Brexit moved British citizens from the EU category to the non-EU category for the purposes of Greek property law. This does not mean that you cannot buy property, because you can in the vast majority of the country. However, certain rules now apply to you that did not apply before 31 December 2020, and many British buyers are still operating on outdated information. This guide covers the post-Brexit legal framework for British buyers, explaining what has changed, where the restrictions are, what the tax and residency implications will be in 2026 and how the purchase process works, step by step.
Can British citizens still buy a house in Greece?
British citizens can still freely purchase property in Greece in the vast majority of locations. Following Brexit, Greece has not introduced any general restrictions on property purchases by UK nationals. The change is one of legal classification, not policy. British citizens are now treated as non-EU nationals, which has consequences in three specific areas.
Firstly, there are military border zones. Certain geographic areas of Greece are classified as strategically sensitive and non-EU citizens require special authorisation to purchase property there. Before Brexit, British buyers were exempt from this requirement as EU citizens. They are not exempt anymore.
Secondly, residency rights. Purchasing property in Greece no longer automatically entitles British citizens to live there for extended periods. The 90-day-in-180-day Schengen rule now applies, and longer stays require a residence permit.
Thirdly, some administrative procedures take slightly longer for non-EU nationals. Obtaining a Greek tax number and opening a bank account involves additional documentation compared to EU citizens, though both processes remain straightforward.
None of these changes prevents British buyers from purchasing property. They simply add an element of complexity that needs to be understood and managed.
The border zone issue: what British buyers need to know
This is the most significant change for British property buyers in Greece since Brexit, and it is often misunderstood or overlooked by agents and informal sources.
What border zones are
Greece classifies certain geographic areas as military border zones (parameθόριες περιοχές) under national defence legislation. In these zones, non-EU citizens must obtain a purchase authorisation from a committee at the Greek Ministry of Defence before acquiring property. This requirement existed before Brexit, but it never applied to British buyers because they were EU citizens. Since 1 January 2021, it does.
Which areas are affected
The border zone classification covers areas near Greece’s land borders with Turkey and Bulgaria, as well as parts of several islands that are considered to be of strategic importance. This is important for British buyers because some of the most popular destinations overlap with border zones. These include parts of Crete (particularly the western coast around Chania), several Dodecanese islands (including Rhodes) and areas of northern Greece. While not every property in these regions is affected, as the designation operates at the municipal level, the overlap with popular areas for British buyers is significant enough that checking this information should be the very first step in any property purchase.
What it means in practice
The border zone restriction does not constitute a prohibition. It is an additional authorisation step. Your lawyer will submit an application on your behalf to the Ministry of Defence, including your identification documents, details of the property and a statement of intended use. The committee will then review the application and issue a decision.
This process usually takes four to eight weeks, although it can take longer in some areas and at certain times. Approval is usually granted for straightforward residential purchases, and outright refusals are uncommon. However, the application must be submitted and approved before the notarial deed can be signed. This directly affects the purchase timeline: if you agree terms on a property in a border zone, you must factor in the authorisation period before completing the purchase.
How to check if a property is in a border zone
There is no publicly accessible online database of border zone classifications. Your lawyer can verify the property’s status with the relevant local authority, typically within a day or two. This verification should be carried out before you enter into any binding agreement or pay any deposit. If an estate agent tells you that the border zone issue does not apply or is just a formality, treat this information with scepticism and ask your lawyer to confirm this independently.
Tax implications for British buyers in 2026
For British nationals, understanding the tax implications is an essential part of buying property in Greece, particularly in the post-Brexit context, where cross-border considerations have become more significant. While the fundamental principles have remained relatively unchanged — for instance, Greece taxes property-related income at source, while the UK taxes worldwide income — the interaction between the two systems requires careful consideration.
Transfer tax
The Greek property transfer tax (FMA) is 3.09% of the property’s objective value, which is a standardised valuation set by the Greek state and may differ from the market price. The tax is levied on the higher of the objective value and the declared purchase price. This tax applies to all buyers, regardless of nationality. Brexit has not changed this.
Double taxation: the UK-Greece treaty
The United Kingdom and Greece have a double taxation agreement (DTA) in place. This treaty determines which country has the right to tax specific types of income, while also providing mechanisms to prevent the same income being taxed in both countries. For British property owners in Greece, the most relevant provisions cover rental income and capital gains on disposal of property.
Rental income
If you rent out your property in Greece, the rental income must be declared and taxed in Greece according to its progressive income tax rates. As a UK tax resident, you must also report this income to HMRC. The DTA provides for a foreign tax credit, meaning you can offset the Greek tax paid against your UK tax liability on the same income. This ensures you are not taxed twice on the same rental proceeds. However, this process is not always straightforward, particularly when the Greek and UK tax years do not align or allowable deductions differ between the two systems. It is strongly recommended that you seek professional tax advice from an accountant who is familiar with the UK-Greece DTA.
