Purchasing Real Estate in Greece: The Complete Guide to Tax Treaties and Profitable Investments (2025)
Introduction: Why Greek Real Estate Has Become the Hot Investment of 2025
Purchasing real estate in Greece has become one of the most sought-after investments for Israeli investors in recent years. Whether you are looking for investment apartments in Athens, luxury villas for purchase on the Greek islands, profitable development projects, or real estate investments in Greece with high returns, this comprehensive guide will explain everything you need to know.
G.R.E Real Estate in Greece, the veteran and leading company in Israel (active since 2006), accompanies hundreds of Israeli investors annually in purchasing properties in Greece. With a portfolio of over 7,000 properties throughout Greece—apartments, villas, commercial properties, and exclusive projects—we know exactly how to turn an investment in Greek real estate into guaranteed success.
In this guide you will learn:
- Why real estate investments in Greece are so profitable in 2025
- How the Israel-Greece tax treaty saves you 25% capital gains tax
- Where to buy apartments in Greece and villas in Greece at attractive prices
- What are the most profitable development projects right now
- How the Golden Visa turns you into European citizens
- All the secrets of purchasing properties in Greece smartly and safely
Chapter 1: Why Purchase Real Estate in Greece? 5 Strong Reasons for Israeli Investors
Reason 1: Real Estate Prices in Greece—2-3 Times More Attractive Than Israel
Real estate prices in Greece are significantly lower compared to Israel:
- Apartment in central Athens: €2,000-€3,500 per sqm
- Apartment in central Tel Aviv: €7,000-€10,000 per sqm
- Villa with sea view in Crete: Starting from €200,000
- Similar villa in Israel: ₪3-5 million at least!
At G.R.E we have:
- Investment apartments in Athens starting from €80,000
- Villas in Greece with pool starting from €250,000
- Profitable commercial properties starting from €150,000
- Exclusive development projects with 47% return!
Reason 2: 0% Capital Gains Tax—Save 25% of Your Profit!
This is the biggest advantage of purchasing real estate in Greece
- In Greece: 0% capital gains tax (from 2010 to present!)
- In Israel: 25% capital gains tax
Real example:
- You purchased an apartment in Athens for €150,000
- You sold it after 5 years for €250,000
- Profit: €100,000
- Tax in Israel: €25,000 (approximately ₪97,000)
- Tax in Greece: €0
100% of the profit stays with you!
And this is thanks to the Israel-Greece tax treaty (we will explain further).
Reason 3: High Rental Yields—5%-15% Per Year
Real estate investments in Greece yield much higher returns than Israel:
Average yields:
- Urban apartments (Athens, Thessaloniki): 5%-7% per year
- Vacation apartments on islands (Mykonos, Santorini, Crete): 8%-12% per year
- Luxury villas: 10%-15%+ per year
- G.R.E projects: Up to 47% proven return!
For comparison: Rental yields in Israel: 2%-4% on average
Reason 4: Golden Visa—Path to European Citizenship
Purchasing a property in Greece is not just a financial investment—it is also an opportunity to receive:
- Residence permit in Greece for 5 years (renewable)
- Freedom of movement in all Schengen countries (26 countries!)
- Path to Greek/European citizenship after 7 years
- Rights for all family members (spouse, children, parents)
Requirements:
- Property worth €250,000+ in western Athens/Piraeus
- Or property worth €500,000+ in central Athens/islands
G.R.E accompanies you through the entire Golden Visa process from start to finish.
Reason 5: Price Appreciation Potential—5%-10% Per Year
The Greek economy is growing and demand for real estate is rising:
- Tourism breaking records every year
- Foreign investors rediscovering Greece
- Prices have not yet returned to the 2008 peak
Forecast: Price increases of 5%-10% per year on average in sought-after locations.
Now is the time to purchase real estate in Greece before prices rise
Chapter 2: The Israel-Greece Tax Treaty—How to Save 25% Capital Gains Tax
What Is a Tax Treaty and Why Does It Change Everything in Purchasing Real Estate in Greece?
