Buying Property in Crete: Frequently Asked Questions

Prospective buyers of Crete property have many questions in mind. Buying a property in Crete is generally straightforward in our experience.

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

Many Crete estate agents and real estate companies place emphasis on the 'complicated' and bureaucratic nature of buying Crete property.

Hopefully the following frequently asked questions and answers will be helpful.

Can I Purchase Crete Property?

Yes. Foreign nationals, including UK citizens, can own land and property in Greece. GOV.UK's Living in Greece guide says foreign buyers usually need a Greek tax number (AFM).

UK citizens have been non-EU buyers since Brexit, and 2 points matter for non-EU buyers:

• Border areas: border-area rules require non-EU buyers to get permission before buying in areas that Greek law (Law 1892/1990) designates as border areas. Ask your lawyer to confirm whether the property lies in such an area before you sign anything.
• Right to stay: owning a home does not give you the right to live in Greece. UK visitors can stay up to 90 days in any 180-day period without a visa, according to GOV.UK's Greece entry requirements. Longer stays need a national visa or a residence permit from the Greek authorities.

Residence permits come from Greece's Ministry of Migration and Asylum, including the residence permit for non-EU property investors. The minimum investment for that permit depends on where the property is, so check the current figure with the Ministry or your lawyer.

Do I Need a Lawyer to Buy a Crete Property?

Yes, we strongly recommend one. GOV.UK's Living in Greece guide advises anyone considering buying property or land in Greece to contact an English-speaking lawyer. The UK government also publishes a list of English-speaking lawyers in Greece.

In our experience, the buyer and the seller each appoint their own lawyer. A lawyer will carry out necessary legal surveys, conduct a property title check, and ensure the property is free of legal encumbrances.

We have found that lawyers speak very good English and smoothly take you through the buying process. A lawyer will help you find a surveyor and an accountant, and can apply for your tax number for you if you give them Power of Attorney. (We strongly recommend this.)

Your lawyer will acquire and check copies of the property title (contract deed), check outstanding debts and taxes on the property, check the topographic plan, appoint a notary, prepare the purchase contracts, arrange payment of the transfer tax and pay the associated costs required by Greek law.

Lawyers who speak English work in every part of the island. Check out our Lawyers in Crete list that covers the prefectures of Chania, Rethymno, Iraklio and Lasithi.

Do I Need a Notary Public?

Yes. A Greek notary draws up the purchase contract and oversees its signing. Your lawyer will appoint a notary for you.

The notary's role is growing. Law 5293/2026 makes the notary a one-stop service for property transfers, including collecting the transfer tax and the Cadastre registration fees. AADE notified its offices of the change in circular Ο.3014/2026. The law leaves the start date of the one-stop service to a ministerial decision, so ask your notary whether it applies to your purchase.

Do I Need an Accountant?

Yes, an accountant keeps your Greek tax filings in order. Property owners submit a real estate statement (form E9) and pay the annual property tax (ENFIA), according to AADE's guide to the E9 statement and ENFIA. The E9 is created automatically when the transfer tax return is filed digitally; otherwise it is due by 31 March of the year after you buy.

An owner who lets the property, or who lives in Greece, also files a Greek income tax return. Your lawyer will help find an accountant for you.

Do I Need a Tax Registry Number (AFM)?

Yes. Foreign buyers usually need a Greek tax number (AFM) to own property in Greece, according to GOV.UK. AADE's page for tax residents abroad explains that you apply online through the myAADE portal and confirm your identity by video call or at a tax office.

A tax representative or another authorised person can apply for you. The supporting documents for tax residents abroad include the appointment of a tax representative in Greece. Your lawyer can act for you if you give them Power of Attorney.

Do I Need a Greek Bank Account?

Yes. All the payments for your purchase go through a Greek bank account.

Greek banks set their own document requirements for opening an account. Ask the bank for its current list before you visit.

Look at our opening a bank account in Crete page for more on this topic.

Do I Need to Make a Deposit to Secure a Property?

Yes. A deposit takes the property off the market. In our experience, the deposit is around 10% of the agreed price, paid when you sign a preliminary contract. It shows the vendor your serious intent to proceed with the sale.

The preliminary contract states the amount of the deposit and whether you get it back if the sale does not go ahead. In the case of off-plan properties and projects just under construction the stage payments can vary.

What Happens If I Change My Mind?

You normally lose your deposit if you withdraw after signing the preliminary contract. A signed contract and a paid deposit count as an official intent to purchase. The exact terms are in the preliminary contract, so read them with your lawyer. Be very, very certain you want to go ahead with purchasing the property before signing any contract and making a deposit.

What Happens If the Vendor Changes Their Mind?

The preliminary contract decides what you get back if the vendor withdraws. Ask your lawyer to explain this clause before you sign, and to make sure it protects your deposit.

Do I Have to Be Present at the Signing of the Contract?

No. By giving your lawyer Power of Attorney the contract can be signed in your absence.

What’s the Cheapest Way to Transfer Money to Pay for the Property?

A specialist currency transfer service is usually the cheapest way to send the money. Rather than your local bank, a currency transfer service tends to offer better exchange rates on large transfers.

Keep a record of every transfer that proves you brought the money from outside Greece. AADE's guidance for non-residents explains that a non-resident with income in Greece can be taxed on a presumed income worked out from the cost of assets bought, such as a property. Ask your Greek bank for written confirmation of each transfer from abroad, and keep it with your purchase contract.

How Long Will It Take Before Completion?

In our experience, completion takes about 4 to 6 weeks from signing the property purchase agreement, if there are no complications and everyone wants things to happen straight away. Missing certificates or title problems add time.

How Much Should I Budget to Cover Legal Fees and Taxes?

Budget for transfer tax plus several professional fees on top of the price. Transfer tax is 3% of the property's taxable value, plus a municipal levy of 3% on that tax, according to AADE's guide to real estate transfer tax. The notary's fee, the Cadastre registration fee and your lawyer's fee come on top, each with VAT.

If you buy a property through an estate agent they will also charge a fee for their services. In our experience, estate agents get paid fees of up to 4% from the vendor and from the buyer too, and VAT applies to the commission.

Ask your lawyer for a written estimate of the total before you pay a deposit.

Can I Purchase a Property Without the Help of an Estate Agent?

Yes. Nothing prevents you from buying a property without an estate agent.

Appoint a lawyer and they'll guide you through the buying process.

What If I Want to 'Buy to Let'?

A holiday let must be registered in AADE's short-term rental register (AMA) before you take bookings. Please see our Buy to Let Guide, which explains the AMA register, the tax on rental income and the safety standards for holiday lets.

Can I Use My DIY Skills to Renovate or Build on My Own?

It is possible, but it is rarely advisable for major work. Building regulations are strictly adhered to, and renovations or building which requires a building permit will need local registered tradesmen to do the work or sign off on your work.

Building work under a permit must also be registered with e-EFKA, the Greek social insurance body that replaced IKA. Social insurance contributions are then paid for the labour on the project, whether local tradesmen or you do the work.

What Do I Need to Do While in Crete to Make the Buying Process Easier?

Be 100% certain that you want to purchase your chosen property. The 'holiday romance' of falling in love with a charming and quaint Cretan cottage may wear off as soon as you board the plane for home.

With your 'Ouzo goggles' removed you may see the property for what it is - a costly pile of rubble that will take a fortune to renovate!

If you are 100% certain, then complete these 4 steps before you leave Crete:

1. Appoint a lawyer.
2. Give the lawyer Power of Attorney.
3. Apply for your Greek tax number (AFM).
4. Open a bank account.