Capital gains
If you sell your Greek property at a profit, any capital gain will be subject to tax in both Greece and the UK. Greece has suspended capital gains tax on property sales as of 2025, though this suspension is reviewed periodically. In the UK, the gain is reportable and potentially taxable under the standard capital gains tax rules. The annual exempt amount and applicable rates depend on your personal circumstances. The DTA mechanism also applies here: if Greece taxes the gain once the suspension has ended, you can claim a credit against your UK tax liability.
Inheritance and Greek succession law
This is an area that many British buyers do not consider until much later, but it is important to pay attention to it early on. Greece applies its own succession law to immovable property located in Greece, regardless of the owner’s nationality. This means that a British owner’s English or Scottish will may not determine who inherits the Greek property. Greek inheritance law includes forced heirship provisions that reserve a portion of the estate for certain relatives, typically spouses and children, which may conflict with the testamentary freedom provided by English law.
If you own property in Greece and have family members who would be entitled to a share under Greek law, you should review your estate planning with a lawyer who understands both systems. While you may not require a Greek will in every case, it is essential to understand how the two systems interact before assuming that your existing arrangements are sufficient.
Residency and the right to stay in Greece after purchase
Before Brexit, British citizens could live in any EU country, including Greece, without a visa or residence permit. This right expired on 31 December 2020. Buying property in Greece does not restore this right.
If you are buying a holiday home and plan to visit for short stays, the Schengen 90/180 rule applies: you can spend up to 90 days in any 180-day period across the entire Schengen area without a visa. For most holiday home owners, this is sufficient.
However, if you want to live in Greece for longer, you will need a Greek residence permit. The main options relevant to British property buyers are:
- The Golden Visa. This residence-by-investment programme grants non-EU nationals a five-year renewable residence permit if they invest in qualifying real estate. Since August 2024, the programme has operated on a tiered system with a minimum investment of €800,000 in prime locations such as Athens, Attica, Thessaloniki, Mykonos and Santorini, or €400,000 in other regions, or €250,000 for commercial-to-residential conversion projects. The Golden Visa includes Schengen area travel rights and covers the investor’s family. There is no minimum stay requirement. For British citizens, this is the most direct route to long-term residence through property investment.
- Financially independent person permit: British citizens with passive income (such as pensions, investments, or rental income) can apply for a residence permit as a financially independent person. This requires demonstrating that you have sufficient income to support yourself without being employed in Greece. While the property purchase supports the application, it is not the sole qualifying criterion.
- Employment or self-employment permits: If you plan to work in Greece, either employed or self-employed, separate permits with their own requirements apply. These are outside the scope of a property purchase guide.
It is important to establish the distinction between a holiday home and a residence early on. If you have no intention of spending more than 90 days in Greece, the residency rules are largely irrelevant to your purchase. However, if you plan to relocate or spend extended periods in Greece, the residency route should form part of your plans from the outset.
How to buy a house in Greece as a British citizen: step by step
The purchase process in Greece for British buyers follows the same fundamental structure as for any other buyer in Greece, with additional steps at specific points. The key is to understand where the process differs and why.
1. Verify the border zone status
Before any negotiations begin, your lawyer will check whether the property falls within a designated military border zone. If so, the timeline must factor in the ministerial authorisation process. If not, this step can be completed and you can proceed. This check should be carried out before you pay any deposit or sign any agreement.
2. Obtain a Greek tax number (AFM)
The AFM (Arithmos Forologikou Mitrou) is a mandatory requirement for any property transaction in Greece. It is obtained from the Greek tax authority (AADE). If you are a British non-resident, you will need to provide your passport, proof of address in the UK and a Greek correspondence address (this can be your lawyer’s office). You do not need to travel to Greece for this step, as your lawyer can submit the application on your behalf via power of attorney.
3. Open a Greek bank account
Most notaries require the purchase funds to pass through a Greek bank account. Although opening an account as a non-EU resident requires additional documentation, this is not a significant obstacle. Your lawyer can recommend banks that are experienced in working with British clients and guide you through the process. In some cases, the transaction can be completed via an international wire transfer, so a local account is not necessary.
4. Ministerial authorisation (if in a border zone)
If the property is located in a border zone, your lawyer will submit an authorisation application to the Ministry of Defence once the initial due diligence has confirmed that the property is otherwise viable. This process usually takes four to eight weeks. This step runs in parallel with other due diligence work, so it does not necessarily add the full period to the overall timeline.
5. Due diligence
Your lawyer will conduct the legal due diligence, which includes a title search to verify the chain of ownership and check for encumbrances, liens and inheritance disputes; a building compliance check to verify that the property has the necessary building permits and no unresolved violations; and a tax verification to confirm that the seller has no outstanding property tax debts. In Greece, notaries do not perform these checks. This is a fundamental difference from the UK system, where conveyancers handle much of this work. In Greece, the responsibility lies entirely with the buyer’s lawyer.
6. Sign the preliminary agreement
The preliminary agreement (prosymfono) is a legally binding contract between the buyer and the seller. It specifies the agreed price, payment schedule, deposit amount and conditions for withdrawal by either party. Under Greek law, if the buyer withdraws, they forfeit the deposit. If the seller withdraws, they must return double the deposit. You must ensure that your lawyer reviews and, where necessary, negotiates this agreement before you sign it. Never sign a preliminary agreement without independent legal review, regardless of what the agent or seller suggests.