The tax treaty between Israel and Greece (signed in 1995, effective from 1999) is an agreement that prevents double taxation.
The situation before the treaty: An Israeli citizen purchasing property in Greece had to pay tax:
- Once in Greece
- And once again in Israel on the same profit!
This destroyed any viability of real estate investments in Greece.
The situation now—after the treaty:
- You pay tax only in Greece
- Israel is prohibited from collecting additional tax
- No double taxation
Article 13 of the Treaty—The Gold Standard for Every Real Estate Investor in Greece
Article 13 clearly states:
“Gains from the alienation of immovable property situated in the other State shall be taxable only in that other State.”
Meaning:
- You purchased an apartment or villa in Greece
- You sold it at a profit
- You pay tax only in Greece (and since capital gains tax in Greece is 0%, you pay nothing!)
- Israel cannot collect tax from you
This is complete exemption from tax in Israel on real estate investments in Greece
The Important Detail: The English Version Is Binding
The tax treaty was written in 3 languages: Hebrew, Greek, and English.
In the Hebrew version it states: “may be taxed” (sounds like an option) In the English version it states: “shall be taxable only” (shall be taxed only)
The English version is binding—and therefore the interpretation is unambiguous: only Greece is authorized to collect tax on real estate investments in Greece.
At G.R.E, as members of the Israel-Greece Chamber of Commerce and with connections to expert accountants on both sides, we ensure our clients understand this advantage thoroughly
Chapter 3: Where to Purchase Real Estate in Greece? The Most Profitable Locations
Athens—The Capital: Investment Apartments with High Returns
Why Athens?
- The capital and largest city in Greece (3.7 million residents)
- High demand for rental apartments (students, workers, tourists)
- Rental yields: 5%-7% per year
- Prices: €1,500-€3,500 per sqm (depending on area)
The most profitable neighborhoods in Athens:
- Plaka/Monastiraki (historic center): Tourists, profitable Airbnb
- Kolonaki (luxury neighborhood): Quality tenants, luxury apartments
- Exarchia (student area): Inexpensive apartments, high demand
- Glyfada (seaside): Families, high quality of life
G.R.E has over 2,000 apartments in Athens in our portfolio.
Greek Islands: Villas in Greece and Vacation Apartments with 10%+ Returns
Why the islands?
- Global tourism (millions of tourists every year)
- Airbnb thriving, yields of 8%-15%
- Stunning views, unmatched quality of life
- High appreciation potential
Leading islands for real estate purchase:
1. Crete
- The largest and most popular island
- Villas in Greece with sea view starting from €200,000
- Vacation apartments starting from €80,000
- Yields: 8%-12%
- G.R.E has 800+ properties in Crete
2. Santorini
- The famous island with sunsets
- Enormous tourist demand
- Traditional cave houses: €150,000-€500,000
- Yields: 10%-15%
3. Mykonos
- The island of luxury and parties
- Luxury villas in Greece priced at €500,000-€5,000,000
- Very high yields: 12%-20%
- VIP clients only
4. Corfu
- The green island with stunning nature
- Properties at more affordable prices: €100,000-€400,000
- British families love this island
- Yields: 7%-10%
5. Rhodes
- Historic island with medieval castles
- Investment apartments in Greece at attractive prices
- Stable tourism year-round
- Yields: 6%-9%
Thessaloniki—The Second City: Smart Investors Buy Here
Why Thessaloniki?
- The second largest city (1 million residents)
- Large universities = high demand for apartments
- Prices lower than Athens: €1,200-€2,500 per sqm
- Yields: 6%-8%
- Less competition, more opportunities
G.R.E has 600+ apartments in Thessaloniki.
G.R.E Exclusive Development Projects—47% Return!
We do not just sell existing properties—we build our own projects:
Example: The Lefkada Project
- 3 beachfront villas with private beach
- Proven return: 47% (!)
- Exclusive G.R.E project
- Click here for details
We have additional projects:
- Resort with 12 villas in Pelion
- Vacation apartment complex in Athens
- Boutique hotels for renovation and rental
All these projects are available only to G.R.E clients.
