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Guide · Buying in Kefalonia

Buying property in Kefalonia as a foreigner: steps and costs

Buying property in Kefalonia, Greece is open to EU and non-EU buyers alike. Here are the steps, the typical costs and the rules worth checking, as of November 2026.

Buying property in Kefalonia, Greece: the short version

Most buyers follow the same path. Get a Greek tax number (AFM), appoint a lawyer to check the property, agree the price, then sign the contract before a notary and register it with the Hellenic Cadastre.

Budget roughly 7% to 11% on top of the price for taxes and fees. Allow time for paperwork, and keep every payment traceable through a bank.

This guide sets out general facts as of November 2026. It is not legal or tax advice. Rules and fees change, so confirm everything with an independent Greek lawyer or notary before you act.

Can foreigners buy property in Greece?

Yes. EU and non-EU nationals, including British, American and Canadian buyers, can buy residential property in Greece. Extra restrictions apply only to non-EU buyers in designated border areas, under Law 1892/1990 as amended.

Is Kefalonia a restricted border area for non-EU buyers?

The border areas usually listed are the Dodecanese, Evros, Thesprotia, Kastoria, Kilkis, Lesvos, Xanthi, Preveza, Rodopi, Samos, Florina, Chios, Thera and Skyros. Kefalonia does not appear on these published lists.

These lists come from property and expat guides rather than an official register we could check, so ask your lawyer to confirm that no border-area permit is needed for your purchase.

How do you get an AFM (Greek tax number)?

You need an AFM (tax identification number) to buy property, open a bank account or sign a lease in Greece. Non-residents apply online through the "TIN & Authentication Key" application on myAADE, the tax authority's portal.

  • Since 2 May 2024 you can apply yourself, without appointing a tax representative.
  • Identity is checked at a tax office or by video call through myAADElive. Have your passport or ID ready.
  • You can also ask a lawyer or authorised third party to apply on your behalf.

Is it safe to buy property in Greece? Do your due diligence

Buying in Greece is safe when the checks are done properly. A lawyer is not compulsory, but it is strongly advised. Legal fees are typically quoted at about 1% to 2% of the price.

Before you sign, your lawyer should check the title, any debts or charges on the property, and its record in the Hellenic Cadastre (Ktimatologio), the national land register. Buyers commonly open a Greek bank account so the price can be paid by bank transfer, which leaves a clear record. Your lawyer can confirm what is needed in your case.

Signing at the notary and registering the sale

The sale is signed as a notarial deed before a Greek notary, then registered with the Hellenic Cadastre. Law 5293/2026, published on 7 April 2026, introduces a phased one-stop notary service for property transfers, which should gradually simplify the paperwork.

What does it cost to buy property in Greece?

Typical buyer costs as of November 2026. Fee percentages vary between sources, so ask your notary and lawyer for a quote.

  • Transfer tax: 3% plus a 3% municipal surcharge on that tax, an effective 3.09%. It is charged on the higher of the price and the objective (tax) value.
  • Notary: about 0.8% to 1.5%, plus 24% VAT.
  • Cadastre registration: about 0.5% to 0.7%.
  • Lawyer: about 1% to 2%.
  • Estate agent, if you use one: often around 2% plus VAT.

All in, buyers usually pay roughly 7% to 11% of the price on top. Buying directly from ELD means there is no agent between you and the seller.

Is there VAT on new-build homes in Greece?

New homes are in principle subject to 24% VAT. However, Greece has suspended VAT on new buildings for developers who opt in per project, and that suspension has been extended to 31 December 2026 under Law 5246/2025. Where it applies, the buyer pays the 3.09% transfer tax instead.

Nothing has been confirmed for 2027 as of November 2026. If you are buying a new build, ask the seller whether the project is covered and have your lawyer check it.

Does a Kefalonia home qualify for the Golden Visa?

Under Law 5100/2024 the minimum Golden Visa investment is €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 inhabitants, and €400,000 elsewhere. Kefalonia had 36,064 inhabitants at the 2021 census and was named in the €800,000 group, so treat €800,000 as the threshold here.

  • The investment must be a single property of at least 120 m².
  • Golden Visa homes cannot be let short term (holiday lets). Breaking this rule can mean losing the permit and a €50,000 fine. Long-term lets are allowed.

Of our homes, only the luxury estate and the residential club are priced above €800,000. Size and other conditions still apply, so confirm with a Greek lawyer.

Practical tips if you are buying from the UK, US or Canada

  • Start the AFM early. It can be done online from abroad, and you need it before you can open a bank account or sign anything.
  • View in person if you can. Photos rarely show the road, the neighbours or the winter light. Visit out of season as well as in summer.
  • Ask for documents early. Your lawyer will want the title deed, the Cadastre record and any building permits. A seller who sends them promptly saves weeks.
  • Check the objective value. Transfer tax is charged on the higher of the price and the objective value, so ask your lawyer what that figure is.
  • Plan your currency transfer. Paying by bank transfer is standard, so agree with your bank how and when the funds will move.
  • Think about how you will use the home. If you plan to let it, the lease rules and any Golden Visa limits on short-term lets matter before you buy.

None of this replaces advice from your own lawyer, but it will help you ask the right questions.

How ELD can help

ELD is a family-owned real estate, construction and development company based in Livadi near Lixouri since 1991. We sell the homes we build, so you deal directly with the owners. We can show you around, share the documents your lawyer needs, and explain how our homes are built.

Thinking of building instead? Read building a house in Kefalonia. Want to rent first? See long-term rentals in Kefalonia. Call +30 26710 93793, message +30 694 547 1491 on WhatsApp, or send an enquiry.

Questions people ask

Can a British or American buyer purchase a home in Kefalonia?

Yes. Non-EU nationals can buy residential property in Greece. Extra permits apply only in designated border areas, and Kefalonia does not appear on the commonly published lists. Confirm with a Greek lawyer.

What is the transfer tax on a home in Greece?

3% plus a 3% municipal surcharge on that tax, an effective 3.09%, charged on the higher of the price and the objective value (as of November 2026).

Do I pay 24% VAT on a new-build home?

Not while the VAT suspension applies. It has been extended to 31 December 2026 for projects where the developer opts in, so the buyer pays transfer tax instead. Nothing is confirmed for 2027 yet.

Can I get a Golden Visa with a €130,000 home in Kefalonia?

No. Kefalonia has over 3,100 inhabitants, so the threshold is €800,000 in a single property of at least 120 m².

How do I get a Greek tax number from abroad?

Apply online on myAADE and verify your identity by video call (myAADElive), or appoint a tax representative such as a lawyer to apply for you.

How much should I budget on top of the price?

Roughly 7% to 11% of the price for transfer tax, notary, land registry and legal fees, depending on the fees you agree. Ask your notary and lawyer for quotes.

Facts checked in November 2026. Laws, taxes and fees change: this guide is general information, not legal or tax advice. Confirm the details with a Greek lawyer, notary or accountant before you act.

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