Buying a Luxury Home in Greece: Key Insights for International Buyers

For centuries, Greece has captured people’s attention with its ancient history, hospitable climate and friendly culture. In recent years, it has also captured the attention of international property buyers.

Greece’s luxury real estate market has gone from quiet to seriously interesting. What used to be a small niche has turned into one of Europe’s most talked-about investment scenes. And it’s easy to see why. Maybe it’s a villa tucked into a cliff above the Aegean, a sleek penthouse in Athens, or a beachfront hideaway on Corfu. Either way, you’re getting a lifestyle that blends beauty, value, and long-term potential in a way few places can match.

If you’re considering purchasing a luxury home in Greece, here are some important insights you should know before taking the plunge.

Why Greece Appeals to Luxury Buyers

Greece combines lifestyle appeal with a steadily improving economic environment. The Mediterranean climate, relaxed pace of life, and spectacular natural beauty have always been attractive to international buyers, but new factors are also driving demand:

• Lifestyle and culture:
  Whether island-hopping in the Cyclades or fine dining in Athens, Greece offers a year-round luxury lifestyle that blends modern comfort with cultural depth.
• Value for money:
  Compared with other European hot spots like the French Riviera, Mallorca, or Italy’s Amalfi Coast, luxury properties in Greece tend to be more affordable on a per square meter basis.
• Economic recovery:
  After years of financial uncertainty, Greece’s economy and property market are stabilizing, which in turn is boosting buyer confidence.
• Accessibility:
  Most major cities and islands in Greece are well-connected to international airports, making them a great choice for frequent travelers.

Prime Locations for Luxury Homes

While many people know Greece for its glamorous islands, there’s much more to explore.

• Athens:
  The capital city has been undergoing a significant real estate boom in recent years—thanks in part to the Ellinikon project, one of the largest urban developments in Europe. Neighborhoods like Voula and Glyfada, near the Athens Riviera, attract buyers who want city living combined with spectacular sea and mountain views.
• The Aegean Islands:
  Islands like Mykonos and Santorini are globally recognized luxury destinations. Their whitewashed villas with infinity pools and cliffside views drive strong rental demand.
• Crete and Corfu:
  For buyers seeking space and privacy, these islands provide larger estates at more accessible price points, plus rich cultural heritage and true year-round communities.
• There are also many lesser-known islands and areas in pristine natural settings that offer luxury living at more affordable prices.

Each location has its own unique character and caters to different preferences: nightlife, city lifestyle, exclusivity, or serenity.

What International Buyers Should Know

Before making an investment, it’s essential to understand how buying property in Greece works:

• Foreign ownership:
  Both EU and non-EU citizens can purchase property in most of Greece. Some border areas need extra permits, but the popular luxury spots generally do not.
• Golden Visa program:
  This is one of Greece’s big draws. Until recently, a €250,000 property was enough for a residency permit. Rules changed in 2024: in many prime areas like Athens, Mykonos, and Santorini, the minimum is €800,000; in other regions, it’s €400,000. The €250,000 option still exists, but only under specific conditions—for example, renovating an older property or converting a commercial building into residential. Always confirm the latest details with an expert before assuming eligibility.
• Buying costs:
  Beyond the purchase price, set aside 5–8% for taxes and fees, typically including the ~3% transfer tax, plus notary and legal costs.
• VAT:
  New-builds in Greece normally carry 24% VAT. But this tax has been suspended until the end of 2026, so many buyers currently only pay the ~3% transfer tax.

Understanding these basics helps avoid surprises during the buying process.

Market Trends and Opportunities

• Design and sustainability:
  It’s increasingly standard for luxury homes to include solar panels, smart systems, and higher energy efficiency. That combination lifts property value and improves day-to-day living. With AI-enabled home tech advancing quickly, adoption is speeding up.
• Short-term rentals:
  Many investors rent out their villas or apartments, making high-value properties both a great place to live and an investment opportunity. That said, Greece has tightened rules in some areas, especially Athens. You’ll see caps and extra taxes in certain zones, so check the specifics with a qualified advisor.
• Rising international interest:
  Investors from the US, Middle East, and Asia are joining Europeans in viewing Greece as both a lifestyle and financial opportunity. This broadening buyer base supports stable future demand.

Tips for Navigating the Buying Process

• Get local expertise.
  The Greek market is fragmented. A specialist who knows the luxury segment can save you time and help you avoid pitfalls. For instance, Fusion Consultancy helps international buyers find high-end homes and navigate the legal and practical steps.
• Conduct legal due diligence.
  hire a local lawyer early to review title, check for debts, and confirm zoning. This is a crucial step to protect your investment.
• Define your long-term goals.
  Is this mainly a holiday home, a rental investment, or a Golden Visa property? Your answer will shape what and where you should buy. If you’re buying for personal use, imagine daily life there. Is the area well connected? Are there international schools and hospitals nearby? It’s not only about the numbers. Consider the experiences the property will offer..
• Think about access.
  Some islands are easy in summer but tricky off-season. If you want year-round use, consider ferries, flights, and on-the-ground services.

Final Thoughts

Greece’s luxury real estate market is no longer an under-the-radar opportunity. Greece now sits near the top of the Mediterranean wish list, offering real lifestyle upside, a supportive investment backdrop, and approachable entry points, especially heading into 2025. Demand isn’t cooling.

For international buyers, keep the dream in sight but plan like a pro. Enjoy the sunsets; lean on expert help to make the paperwork and closing just as easy.