Buying Property FAQ
FAQ
Most frequent questions and answers
Yes. EU citizens can buy property on Samos without restrictions.
Non-EU citizens can also purchase property, however Samos is classified as a “border area” by the Greek state. This means non-EU/EFTA buyers must obtain a special permit from the Hellenic Ministry of National Defence before the final contract is signed.
This permit is applied for by your lawyer and typically takes 6-12 months to process.
Moreover, At Samos Housing, we have extensive experience navigating this process for international clients.
The buying process follows these steps:
1. Appoint a Greek lawyer — ideally via Power of Attorney (POA) so they can act on your behalf remotely
2. Obtain a Greek tax number (AFM) — required for any property transaction. Your lawyer can arrange this for you. Official guidance is available at gov.gr
3. Open a Greek bank account — recommended for paying taxes and utilities
4. Find your property — browse our listings or tell us your requirements
5. Due diligence — your lawyer checks ownership, debts, permits, and land registry records at the Hellenic Cadastre
6. Technical survey — a civil engineer verifies building permits and compliance
7. Property valuation — a certified appraisal ensures you pay a fair market price
8. Non-EU permit (if applicable) — border area permit for non-EU buyers (2–6 months)
9. Pay transfer tax — 3.09% of the purchase price, paid before signing
10. Sign the contract — at a public notary, in person or via Power of Attorney
11. Registration — the deed is registered at the Land Registry and Cadastre
The entire process typically takes 4–8 weeks for EU buyers, or 3–8 months for non-EU buyers due to the border area permit.
When buying property in Greece, budget for the following costs on top of the purchase price:
Real Estate Fees are explained in detailed below but in general is 3% plus VAT for each party
• Transfer tax: 3.09% of the property value• Notary fees: 1–2%
• Lawyer fees: 1–2%
• Land registry fees: approximately 0.5%
Total additional costs typically amount to 8–10% above the purchase price.
Real estate fees in Greece depend on the property price:
When you buy from Samos Housing
For properties over €65,000:
• The agency fee is 3% plus VAT (17 or 24%) of the property price
• This fee applies to both the buyer and the seller — each party pays 3% + VAT
For properties under €65,000:
• There is a fixed agency fee of €2,000 plus VAT (17 or 24%) per party
Furthermore, these fees are standard across the Greek real estate market and are regulated by law.
Yes, absolutely. By granting a limited Power of Attorney (POA) to a Greek lawyer, they can handle everything on your behalf. Specifically, this includes obtaining your AFM, opening a bank account, conducting due diligence, and signing the final contract at the notary.
In addition, we offer video tours and drone footage of all our properties, so you can make informed decisions from abroad.
However, if you do wish to visit properties in person, please note that we require a minimum of 2 weeks’ notice to arrange viewings. In the case of urgent visits with less than 2 weeks’ notice, an arrangement fee of €200 applies. Nevertheless, this fee is fully deducted from the real estate commission if you proceed with a purchase. For more details, read our full property visit guidelines.
First, contact us with your requirements and preferred dates. After that, we need a minimum of 2 weeks’ notice to properly prepare your viewings. As a result, we can create a personalised viewing schedule tailored to your preferences and budget.
For urgent viewings with less than 2 weeks’ notice, a €200 arrangement fee applies. However, this fee is fully deducted from the real estate commission if you purchase a property through us. In other words, it costs you nothing if you buy.
First and foremost, your lawyer performs the official legal check by searching the Land Registry and the Hellenic Cadastre. As a result, this confirms:
• Legal ownership by the seller
• No mortgages, liens, or encumbrances
• All property taxes are paid
• Building permits are in order
In addition to your lawyer’s checks, you can also perform a preliminary verification yourself through the Hellenic Cadastre online portal. Consequently, this adds another layer of transparency to your due diligence before committing to a purchase.
The Greece Golden Visa grants a 5-year renewable residence permit to non-EU citizens who invest in Greek real estate. Samos is fully eligible.
Current investment thresholds for Samos:
• €800,000 minimum — for residential properties
• €250,000 minimum — for commercial properties that you convert to residential use after purchase
The €250,000 commercial conversion route is a strategic option for investors seeking Golden Visa eligibility at a lower entry point. Our team identifies qualifying commercial properties and manages the entire conversion process.
