of which €30,000 was already transferred.

In an actual purchase, the lawyer or other professionals may have been paid earlier, and transfer tax must be settled before the deed. The buyer's payment schedule must therefore be adjusted to reflect amounts already paid and the legally required payment dates.

What if no buyer-side brokerage commission is payable?

The illustrative buyer-side brokerage charge was €7,440.

If the buyer has no such obligation and every other assumption remains unchanged:

This comparison illustrates why the actual brokerage agreement matters.

It is more informative than automatically adding a generic 2% fee to every purchase.

What can make the final amount higher than the initial budget?

The main reasons fall into four categories.

1. A different statutory calculation basis

The Objective Value or another legally relevant assessment may exceed the negotiated purchase price.

That can increase transfer tax and potentially affect other value-based charges.

For example, a taxable value of €330,000 rather than €300,000 would increase the standard transfer tax from €9,270 to €10,197.

That is €927 more in transfer tax alone.

2. Additional legal or technical work

An engineer may find a discrepancy requiring further investigation.

A lawyer may identify an encumbrance, ownership issue or missing document.

Additional professional work can produce fees that were not included in the initial scope.

It can also delay completion.

3. A different tax regime

A qualifying new-build purchase may involve VAT rather than standard transfer tax, depending on the developer's VAT status, the applicable suspension rules and the property.

Likewise, proposed tax changes for 2027 may affect certain buyers and completion dates if enacted.

The tax regime should be confirmed before any total-cost estimate is relied upon.

See New-Build VAT vs Transfer Tax in Greece.

4. Post-purchase expenses discovered too late

A property may require immediate repairs, replacement of equipment, utility reconnections or contributions to building-wide work.

These costs are not necessarily acquisition taxes or notarial expenses.

They can nevertheless affect how much liquid cash the buyer needs after completion.

What this means for a buyer: A cost estimate should distinguish what is legally payable, what has been quoted, what is assumed and what remains unknown.

What about buying with a mortgage?

A financed purchase can require expenses not included in the cash-buyer example.

Depending on the lender and transaction, these may involve:

• Mortgage application or arrangement charges.
• Bank-appointed valuation.
• Additional legal documentation.
• Registration of mortgage security or prenotation.
• Related professional and administrative work.
• Insurance required under the financing agreement.
• Other contractually agreed bank expenses.

The January 2026 registration-fee decision provides a different proportional-fee category for registering mortgages and mortgage prenotations.

It should not be assumed that the ordinary purchase-registration calculation covers the additional mortgage-security registration.

Source: Joint Ministerial Decision 2/2026 — Registration Fee Schedule.

A borrower should ask the lender for a complete written schedule of acquisition-related financing expenses and the timing of the bank's disbursement.

Mortgage proceeds should not be assumed to cover every tax, fee or cash requirement.

Because financing terms differ by lender and buyer, this guide does not invent a universal mortgage-cost allowance.

How much cash should remain after the purchase?

The buyer should distinguish completing the purchase from being financially prepared to own the home.

After completion, expenses may arise for:

• ENFIA and other applicable property charges.
• Electricity, water and other service connections.
• Building common expenses.
• Insurance.
• Initial cleaning and preparation.
• Repairs or equipment replacement.
• Property monitoring while abroad.

Not every expense will arise immediately, and some may already have been paid.

But allocating the entire available cash balance to the seller and transaction costs can leave the buyer with limited flexibility if an urgent issue emerges.

There is no universal Greek law requiring a particular repair reserve.

The appropriate amount depends on the property's condition, the buyer's circumstances and the likely upcoming work.

For ongoing expenses, see Annual Cost of Owning Property in Greece.

How should you organise the payment schedule?

An acquisition budget is incomplete without knowing when each payment becomes due.

A useful payment schedule could look like this:

Some payments may be scheduled differently depending on the transaction.

The objective is not to assume all expenses are paid at closing, but to identify the precise dates and responsible recipients.

What documents should support the payment schedule?

For every significant payment, retain the applicable agreement, invoice, official assessment or receipt.

The buyer should be able to distinguish:

Purchase consideration: Money paid to the seller.

Tax: Money paid under an official tax assessment.

Professional fee: Money paid for a defined professional service.

Registration charge: Money paid for an official registration procedure.

Reserve: Money the buyer continues to hold.

This helps prevent errors in both budgeting and payment reconciliation.

A practical checklist before making the final offer

Before deciding what price you can afford, build an acquisition-cost worksheet using the following information.

Give every line a status:

Confirmed / Quoted / Estimated / Not yet verified.

The last category is especially important.

A missing estimate does not mean the cost is zero.

If an important item cannot yet be calculated, keep it visible as an unresolved budget question.

Common questions

Is budgeting another 10% enough to buy property in Greece?

It may be sufficient for some transactions and insufficient for others. The result depends on the taxable value, registration rules, professional agreements, brokerage liability, financing and property-specific needs. Build an itemised estimate rather than relying on one universal percentage.

Is the estate-agent fee included in the asking price?

Not necessarily. Buyer-side brokerage remuneration depends on the applicable written agreement. Confirm whether the buyer is responsible for any commission and whether the stated amount includes VAT.

Do I pay the deposit on top of the purchase price?

Not when the relevant agreement states that the deposit is credited against the agreed consideration and the transaction completes accordingly. Its treatment if the transaction fails is a separate legal question.

Can I pay acquisition taxes after moving into the property?

The applicable transfer tax generally must be paid before the final purchase deed is executed. Other costs follow their own schedules. Do not treat all acquisition expenses as payable only after completion.

Does the cash reserve count as a purchase fee?

No. A reserve is money retained for future needs. It should be included when assessing financial readiness, but not described as a statutory fee or an amount necessarily spent at completion.

What this guide cannot determine

This article cannot establish the definitive cost of purchasing a specific Greek property without its tax valuation, transaction documents, applicable registration system and actual professional agreements.

The illustrative amounts used for legal, engineering, brokerage, administrative, banking and reserve costs are assumptions, not quotations or verified market averages.

The article also cannot establish whether any proposed legislation for 2027 will be enacted in its current form.

A reliable final budget should be reviewed by the relevant professionals using the law and facts applicable to the exact transaction.

Related guides

• Costs of Buying Property in Greece — the complete acquisition-cost framework.
• Property Transfer Tax in Greece — statutory tax calculations and proposed changes.
• Objective Value in Greece — how the taxable valuation differs from the purchase price.
• Notary Fees in Greece — the statutory notarial fee schedule.
• Lawyer and Engineer Fees in Greece — separate buyer-side professional services.
• Estate Agent Commission in Greece — negotiated brokerage remuneration.
• New-Build VAT vs Transfer Tax in Greece — tax differences for qualifying new construction.
• Annual Cost of Owning Property in Greece — recurring expenses and maintenance planning.

Before committing to a property in Greece, prepare a documented budget that includes the purchase price, applicable acquisition expenses, the payment schedule and a separate post-purchase reserve.

The Greek Property Report provides independent buyer-side research. We do not sell properties, receive brokerage commissions or earn fees tied to transaction completion. Our research can help buyers organise market and administrative evidence, but it does not replace legally required procedures, professional tax calculations, legal advice or engineering inspections.