Buying a house in Greece: deals and tax benefits to know about

With its islands, traditional villages and thousands of kilometres of coastline, Greece has long attracted buyers looking for a home in the sun. Beyond its best-known tourist destinations, however, the country is now seeking to breathe new life into areas affected by an ageing and declining population.

Greece has not adopted the €1 house schemes popularised by some Italian towns. Nevertheless, several measures can offer genuine advantages to those planning to buy a house in Greece and settle there permanently: relocation grants of up to €10,000, reductions in Greek property tax and specific benefits in small villages. Here is what you need to know before buying a house in Greece.



1. Buying a second home in Greece: useful opportunities to know about
2. Relocation grants in Greece: up to €10,000 in certain municipalities
3. Moving to Greece: Golden Visa and taxation for new residents
4. Buying a house in a Greek village: what tax benefits are available?
5. Where can you buy a cheap house in Greece?
FAQ – Taxation, Golden Visa and essential procedures
 

1. Buying a second home in Greece: useful opportunities to know about

There is no grant in Greece specifically designed to finance the purchase of a second home by a foreign buyer. However, certain tax measures can help reduce the cost of buying or owning property in Greece.

One example is the reduction in ENFIA, Greece’s annual property tax. A home that is adequately insured against natural disasters can qualify for an ENFIA reduction of up to 20% if the property’s taxable value does not exceed €500,000. Above that threshold, the reduction is 10%.

Some newly built properties may also qualify for a VAT suspension when the developer has opted into this scheme. In this case, real estate transfer tax of 3% applies instead of the 24% VAT rate. The measure is currently extended until 31 December 2026.

2. Relocation grants in Greece: up to €10,000 in certain municipalities

If you are planning to move to Greece permanently, it is worth checking whether you qualify for the financial relocation grant. As part of its policy to tackle demographic decline, Greece offers support of up to €10,000 to households settling in certain municipalities.

The initiative was first launched in Evros, in Eastern Macedonia and Thrace, particularly in the municipalities of Soufli, Didymoteicho and Orestiada. In January 2026, the government announced that the scheme would be extended to six additional regional units: Kastoria and Florina in Western Macedonia; Serres, Kilkis and Pella in Central Macedonia; and Drama in Eastern Macedonia and Thrace.

This is not, however, an incentive specifically intended to finance a property purchase. The grant is primarily designed to encourage new residents to settle permanently in these areas. Even so, it may be particularly attractive to homeowners considering turning a second home into their main residence.

The relocation programme has gradually been expanded to make it easier for new residents to move to these regions, including people arriving from other European countries.
 

Houses for sale in Central Macedonia

3. Living in Greece: Golden Visa and taxation for new residents

For foreigners looking to live in Greece, several schemes can make the prospect more attractive.

Nationals of countries outside the European Union can apply for the Greek Golden Visa, a renewable five-year residence permit granted subject to certain real estate investment requirements. Obtaining a Golden Visa does not automatically make the holder a Greek tax resident.

Greece also offers several preferential tax regimes to people who establish their tax residence in the country. Retirees receiving a pension from abroad may, subject to certain conditions, benefit from a 7% tax rate on their foreign-source income for 15 years. A specific regime is also available to high-net-worth taxpayers who make Greece their country of residence and carry out a significant investment there.

In addition, Greece has signed tax treaties with numerous countries to avoid double taxation on income, including rental income and capital gains from property.

These arrangements therefore apply to different profiles: the Golden Visa makes it easier for non-EU buyers to reside in Greece, while the preferential tax regimes are aimed at people who become Greek tax residents.

4. Buying a house in a Greek village: what tax benefits are available?

Buying a house in a small Greek village may provide access to another measure: reduced ENFIA, Greece’s annual property tax.

Some primary residences located in settlements with up to 1,500 inhabitants, or up to 1,700 inhabitants in certain border areas, benefit from a fixed 50% reduction in ENFIA. From 2027, eligible properties will be fully exempt from property tax.

This benefit is available to Greek tax residents whose main residence is located in an eligible settlement and whose property is worth no more than €400,000. Properties used solely as second homes are excluded from the scheme.

These measures are intended to make certain Greek villages near the sea more attractive, particularly areas that face less pressure on the property market than Greece’s best-known tourist destinations.

5. Where can you buy a cheap house in Greece?

The municipalities currently covered by the €10,000 relocation grant are not necessarily the coastal destinations most sought after by international property buyers. The ENFIA reduction available in small settlements, however, applies across a much broader area and covers numerous villages throughout Greece.

The Peloponnese is an appealing option for buyers looking for a house near the sea without necessarily choosing an island. With its small harbours, traditional villages, olive groves and long Mediterranean coastline, the region still offers properties at more affordable prices than some of Greece’s most popular tourist destinations.

Cheap houses and apartments in the Peloponnese

The Ionian Islands and Crete also offer opportunities in small towns and villages away from the busiest resorts, sometimes only a few kilometres from the coast. Traditional houses and properties in need of renovation can often offer attractive opportunities to add value.

Cheap houses and apartments in the Ionian Islands Cheap houses and apartments in Crete
 

Central Macedonia is another interesting option, particularly in Pieria and parts of Halkidiki. Several villages with fewer than 1,500 inhabitants lie close to the coast, while property prices generally remain more moderate than in the most popular Greek islands.

Cheap houses and apartments in Central Macedonia

FAQ – Taxation, Golden Visa and essential procedures
 

Greece offers numerous opportunities for turning a property project in the sun into reality. Discover houses and apartments for sale in Greece on Mer et Demeures:


 

You may also be interested in these articles:
Buying property in Greece: practical guide and tips
Buying an island in Greece: everything you need to know
Buying property in Crete: why does the island attract foreign investors?