The investment can be in a single property or a portfolio of properties. Official details are available at the Ministry of Migration portal.
Samos is classified as a “border area” by the Greek government. As a result, all non-EU/EFTA citizens must obtain a permit from the Hellenic Ministry of National Defence before purchasing property.
Key facts:
• Your lawyer applies for the permit on your behalf
• Processing time: typically 6-12 months
• The permit is property-specific — it covers the exact property you intend to buy
• EU and EFTA citizens are exempt from this requirement
This is a mandatory step — without it, the notary cannot proceed with the contract signing. Moreover, we recommend starting this process as early as possible.
The AFM (Αριθμός Φορολογικού Μητρώου) is your Greek tax identification number. Furthermore, AFM is required for any property transaction, paying taxes, and setting up utilities.
You can obtain an AFM through:
• Your Greek lawyer using a Power of Attorney — the easiest option for foreign buyers
• In person at a local tax office (DOY) in Greece
Official guidance on obtaining an AFM is available at the gov.gr portal.
While not legally mandatory, hiring a lawyer is strongly recommended — especially for foreign buyers. Your lawyer:
• Conducts a title search at the Land Registry and Hellenic Cadastre
• Verifies there are no mortgages, liens, or debts on the property
• Checks building permits and zoning compliance
• Applies for your AFM and border area permit (if needed)
• Signs the contract on your behalf via Power of Attorney
For properties on Samos, a local lawyer familiar with border area regulations is essential. Samos Housing works with trusted legal partners.
The main annual property tax is ENFIA (Ενιαίος Φόρος Ιδιοκτησίας Ακινήτων). It’s calculated based on property size, location, age, and value.
For typical properties on Samos, ENFIA ranges from €200–€1,500 per year — significantly lower than most Western European countries.
Your accountant can provide an exact calculation based on your specific property.
At Samos Housing, we are PeopleCert-certified and OFFICIAL Greek Ministry of Finance-certified valuers in Real Estate Property. We provide official, independent valuation reports that are:
• Accepted by all major Greek banks (National Bank, Alpha Bank, Piraeus Bank)
• Valid for Golden Visa applications
• Compliant with International and European Valuation Standards (IVS & EVS)
• Available remotely — you don’t need to be in Greece
Yes. There are no restrictions on renting out your Golden Visa property. Many investors on Samos generate strong rental income, particularly during the summer tourism season (May–October).
Short-term holiday rentals through platforms like Airbnb and Booking.com are fully permitted, provided you register the property with the Greek tax authorities and obtain a Property Registry Number (AMA).
Current costs on Samos:
• Renovations: Prices from €800/m² for a complete overhaul
• New construction: Prices start from €1,800/m²
Both depend on, location, access, specifications, materials, and finishes. We offer full project management for clients based abroad, with regular video updates and progress reports.
Learn more on our construction page and renovations page.
Samos Housing is the island’s leading real estate agency for international buyers. We offer:
• Licensed real estate agency and civil engineering firm
• PeopleCert-certified property valuations
• Experience with border area permits for non-EU buyers
• Full-service support: legal guidance, valuations, construction, and renovations
• Bilingual service in English and Greek
We manage the entire process from property search to key handover. Contact us for a no-obligation consultation.
Our portfolio includes a wide variety of property types, specifically:
• Traditional stone houses — located in mountain and hillside villages
• Modern villas — featuring sea views and contemporary design
• Apartments — situated in Samos Town, Karlovasi, and Pythagoreio
• Buildable land plots — ideal for custom construction projects
• Commercial properties — including Golden Visa conversion opportunities
• Renovation projects — offering properties with potential at lower price points
Furthermore, new listings are added regularly. As a result, we recommend checking our listings page frequently or contacting us with your specific requirements so we can notify you when matching properties become available.
The most popular areas for buyers are:
• Samos Town — the capital with the main port, shopping, and year-round services
• Pythagoreio — cosmopolitan UNESCO harbor town, popular for holiday rentals
• Kokkari — charming seaside village, ideal for buyers seeking authentic Greek island life
• Karlovasi — Samos’s second-largest town, offering excellent value and beautiful beaches. • Heraion — Beachside city up and coming next to the famous Heraion of Samos and Potokaki Beach
Each area has a distinct character and price range. Learn more about the island on our Samos guide page.