7. Sign the notarial deed
The notarial deed (symvolaio) is signed at the notary’s office, thereby constituting the formal transfer of ownership. If you are unable to attend in person, your lawyer can sign on your behalf under a power of attorney. This power of attorney must be notarised and apostilled. British buyers can execute this before a notary public in England and Wales or a solicitor in Scotland, and obtain an apostille from the Foreign, Commonwealth & Development Office (FCDO).
8. Register at the land registry or cadastre
Once the deed has been signed, the transaction must be registered with either the local land registry (Ypothikofilakeio) or the national cadastre (Ktimatologio), depending on which system operates in the area. Your lawyer or notary will handle the registration, which finalises the legal transfer of ownership.
Frequently asked questions
Since Brexit, the framework for British buyers in Greece has changed in subtle yet significant ways. While the ability to purchase property remains unchanged, UK nationals are now treated as non-EU buyers. This affects certain administrative steps, residency options and the length of time they can stay in the country without a permit. While most transactions still proceed smoothly in practice, the details surrounding border zones, tax coordination and legal structuring have become more relevant.
The following questions focus on areas where British buyers typically require clarification, from permissions and residency pathways to taxation and inheritance. They reflect the practical realities of buying and owning property in Greece as a UK national today and highlight areas where professional guidance can help avoid complications later on.
Can British citizens buy property in Greece after Brexit?
Yes, Brexit did not remove the right of British citizens to purchase property in Greece. However, it reclassified them as non-EU nationals, which has consequences in specific areas. For example, purchases in military border zones now require authorisation, residency rights for stays beyond 90 days require a permit, and some administrative steps take slightly longer. However, the vast majority of property purchases by British buyers proceed without additional obstacles beyond these.
Do I need special permission to buy in a border zone?
Yes, provided that you are buying in a designated military border zone. Your lawyer will submit an application to the Ministry of Defence on your behalf, including your identification details, the property details and a statement of purpose. The process takes four to eight weeks, and the approval rate for residential purchases is high. Before you sign any agreement or pay any deposit, your lawyer should check the border zone status of any property.
Can I get a Greek residency permit if I buy a property?
Ownership of property alone does not grant residency. However, the Golden Visa programme offers non-EU nationals a five-year renewable residence permit in exchange for investing in qualifying real estate. The minimum investment thresholds are €800,000 for properties in prime locations such as Athens, Thessaloniki and the major islands, €400,000 for properties in other regions, and €250,000 for commercial-to-residential conversions. Alternatively, British citizens with sufficient passive income can apply for a permit for financially independent persons, for which property ownership can be used to support the application. For short holiday stays, the Schengen 90/180 rule applies and no permit is needed.
Do I pay tax in both Greece and the UK on my Greek property?
If you earn rental income from your property in Greece, you must declare it in both Greece and the UK. The UK-Greece double taxation agreement provides a foreign tax credit mechanism. This means that Greek tax paid on the income can be offset against your UK tax liability on the same income, so you are not taxed twice. The same principle applies to capital gains on a sale. However, the interaction between the two tax systems can be complex and depends on your personal circumstances, so professional advice from an accountant who is familiar with the UK-Greece DTA is recommended.
Can I complete the purchase without travelling to Greece?
Yes. If you grant power of attorney to your lawyer in the UK, they can handle every legal step on your behalf, including applying for a tax number, coordinating a bank account, signing contracts, obtaining ministerial authorisation (if needed) and preparing the notarial deed. Many British buyers complete their purchase without ever visiting Greece.
Does my UK will cover my Greek property?
Not necessarily. Greece applies its own succession law to immovable property situated in Greece, regardless of the owner’s nationality. However, Greek inheritance law includes forced heirship rules that reserve portions of the estate for certain close relatives, which may conflict with the freedom of testamentary disposition under English law. While an English will is not automatically invalid for Greek assets, it may not produce the intended outcome if it conflicts with Greek forced heirship provisions. We therefore recommend that any British buyer with Greek property reviews their estate planning with a lawyer who understands both legal systems.
Brexit added complexity to buying in Greece
The post-Brexit complexities described in this guide, from border zone authorisations to succession law considerations, are specific to non-EU citizens. We know exactly what it means for British buyers, and we work with UK clients regularly to make sure every post-Brexit requirement is handled properly.
If you are still in the exploratory phase and want to understand how the post-Brexit rules apply to your situation, whether border zone restrictions affect the area you are considering, or how to plan for residency and tax, our In-Depth Property Consultation gives you a structured assessment before you commit to anything.
If you have identified a property and want the entire legal process managed from start to finish, our All-Inclusive Legal Buyer Package covers border zone verification, title search, building compliance, contract review, power of attorney preparation, ministerial authorisation (where required), and representation at the notarial deed. From the first check to the final registration, the entire process is handled on your behalf.
We work entirely in English, entirely remotely, and act exclusively for the buyer. British clients regularly complete their purchase from the UK without travelling to Greece for any legal step.
