Greece

Eastern Mediterranean · Aegean

Islands, coast and a returning city.

Introduction

Greece is a mainland and some six thousand islands, of which a couple of hundred are inhabited.

Greece is a mainland and some six thousand islands, of which a couple of hundred are inhabited. That geography is the whole proposition: the country offers a very wide range of lifestyles within a single legal and fiscal framework, from Athenian city living to near-solitary island life. Athens has changed markedly over the past decade — restored neoclassical stock, a serious food scene, and a working international airport with excellent European coverage. The Cycladic and Ionian islands and the Peloponnese coast carry the second-home market, each with distinct seasonality. Prices remain below comparable Mediterranean markets in France and Italy, though prime island locations have narrowed that gap. The main practical risks are title complexity in older rural holdings and planning constraints in protected areas.

Properties

Selected in Greece.

Villa

Aegean House, Paros

Paros, Cyclades · Greece

A white, cubic house set into a slope above the water, arranged as three connected volumes so that every bedroom has its own outdoor room. Interiors are plastered and pale, with stone floors that stay cool through August.

Apartment

Riviera Apartment, Glyfada

Athens, Athens Riviera · Greece

A rebuilt upper-floor apartment two streets back from the Glyfada seafront, with a deep west-facing terrace and the sea visible over the pines.

Athens is the hub, with year-round direct flights across Europe, the Gulf and North America. Thessaloniki, Corfu, Mykonos, Santorini, Crete and Rhodes take direct seasonal traffic, thinning considerably in winter. Island access is the practical constraint on year-round use. A property reachable by a short domestic hop or a reliable ferry behaves very differently from one that is effectively summer-only.

Greece operates a residence-by-investment route tied to property acquisition, with thresholds that vary by location and have been revised upward in high-demand areas. Permits are renewable and cover immediate family, with no minimum stay requirement in the standard form. Residence is not citizenship, and the naturalisation route is separate, longer and requires language competence. Non-EU buyers should also note that some border and island zones require additional approval.

Detailed residency guidance will be provided by Beyond Borders Investments.

Daily life runs late and outdoors. The food culture is regional and produce-led, the sailing is among the best in the Mediterranean, and archaeology is simply part of the landscape rather than an excursion. Athens supports a full year: international schools, private healthcare of a good standard, and a professional community that has grown with the country’s recovery. Island life is seasonal by nature — many services close between November and March.

The market ranges from Athenian apartments and restored neoclassical houses to island villas, stone properties for restoration and coastal land. Foreign nationals may own freehold, subject to approval in designated border zones. Older rural and island titles can be fragmented across family lines, and forestry, archaeological or coastal-setback designations can restrict what may be built. These are resolvable issues, but only when identified before exchange.

Decide first whether you want a year-round base or a summer house. That single decision eliminates most of the map and prevents an expensive mismatch. For restoration projects, commission the engineer’s report before agreeing a price. Permitting on protected islands is slow and sets the real timetable.

Purchases attract either transfer tax or, for certain new-build sales, VAT — the treatment depends on the property and the seller. Annual property tax (ENFIA) applies, with rental income and capital gains taxed under separate regimes. Greece also operates non-domiciled and pensioner tax regimes that can be relevant to those relocating. Suitability is entirely fact-specific and should be modelled before purchase.

Check ferry and flight schedules for February, not August. Winter access defines whether a house is usable year-round.
On older island and rural properties, confirm the full inheritance chain early; fragmented family title is the single most common delay.
Coastal setback and archaeological designations can quietly remove the extension or pool you were planning. Verify before you offer.
In Athens, the difference between a good and a poor street is often one block. Walk the neighbourhood at night before committing.

Enquire

Considering Greece?

Tell us what you have in mind — a purchase, a move, a longer-term position — and we will set out what is involved before anything is committed.

Countries

Eastern Mediterranean · Aegean

Greece

Islands, coast and a returning city.

Introduction

Greece is a mainland and some six thousand islands, of which a couple of hundred are inhabited.

Capital

Currency

Languages

Focus regions

Properties

Selected in Greece.

01

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05

Preparation

Legal appointment

Offer and reservation

Title and planning review

Notarial deed

Registration

06

Documentation

Valuation

Presentation

Negotiation

07

08

09

Enquire

Considering Greece?