Chapter 4: The Process of Purchasing Real Estate in Greece—Step-by-Step Guide
Step 1: Selecting the Perfect Property (1-4 weeks)
How to choose a property? 1. Define goals: For investment? For residence? Vacation? Golden Visa? 2. Budget: How much are you willing to invest? 3. Location: Athens? Islands? Thessaloniki? 4. Property type: Apartment? Villa? Commercial property?
G.R.E helps you:
- Free initial consultation
- Present options from our portfolio of 7,000 properties
- Customized tour in Greece (organized flight + accompaniment in Hebrew)
- Financial feasibility assessment
Step 2: Negotiation and Contract Signing (2-3 weeks)
What happens here?
- Price negotiation (G.R.E manages this for you)
- Preliminary Agreement
- Deposit payment: Usually 10% of the price
- Due diligence checks
Mandatory checks before purchasing property in Greece:
- Legal check (Are there liens/mortgages?)
- Planning and construction check (Is the property legal?)
- Technical inspection (Property condition, need for renovations?)
G.R.E handles all checks with expert lawyers and engineers.
Step 3: Final Signing and Fund Transfer (1-2 weeks)
What happens?
- Signing the final sale contract (in the presence of a Greek notary)
- Payment of balance
- Payment of purchase tax: 3.09% (low!)
- Transfer of ownership
G.R.E handles:
- Coordination with notary
- Translation of all documents to Hebrew
- Accompaniment at signing
- Secure fund transfer
Step 4: Registration in Greek Land Registry (3-6 months)
This is a bureaucratic process that takes time, but the property is already yours from the moment of signing!
G.R.E follows the process and updates you.
Step 5: Property Management (Ongoing)
After you purchase—what do you do?
Option 1: Rental
- G.R.E connects you to a professional management company
- Listing on Airbnb or long-term rental
- Full management: Cleaning, maintenance, rent collection
Option 2: Personal use
- Come enjoy your property!
- G.R.E arranges ongoing maintenance
Option 3: Future sale
- When you want to sell, G.R.E will assist with that too
- We have an extensive network of potential buyers
One-Time Purchase Costs
| G.R.E commission | Variable | Depends on property—we are completely transparent |
Total purchase costs: Approximately 5%-7% of property value
- In Israel: 8%-10% (purchase tax alone!)
Ongoing Costs (Annual)
| Management (if renting) | 10%-15% of rental income |
Taxes on Rental Income
If you rent out the property in Greece
Up to €12,000 per year:
- Income tax: 15%
Over €12,000 per year:
- It is advisable to open a Greek company and pay only 22%
- Instead of 35%-45% as individuals
G.R.E assists in establishing companies in Greece.
Capital Gains Tax—The Best Part!
- Capital gains tax in Greece: 0%
- Capital gains tax in Israel: You will not pay thanks to the tax treaty!
You save 25% of your profit
Chapter 6: Golden Visa—How Real Estate in Greece Turns You into European Citizens
What Is the Greek Golden Visa?
The Golden Visa is a program that allows foreign investors to receive:
- Residence permit in Greece for 5 years (renewable indefinitely)
- Freedom of movement in 26 Schengen countries (without visa!)
- Rights for family members: spouse, children up to 21, parents
- Path to citizenship after 7 years of residency
And there is no obligation to live in Greece! Just own the property.
Requirements for Obtaining Golden Visa by Purchasing Real Estate in Greece
Option 1: Western Athens and Piraeus
- Purchase of property worth €250,000 or more
- In specific areas in the western part of the city
- [Click here for full map](https://greecerealestate.co.il)
Option 2: Rest of Athens and Islands
- Purchase of property worth €500,000 or more
- Including central Athens, Thessaloniki, all islands
Who receives the visa?
When you purchase a suitable property, the entire family receives the Golden Visa.
- Property owner
- Spouse
- Children up to age 21
- Parents of property owner
- Parents of spouse
Smart trick: An extended family (2-3 families) can purchase property together—and everyone receives the Golden Visa!
