Buying a Beachfront Home in Greece: A Calm 2026 Guide

Buying a beachfront home in Greece: where to begin

Buying a new-build beachfront home in Greece is a well-trodden path with its own rhythm. Most steps are sequential, most are handled by professionals you appoint, and the outcome depends less on speed than on doing things in the right order. This guide sets out that order calmly, for Greek and international buyers alike, using ANATOLIKO on the Thessaloniki Riviera as a working example: a resort in development, where residences are shown at private previews rather than listed publicly.

Two points first. Nothing here replaces advice from a licensed Greek lawyer, notary or tax advisor; this is the general shape, and your advisors confirm how it applies to you. And on a project still in development, the developer's fact sheet is your anchor: what is confirmed, what is planned, and what is still to be decided.

Step one: appoint a lawyer and let due diligence run

In Greece, the buyer's lawyer does far more than review a contract. They check title at the land registry or cadastre, confirm the plot is free of encumbrances, examine the building permit and planning status, and make sure the developer can lawfully sell what is being offered. On a beachfront site they will also look at the shoreline and foreshore lines, which determine where building is allowed and where the public zone begins.

Appoint your lawyer before you sign anything, including a reservation form. A good lawyer will also give you a written note of what has been checked and what remains outstanding, so that you read the marketing material with a clear head.

AFM, bank account and the paperwork international buyers need

Every buyer needs a Greek tax number, the AFM, which your lawyer or accountant can usually obtain on your behalf under a power of attorney. Most transactions also run through a Greek bank account, so that funds arrive traceably and in the form the notary expects; opening one requires documentation, typically proof of identity, address and source of funds, so start early.

Buyers from outside the EU should also ask whether the property lies in a border area requiring a separate permit; your lawyer will tell you, and for the Thessaloniki area it is usually straightforward. A power of attorney signed before a Greek consulate or notary lets you complete most steps without travelling for each one.

From reservation to final deed: the usual sequence

A new-build purchase typically runs in three stages. A reservation holds a specific residence for an agreed period while due diligence completes; at ANATOLIKO, reservations and payment plans are discussed only at private previews, not online. A private agreement then sets out the residence, the specification, the payment schedule and what happens if either side withdraws. Finally, the notarial deed transfers ownership and is registered at the land registry or cadastre.

For an off-plan home, the private agreement matters most. It should describe the finishes, the shared areas you will be entitled to use, the building management and resident services, and what the developer has committed to as distinct from what is planned. Ask for plans and specifications as numbered annexes, not as a brochure.

Typical costs: transfer tax, VAT, notary, lawyer and land registry

Budget beyond the price of the home. On resales not subject to VAT, transfer tax is 3.09% of the taxable value. New builds may instead carry VAT, or may fall under the current VAT suspension; which regime applies depends on the permit and on how the developer has elected to treat the property, so check the current regime with your lawyer before you commit to a figure.

Add the notary's fee, your lawyer's fee, the land registry or cadastre fee and, where applicable, an agent's commission. Your lawyer can give you an itemised estimate once the residence and its taxable value are known. Ask at the same time about running costs, such as annual property tax and service charges. No developer should promise you a rental yield, and none of this is tax advice: ask a licensed advisor.

Timelines, and what to ask a developer

From first visit to reservation, a few weeks is common; from reservation to private agreement, typically a month or two while due diligence and banking complete; the final deed follows on completion of construction, or earlier if the parties agree. On a project in development, the developer should be clear about what is fixed and what may still change.

Useful questions: Who is the architect, and at what stage is the design? At ANATOLIKO, the architecture is by Diarchon Architects of Thessaloniki, the design is at preliminary-study stage and all images are artist's impressions. What is included in the price, and what is optional? Who will operate the shared facilities and resident services afterwards? Is there a construction camera or progress timeline you can follow? How are reservation deposits held? And which elements, such as the hotel, the water gardens or the water taxi, are confirmed, and which are planned?

Residence by investment: a careful note

Greece operates a residence-by-investment route, and property purchases can be relevant to it. Eligibility depends on thresholds that vary by location and property type, on the nature of the purchase and on the applicant's own circumstances, and the rules change. At ANATOLIKO, some residences may meet the relevant thresholds; that is confirmed per unit at private previews, and any application is handled by licensed lawyers, not by the developer. Treat residency as a question for your lawyer, not as a feature of the home.

Seeing it in person: a private preview on the Thessaloniki Riviera

A fact sheet gives you the shape of a place; standing on the site tells you whether it is right for you. ANATOLIKO sits at Agia Triada on the eastern shore of the Thermaic Gulf, about ten minutes from Thessaloniki airport and some twenty-five from the city centre, with a planned electric water taxi to the city waterfront. It is in development, with 238 residences from beachfront villas to apartments, and is shown by invitation, without public prices.

If a new-build beachfront home in Greece is on your horizon, begin with a lawyer, set out your paperwork early, and then come and see the ground for yourself. Request a private preview, and we will walk you through the plans, the residence types and the questions above, at your own pace.