A property transfer is a legally binding process, yet it follows structured steps with clear roles and predictable costs. The objective of this guide is to provide complete clarity on what to expect, who manages each task, and the total financial commitment involved.
Key highlights
Property transfer in Greece is now largely digitized, with the notary functioning as a One Stop Shop to manage document collection and tax calculations.
Essential documents include the title deed, Electronic Building Identification, Energy Performance Certificate, ENFIA tax clearance certificate, and land registry records.
Total purchase expenses for the buyer typically range between 8% and 11% of the property value when primary residence tax exemptions do not apply.
Proper preparation and guidance from specialized professionals make the process predictable and free of surprises.
If you are currently navigating a real estate transaction, you are likely concerned about bureaucracy, hidden fees, or unexpected delays. This is entirely natural. A property transfer is a legally binding process, yet it follows structured steps with clear roles and predictable costs. The objective of this guide is to provide complete clarity on what to expect, who manages each task, and the total financial commitment involved.
From 2026, bureaucracy moves into the past as real estate transfers become faster and require fewer physical documents through a streamlined, digital framework. The notary public now operates as a One Stop Shop, handling document collection and tax declarations electronically.
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Transfer documentation falls into three main categories: legal, urban planning, and tax related, which primarily fall under the responsibility of the seller. While most files are now retrieved electronically by the notary, it is essential to understand what the complete dossier includes.
Title deed: The prior contract through which the property was acquired, such as a purchase agreement, parental grant, or acceptance of inheritance.
Electronic Building Identification (HTK): As of April 1, 2022, obtaining an Electronic Building ID is mandatory for every property transaction. Issued by a certified engineer, it confirms that the property is fully compliant, free of unauthorized constructions, and meets all technical requirements for transfer. This is often the most time intensive requirement and a frequent cause of delay, making early preparation essential.
Energy Performance Certificate (PEA): Required for the vast majority of buildings and issued by an engineer.
ENFIA Certificate: Verifies that the property has been properly declared for ENFIA property tax purposes over the preceding five years.
Tax and social security clearance certificates: Issued digitally for the seller.
Land registry details: Land registry extract and official title sheet.
Personal details: Tax Identification Number (AFM), local tax office designation, and identity card copies for both buyer and seller.
Step 1: Document collection and authorization
The notary creates the digital property transfer file. Both buyer and seller grant digital authorization via Gov.gr, enabling the notary to compile the required documentation. Successfully completing the transfer relies on seamless collaboration among specialized professionals, including engineers, notary publics, accountants, and legal advisors. This is precisely where an Engel & Völkers real estate advisor adds exceptional value, coordinating all parties to ensure the dossier is fully complete prior to meeting with the notary.
Step 2: Tax calculation via myPROPERTY
Property transfer tax returns are submitted digitally through the myPROPERTY application on the myAADE portal. The notary drafts the Property Transfer Tax (FMA) declaration, which both parties then validate online. Digitizing this workflow enables swift transaction handling for both legal counsel and taxpayers.
Step 3: Tax payment
The buyer settles the due transfer tax prior to the execution of the contract. FMA must be fully paid before final contract drafting.
Step 4: Contract signing
The final contract text is reviewed, read aloud in the presence of all parties, and signed. Since January 1, 2014, buyers and sellers are not legally required to be accompanied by an attorney during contract execution. However, retaining legal counsel remains vital for the buyer, primarily to conduct title searches at the Mortgage Office or Land Registry to guarantee an unencumbered title.
Step 5: Registration at the Land Registry
The notary electronically submits the new contract to the Land Registry to officially record the ownership transfer. Without this final step, the transfer is not legally complete.
Purchasing property in Greece involves additional expenses beyond the agreed purchase price, encompassing professional fees, taxes, duties, and statutory contributions.
Property Transfer Tax (FMA)
FMA is calculated at 3% of the contract price or the assessed value, whichever is higher. An additional 3% municipal surcharge is applied to this tax amount, bringing the effective transfer tax rate to 3.09%, borne exclusively by the buyer.
Significant tax relief applies when purchasing a primary residence. For home buyers, the tax free threshold is €200,000 for single individuals and €250,000 for married couples, with an additional €25,000 allowance per child. If the property value exceeds these thresholds, the exemption applies up to the allowance amount, with FMA levied only on the remaining balance.
Example: A married buyer with two children purchases a primary residence valued at €320,000. The total tax free threshold is €300,000 (€250,000 + 2 x €25,000). The buyer pays 3% tax only on the remaining €20,000, amounting to €600.
Notary fees
Notary fees typically range from 0.80% to 1% of the property value, with the percentage decreasing on a sliding scale as property value increases. Added to this is 24% VAT, along with fixed charges for page counts, certified copies, and declarations. Indicatively, notary expenses average around 1% including VAT, payable by the buyer.
Engineer fees
Engineer fees range between €150 and €500, depending on property size and complexity. This fee covers the issuance of the Electronic Building ID and the Energy Performance Certificate (PEA). The seller pays for the engineer certification, building ID, PEA, and any necessary legalizations of unauthorized structural changes.
Attorney fees
Although legal representation is not mandatory by law, retaining an attorney is highly recommended for buyers. Legal fees typically range between 0.5% and 1% of the property value.
Land Registry filing fees
The proportional registration fee stands at 0.5% (5 per thousand) of the property value for sales, along with a fixed fee of €12 per entry. At the Mortgage Office, the transfer fee is 0.475% plus 24% VAT.
Capital Gains Tax and New Build VAT
Two additional elements worth noting: the 24% VAT on new developments remains suspended until December 31, 2026, as does Capital Gains Tax (FYA) for sellers. Consequently, neither represents an added cost for either party at present.
A simple rule of thumb: Transfer expenses fall primarily on the buyer, including 3.09% FMA, notary fees, Land Registry registration fees, and legal fees.
The seller is responsible for engineer fees, the Energy Performance Certificate, and brokerage fees. Brokerage fees are typically shared between both parties under a 2% agreement each.
Overall property purchase expenses typically range from 7% to 11% of the property value, including taxes, notary costs, and professional services.
Parental property grants represent a unique transfer mechanism. Transferring real estate to a child via a parental grant follows a similar document process (Building ID, PEA, ENFIA certificate). The primary distinction lies in taxation, as each parent can transfer property valued up to €800,000 to each child completely tax free.
This threshold applies independently per parent and per child. A child can receive up to €800,000 from their father and another €800,000 from their mother tax free, totaling up to €1,600,000 in tax free property transfers.
Initiate the Electronic Building Identification early This document is the most frequent source of transaction delays and can halt the entire process, particularly for older properties requiring legal settlement of past alterations.
Verify eligibility for primary residence exemption The FMA exemption offers substantial savings on primary residence purchases. The exemption requires retaining property ownership for a minimum of five years.
Request a comprehensive legal title search Even if hiring an attorney is optional, reviewing records at the Mortgage Office or Land Registry for encumbrances, mortgages, liens, or legal claims protects your capital investment.
Partnering with trusted professionals at every step of a real estate transfer ensures you avoid costly mistakes and unnecessary delays. An Engel & Völkers real estate advisor does not replace the notary or legal counsel, but serves as the dedicated orchestrator of the entire process. From initial property valuation to final contract execution, your advisor ensures every step proceeds seamlessly, on schedule, with complete documentation and absolute peace of mind.
If you are planning to buy or sell property, contact us today. The Engel & Völkers Greece team is by your side through every step of the transfer process.
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