The Path to Greek Citizenship (=European Citizenship!)
After 7 years of residency in Greece (even with Golden Visa), you can apply for Greek citizenship.
Advantages of Greek citizenship:
- Full European citizenship
- Freedom to live and work in 27 EU countries
- Strong passport (travel to 180+ countries without visa)
- Full social rights
G.R.E accompanies dozens of Israeli families through the Golden Visa process every year. We know every detail.
Chapter 7: G.R.E Real Estate in Greece—The Leading Company for Purchasing Properties in Greece
Who are we?
G.R.E (Greece Real Estate) is the veteran and leading company in Israel for purchasing real estate in Greece.
We have been operating since 2006—nearly 20 years of:
- Accompanying hundreds of Israeli investors
- Building a portfolio of 7,000+ properties throughout Greece
- Developing exclusive development projects
- Sending 5,000+ tourists to Greece every year
What makes us different?
- Real Experience—We Went Through the Crisis and Growth
We did not “arrive yesterday.” We have been here since 2006—we went through:
- The growth before the crisis (2006-2009)
- The economic crisis (2009-2018)
- The amazing recovery (2018-present)
We learned, drew conclusions, and deeply understood the Greek real estate market.
- Members of the Israel-Greece Chamber of Commerce
We are not just “property marketers”—we are strategic partners:
- Direct connections with Greek government ministers
- Influence on policy and regulations
- First access to information about changes
This is an advantage no other company in Israel can offer.
- Full End-to-End Service
Before purchase:
- Personal consultation and goal definition
- Customized tour in Greece (flight + hotel + accompaniment)
- Comprehensive due diligence checks
- Tax consultation
- Financing assistance (mortgage)
During purchase:
- Israeli and Greek lawyers
- Translation to Hebrew
- Accompaniment at signing
- Handling purchase tax
After purchase:
- Property management
- Rental (Airbnb or long-term)
- Ongoing maintenance
- Greek accountant for tax reports
- Accompaniment in future sale
All under one roof!
- Huge Property Portfolio—7,000+ Options
We have:
- Investment apartments in Athens, Thessaloniki, islands
- Luxury villas with pool and sea view
- Commercial properties (shops, offices, hotels)
- Land for construction
- Exclusive G.R.E development projects
Example: The Lefkada project—3 beachfront villas, 47% return!
Click here to view all properties
- Hundreds of Satisfied Clients
“We worked with G.R.E on purchasing a villa in Crete. The accompaniment was professional, patient, and precise. We enjoy the villa every summer and generate nice income from it all year. Thank you very much!” – **Leah and Arnon, Jerusalem**
“As a young family we were looking for a vacation apartment at a reasonable price. G.R.E offered us excellent options, and we ultimately purchased a lovely apartment in Corfu. The process was smooth and the return exceeds expectations!” – **Raz and Reut, Tel Aviv**
Click here to read additional testimonials
Chapter 8: Frequently Asked Questions About Purchasing Real Estate in Greece
Question 1: Do I need to be physically present in Greece to purchase a property?
Answer: Not necessarily! You can give power of attorney to a lawyer who will sign on your behalf.
But we recommend:
- Flying to Greece at least once to see the property
- Being present at the signing (it is an exciting moment!)
- Getting to know the neighborhood and surroundings
G.R.E organizes customized tours with full accompaniment in Hebrew.
Question 2: How long does the process of purchasing real estate in Greece take?
Answer: The average process:
- Property selection: 1-4 weeks
- Due diligence checks: 2-4 weeks
- Signing and fund transfer: 1-2 weeks
- Land registry registration: 3-6 months (but the property is already yours!)
Total: Between two months and half a year.
With G.R.E accompaniment, we expedite the process as much as possible.
Question 3: Can I get a mortgage to purchase real estate in Greece?
Answer: Yes! There are several options:
- Greek banks provide mortgages to foreigners (under certain conditions)
- Israeli banks: Some banks offer financing for properties abroad
- Private financing: Investors or funds
G.R.E assists in finding optimal financing solutions.
