Greek law provides for numerous acquisition restrictions on the purchase of real estate
For example:
• Nature and heritage protection: restrictions under nature-protection law include, in particular, forestry-law requirements. The acquisition and adverse possession of state forest land is impermissible; the disposal, acquisition, and division of forest land between co-owners require prior authorisation from the Ministry of Agriculture, failing which such acts are void (among other provisions, Article 216(1a) of the Forestry Act). The acquisition of land immediately on the seashore is likewise prohibited. The second category covers the rules on archaeological protection zones and listed heritage properties.
• Restrictions specific to foreign nationals in certain border areas: prior authorisation must be obtained from the competent authority before concluding the notarial contract. These restrictions do not apply to EU citizens.
• Building-law restrictions and requirements are often connected with the categories mentioned above; further provisions under the relevant building laws also apply. Outside a development plan, no building may, in principle, be erected on a plot smaller than 4,000 sq. m.
• The acquisition of property in military areas is entirely prohibited.
• Under Article 2(1) of Law 3250/1924 (in conjunction with later provisions), the acquisition of plots larger than 250,000 sq. m is excluded in respect of the portion exceeding that size; the creation of any other right in rem in that excess portion is likewise not possible.
• As regards lighthouses, Article 2(5) of Law 1629/1951 must be observed: within a radius of 200 m of a lighthouse, no private property may be acquired; expropriation may also occur in such cases.
(As of March 2023. All information provided without guarantee.)
FAQ
Greek law contains numerous restrictions on the acquisition of property. These include, in particular:
Nature and heritage protection
The first category comprises, in particular, forestry-law restrictions: the acquisition and adverse possession of state forest land is impermissible. The disposal, acquisition, and division of forest land between co-owners require prior authorisation from the Ministry of Agriculture, failing which the transactions are void (prohibition rules including, among others, Article 216(1a) of the Forestry Act). The acquisition of land directly on the seashore is likewise prohibited. The second category comprises the rules on archaeological protection zones and listed heritage properties.
Restrictions on foreigners in border areas
For the acquisition of property, and of other rights in rem, in regions designated as “border areas” (παραμεθόριες περιοχές) — including parts of the Dodecanese, Evros, Thesprotia, Kastoria, Corfu, Kilkis, Lesbos, Xanthi, Preveza, Rhodope, Samos, and Chios, as well as certain further areas — nationals of third countries outside the EU/EEA require prior authorisation before concluding the notarial contract (Articles 25 f. of Law 1892/1990, most recently amended, among others, by Article 114 of Law 3978/2011). These restrictions do not apply to EU/EEA citizens. Responsibility for granting the authorisation today rests no longer with the Nomarchy (prefecture), abolished in 2011, but with the competent Decentralised Administration (Αποκεντρωμένη Διοίκηση) or the competent regional committee.
These are often connected with the restrictions mentioned above; various further provisions under the relevant building laws also apply.
In particular, it should be noted that building outside a development plan (εκτός σχεδίου δόμηση) traditionally required the plot to have a minimum size of 4,000 sq. m. This rule was, however, fundamentally abolished in December 2022: since then, plots under 4,000 sq. m may be built on outside a development plan only within the framework of repeatedly extended transitional arrangements. At present, applications for a building permit, preliminary ruling, or buildability certificate can still be filed until 30 June 2027.
In addition, numerous exceptions exist with differing minimum sizes, including:
• Plots with access to a national, regional, or municipal road that already existed before 1978: minimum size 2,000 sq. m (with at least 25 m of road frontage and 40 m depth)
• Plots within settlement zones that already existed before 1977: likewise 2,000 sq. m
• Plots reduced in size by expropriation or road construction, provided they continue to meet the other buildability requirements
• Plots arising from land-consolidation procedures, and plots for tourist facilities: a minimum size of 4,000 sq. m continues to apply here
For plots over 4,000 sq. m, the legal position has, in effect, been “frozen” since March 2023, because the presidential decree required to re-regulate building conditions in the outside-plan area has not yet been issued.
Irrespective of plot size, recent case law of the Council of State (Συμβούλιο της Επικρατείας) additionally requires lawfully recognised access to a public road. Because no uniform administrative practice yet exists on this point, this requirement is currently handled differently by the competent building authorities (Υπηρεσίες Δόμησης) and should be checked in advance in the individual case.
Military areas
The acquisition of property in military areas is, in principle, prohibited.
Area limits
Under Article 2(1) of Law 3250/1924 (in conjunction with Law 2148/1952 and the relevant case law of the highest courts), the acquisition of plots larger than 250,000 sq. m is excluded in respect of the portion exceeding that size; the creation of any other right in rem in that excess portion is likewise not possible.
Lighthouses
Under Article 2(5) of Law 1629/1951, no private property may be acquired within a radius of 200 m of a lighthouse; in existing cases, expropriation may additionally be carried out.
Note: this article is provided for general information only and does not replace individual legal advice. In particular, the list of regions designated as border areas, and the authorisation procedure, are periodically adjusted. For a legally reliable review in the individual case — in particular before making a reservation or a deposit — we recommend individual advice from a firm experienced in Greek real estate law.
In principle, no. Citizens of the European Union are legally on an equal footing with Greek nationals and may acquire property throughout the country without special authorisation.
Strict restrictions apply to nationals of third countries (outside the EU) in so-called border areas. These include many islands in the Aegean, parts of northern Greece (Epirus, Thrace, Macedonia), as well as Crete and Rhodes. In these regions, a special permit must first be obtained from the competent decentralised state administration, which also takes into account security-related opinions from the military. Without this permit, the purchase contract is legally invalid.
In Greece there are zones in which private property is strictly prohibited by law:
• Forest areas: the acquisition and development of state-declared forest land is impermissible.
• Coastal strips: land immediately on the seashore (Aigialos) is public property and subject to special protective provisions.
• Archaeological sites: the purchase of property in designated archaeological protection zones is prohibited or heavily regulated.
• Military areas: acquisition in the immediate vicinity of military installations is entirely prohibited.
For an ordinary purchase, there is no general upper limit. An important lower limit does, however, apply: in the outside-plan area (outside a development plan), no building may generally be erected on a plot smaller than 4,000 sq. m. For special agricultural land arising from state allocation, historic size restrictions may also apply to prevent concentration of land, though this is of little practical relevance for the ordinary buyer.
Under Article 2(5) of Law 1629/1951, no private property may be established within a radius of 200 metres of a lighthouse. Affected areas may additionally be expropriated. This rule is based on considerations of safety and defence policy.
Yes, for non-EU citizens, Greece offers the “Golden Visa” programme. Following the fundamental reform of the investment thresholds (Law 5100/2024) and the expiry of all transitional periods, the following minimum investments apply for 2026:
• €800,000 in high-demand areas such as the Attica region (Athens), Thessaloniki, and islands with more than 3,100 inhabitants (e.g. Mykonos, Santorini, Crete).
• €400,000 in all other, less densely populated regions of the country.
• €250,000 (regardless of region) for converting commercial property into residential property, or for the complete restoration of a listed heritage building.
Golden Visa properties may not, under current law, be let short-term or sub-let via sharing-economy platforms (e.g. Airbnb); a breach can lead to withdrawal of the residence permit as well as significant fines.
As of June 2026. All information on these pages is provided without guarantee or liability.