FAQs

Buying Property in Crete

• Q: Can non-EU citizens buy property in Crete?
  A: Yes. EU citizens have the same rights as Greeks. Non-EU citizens can also buy property, though if the property is in a designated “border area” (which includes parts of Lasithi and Chania), a simple administrative permit from the Ministry of Defense may be required. Your lawyer handles this as a formality.

• Q: How do I benefit from buying a property through a local real estate agency instead of by myself?
  A: Navigating the Greek property market independently can be complex; A real estate agency like Crete.Properties Agency serves as your dedicated partner, leveraging our decades of local expertise, deep market insights, and an extensive network of trusted professionals to safeguard your investment and to provide a seamless, end-to-end service.
  For the Buyer: We immediately connect you with a specialized real estate lawyer and a certified civil engineer. This ensures the property undergoes rigorous legal and technical due diligence, confirming it is 100% “clean” and compliant with the latest 2026 regulations – including the mandatory Electronic Building Identity (E-ID) – before you commit to a deposit.
  For the Seller: We act as proactive project managers, guiding the seller through the collection of essential certificates (such as Tax and Social Security clearances and the Energy Performance Certificate). By ensuring the seller’s documentation is “contract-ready” from day one, we eliminate the administrative delays that often stall private sales.
  By balancing the needs of both parties and acting as the central coordinator, we ensure a secure, transparent, and efficient path to a successful completion.

• Q: Do I need to appoint a Greek lawyer for my purchase, and what exactly do they do?
  A: While Greek law (as of Law 4172/2013) no longer makes the presence of a lawyer strictly mandatory at the signing of the contract, it remains functionally indispensable, especially for international buyers.
  A specialized Greek lawyer protects your interests by performing rigorous legal due diligence, which includes:
  Title Verification: Checking the history of ownership for at least the last 20 years.
  Encumbrance Checks: Ensuring there are no hidden mortgages, tax liens, or third-party claims.
  Power of Attorney (PoA): For many clients, the lawyer acts as their local representative, handling the issuance of a Greek Tax Number (AFM), opening bank accounts, and signing the final deed if you cannot be present in Crete.

• Q: Do I need a Greek Tax Number (AFM)?
  A: Absolutely. You cannot buy a car, a house, or even get a utility contract without an AFM (Arithmos Forologikou Mitroou). Your lawyer can obtain a Greek Tax Number (AFM) on your behalf using a Power of Attorney.

• Q: What are the “extra costs” on top of the purchase price?
  A: As a rule of thumb, you should budget approximately 8% to 10% on top of the purchase price. Here is the breakdown:
  – Transfer Tax: 3.09%.
  – Notary & Land Registry: Approx. 1.5% to 2%.
  – Legal Fees: Usually 1% to 1.5% (+ VAT).
  – Brokerage Fee: Typically 2% (+ VAT).

• Q: What is the difference between “Inside” and “Outside” the settlement plan?
  A: In Crete, this is crucial.
  Inside Plan (Entos Schediou): Generally higher building density and easier permits.
  Outside Plan (Ektos Schediou): Building is more restricted. As of 2026, building on small plots (under 4,000 m2) outside the plan is extremely limited.
  Always verify the “buildability” with a certified engineer before buying land.

Selling Property in Crete

• Q: What documents do I need to sell my house?
  A: Selling in Greece is “document-heavy”. You will need:
  Electronic Building Identity (Ilektroniki Taftotita): Since 2022, this is the “digital file” of your property. No sale can happen without it.
  Energy Performance Certificate (PEA): Mandatory for all buildings.
  Engineer’s Certificate: Confirming there are no illegal constructions or that they have been “regularized” (settled).
  Tax & Social Security Clearance: Proving you owe nothing to the state.

• Q: Is there a Capital Gains Tax for sellers?
  A: For 2026, the 15% Capital Gains Tax on property sales remains suspended for individuals (unless you are considered a professional trader). This is a significant incentive for sellers to close deals before any future policy changes.

• Q: What are the benefits of selling my property through an agency versus a private sale?
  A: Selling privately in today’s market often leads to two extremes: overpricing (which leads to “stagnant” listings) or underpricing (leaving money on the table). A professional agency provides a data-driven valuation based on actual 2026 transaction prices rather than just asking prices.
  When you list with us, you benefit from:
  Global Marketing Reach: We put your property in front of qualified international investors through premium portals and targeted campaigns that a private seller cannot access.
  Buyer Screening: We filter out “window shoppers”, trying to ensure that only serious buyers visit your home, protecting your time and privacy.
  Transaction Management: The documentation required for a sale in 2026 – from the Electronic Building Identity to updated forest maps and tax clearances – is complex. We coordinate with engineers and notaries to ensure your paperwork is “sale-ready,” preventing the deal from falling through at the eleventh hour due to administrative errors.

• Q: How do you determine the value of my property?
  A: We use a “Triangulation Method”:
  1. Objective Value: The state’s tax-based valuation.
  2. Comparative Market Analysis: Prices of similar properties recently sold in your specific village or coastal zone.
  3. Replacement Cost: What it would cost to build the same structure today given current material prices.

Legal, Tax & Residency

• Q: What is the Golden Visa threshold for Crete in 2026?
  A: Following the latest updates, the threshold for Crete (as an island with a population over 3,100) is €800,000 for a single property of at least 120 sqm. Note: You can still qualify at the €250,000 level if you invest in a listed historical building or a commercial-to-residential conversion, provided the conversion is completed before the residency application.

• Q: How will the 2026 Inheritance Law reform affect me?
  A: Effective September 2026, Greece has modernized its inheritance laws. Key changes include:
  Inheritance Contracts: You can now sign legally binding agreements while alive to define how your Cretan assets are divided.
  Limited Liability: Heirs are no longer personally liable for the deceased’s debts; creditors can only claim against the estate itself.

• Q: What is the annual property tax (ENFIA)?
  A: ENFIA is based on the size and location of the property.
  Good News for 2026: Properties in small Cretan villages (under 1,500 residents) now enjoy a 50% reduction in ENFIA to encourage rural living.

Renovations & Management

• Q: Can I buy a ruin and renovate it?
  A: Yes, and it is a popular choice in Crete’s traditional villages. However, you must obtain a Small Scale Works Permit or a full Building Permit depending on the extent. We highly recommend hiring a local architect who understands the “traditional character” requirements of the local planning office.

• Q: Can I rent my property out on Airbnb?
  A: Yes, but you must register the property with the AADE (Tax Authority) and obtain a registry number. If you plan to provide additional services (like breakfast or cleaning during the stay), you may need an EOT License.