Buying Property in Crete Guide

Ok, so you are fed up of the weather, the traffic, the overcrowding, worried about rising crime, concerned about the growing lack of respect people show for each other with no sense of community any more.

Rules and fees last checked: October 2026. Always confirm with the official source before you act.

So, let's move to Crete!

Here's our Top Tips for embarking on this exciting journey featuring information on those things we would have wanted to know before thinking about this major step. A lot is common sense though!

Costs

Buying costs in Greece add a significant sum on top of the selling price, and most of them are calculated as a percentage of the property's value.

Transfer tax is the largest single cost for most buyers. AADE's guide to real estate transfer tax sets it at 3% of the property's taxable value, plus a municipal levy of 3% on that tax, and the buyer pays it. The notary's fee, the land registration fee, your lawyer's fee and the estate agent's commission come on top, and VAT applies to the professional fees.

This can come as a bit of a shock to some! Our guide to buying Crete property lists each cost with its official source. Ask your lawyer for a written estimate of the total before you make an offer.

Buy or Rent First?

Renting first lets you get a good look at Cretan life all year round before you buy.

One disadvantage is that you might feel you are losing the value of your investment through paying rent. But you could actually save a lot of money by avoiding mistakes through buying too soon, buying the wrong property, or buying in the wrong location.

Finding a Crete Property

Finding a Crete property starts with knowing the type of property you want and its location. If you have reached this stage in your journey, renting a property of that type in your preferred location for a time will help confirm your decision, or otherwise.

How do you find a list of suitable properties if you are stuck in some distant country such as the UK? There's no substitute for being in Crete when looking for your dream Crete property, but you can do a lot of "looking" before you arrive on the Island.

When searching for and compiling your list, try to keep an open mind. Remember that you could so easily fall in love with a property you see, even if it bears no resemblance to your initial criteria.

Internet

The internet is the place to start, as most Crete estate agents with the biggest portfolios of properties for sale have websites. Google something like "Crete property" and you'll get loads of pages of possible interest to you in your search.

You can contact the websites directly with your requirements and they will get back to you with relevant property details. Private sellers advertise online too, both on property portals and in classified adverts.

Avoiding the Hard Sell

Sales events and presentations by overseas developers put pressure on buyers to commit quickly. Be wary of the hard sell, and keep focused on what you want and the amount of money you want to comfortably spend.

Steer clear of timeshare-type options because you will almost certainly regret signing anything and committing to a property ownership of this type.

After a period of research, you will most likely have a list of likely properties scattered around Crete, so your next job is to plan your viewing trip.

Plan Your Trip

Viewing trips work when you choose a base that suits your list. If you are concentrating on one area, then you won't have a problem. But if you plan to view properties at both ends of the Island - choose a central location as your base.

Obviously, it's wise to group appointments by location, so you can visit 2 or 3 agents in one day.

Contact the agents/owners and tell them that you will be in their area on such-and-such a day, and make appointments to view the properties you have an interest in.

This will be hard work if you are planning to view a lot of properties, especially if you plan your trip in the height of the summer.

Professionals and Estate Agents

Professionals carry out most of the buying process once you reach Crete. Armed with your list of properties and details of appointments, you will need to find time to get some people on board to facilitate the buying process.

You might read some frightening tales about how complex and convoluted buying property in Crete can be.

And it's true. But it's no different than in the UK - which is why you hire (and pay for) professionals and others to do the work for you, whether in Crete, the UK - or anywhere else.

The Cretan Estate Agent

The estate agent will be an invaluable ally in your quest to find a suitable property, but their services are by no means essential.

Many offer a lot of valuable help, advice, and after sales services, which can be reassuring to anyone trying to buy a property in a foreign land.

It's worth bearing in mind one or two things about the Cretan estate agent.

You might find some properties you come across on the books of several different Crete estate agents. This is because sellers will invariably go to more than one agent.

This is relevant because as a buyer, you can expect to pay a commission to the seller's agent when you buy. Different estate agents might charge different (and widely ranging!) fees.

However, it can be hard to nail down the commission an estate agent will charge you, as some can be a little cagey about this - especially as they are vying for business selling the same properties as their competitors. Agree the commission in writing before you view.

Crete Lawyer

An English-speaking lawyer is the professional you need most when you buy property in Crete. GOV.UK's Living in Greece guide advises anyone considering buying property or land in Greece to contact an English-speaking lawyer.

Like in the UK, Crete lawyers are not graded by ability, but all must exercise a consistently high standard of service and customer care to their clients in the performance of their legal services.

Your estate agent will have access to one or more suitable lawyers who will represent you. If you are not in contact with an estate agent, or you want to find your own, you can walk through any main town and you will see a lawyer's office sooner or later. (The notice will be in English!)

Alternatively, you can contact a lawyer directly from a list. We keep a list of English-speaking lawyers in Crete, and the UK government publishes a list of English-speaking lawyers in Greece.

Making an Offer

An offer on your dream holiday home in the sun should go in as soon as you have decided.

A deposit is what takes the property off the market. In our experience, sellers in Crete expect around 10% of the price, paid when you sign a preliminary contract. The amount is agreed between buyer and seller and written into that contract. Until you pay it, nothing stops the seller from selling to another buyer.

A Greek tax number (AFM) and a Greek bank account let you pay the deposit quickly, so arrange both early. GOV.UK says foreign buyers usually need an AFM to own property in Greece.

Our guide to opening a bank account in Crete explains the bank side.

Lessons From a Crete Purchase That Went Wrong

A Somerset couple's house near Chania shows how deed problems and loan delays can stall a renovation for years. The Guardian reported their story in "The perils of buying abroad" (2 June 2006).

The couple sold their UK home in 2003 and bought a house near Chania that needed work before they could live in it. When they applied to a Greek bank for a renovation loan, the bank found problems with the property deeds. Drawing up a new deed took more than a year. Building costs rose in the meantime, and storing their furniture in the UK cost almost £500 a month.

A UK mortgage broker then gave them wrong advice about the minimum loan and about what Greek banks will lend for. The couple only learned afterwards that the broker's UK regulation did not cover loans on homes abroad. The house was still unfinished when the article appeared.

The story points to 4 precautions for anyone buying in Crete:

• Have your lawyer check the deeds in full before you pay a deposit, because deed problems are common in Greece and slow to fix.
• Keep a cash reserve for renovation, as building costs can rise while paperwork is sorted out.
• Budget for storage and temporary housing if you sell up before your Crete home is ready.
• Ask any broker or adviser, in writing, whether their regulation and complaints scheme covers loans on property outside their home country.