Question 4: What happens if I want to sell the property in the future?
Answer: No problem! You can sell at any time.
Remember:
- Capital gains tax in Greece: 0%
- You will not pay tax in Israel thanks to the tax treaty
- G.R.E will also assist with the sale—we have an extensive network of buyers
Question 5: Do I have to report the property to the Israeli Tax Authority?
Answer: Yes, you must report ownership in the annual report.
But: Thanks to the tax treaty, you will not pay additional tax in Israel on profits or income (if you already paid in Greece).
Question 6: How does Airbnb work in Greece? Is it profitable?
Answer: Airbnb is thriving in Greece!
Average yields:
- Apartments in Athens: 5%-7%
- Apartments on islands: 8%-15%
- Luxury villas: 10%-20%+
G.R.E connects you to a management company that handles everything:
- Listing on platforms
- Dynamic pricing
- Cleaning and hosting
- Fund collection
You receive the money directly to your account!
Question 7: Is there a risk that Greece will reinstate capital gains tax?
Answer: This is a legitimate question.
The facts:
- The exemption has lasted 15 years (since 2010)
- Greece is interested in attracting foreign investors
- It is likely that even if reinstated, it will be lower than the 25% Israeli rate
At G.R.E we monitor every update and inform clients in real time.
Question 8: What is the difference between buying an apartment in Athens and buying a villa on the islands?
Answer: It depends on your goals!
Apartment in Athens:
- Lower price (€80,000-€250,000)
- Easy rental (ongoing demand)
- Easy maintenance
- Lower return (5%-7%)
Villa on islands:
- Higher return (8%-15%+)
- Amazing quality of life
- High appreciation potential
- Higher price (€200,000-€1,000,000+)
- More complex maintenance
G.R.E helps you decide what is most suitable for you.
Summary: Why Now Is the Time to Purchase Real Estate in Greece
10 Reasons Why You Should Purchase Real Estate in Greece in 2025:
- Attractive prices: 2-3 times cheaper than Israel
- 0% capital gains tax: Save 25% of profit
- High yields: 5%-15% per year
- Beneficial tax treaty: No double taxation
- Golden Visa: Path to European citizenship
- Appreciation potential: 5%-10% per year
- Stable economy: Member of the European Union
- Quality of Life: 300 days of sunshine, healthy food, rich culture
- Proximity to Israel: 3-4 hour flight
- G.R.E by Your Side: 20 years of experience, 7,000 properties, full service
The window of opportunity will not remain open forever
What is happening right now?
- Real estate prices in Greece are gradually rising
- Demand from foreign investors is increasing
- Greece may tighten Golden Visa requirements in the future
- Yields are still high, but not forever
Now is the time to act!
Next Steps: How to Get Started?
Step 1: Speak with Us
The G.R.E Greece Real Estate team is available for a free initial consultation with no obligation.
We would be pleased to:
- Learn about your objectives
- Explain precisely how the tax treaty applies to you
- Recommend suitable properties from our portfolio of 7,000
- Plan a tour of Greece
📞 Contact us now:
- WhatsApp: +972-55-990-8330
Office: +30-2111985506
Office: +972-46360664 - Meeting: At our office in Israel or via Zoom
Final Word
Purchasing real estate in Greece is not only a sound financial investment—it is also an investment in quality of life.
Imagine yourself:
- Waking up in the morning in your villa overlooking the sea
- Drinking coffee with a view of the sunset in the Aegean
- Enjoying 300 days of sunshine per year
- Earning 8%-15% annual returns
- Saving 25% on capital gains tax
- And along the way, becoming European citizens
This is not a dream. This is the reality for hundreds of G.R.E clients.
At G.R.E Greece Real Estate, with 20 years of experience, 7,000 properties, and membership in the Israel-Greece Chamber of Commerce—we are here to turn your dream into reality.
Important Note
It is important to clarify: G.R.E Greece Real Estate is not a tax advisory firm, and we strongly recommend consulting with a certified accountant and tax advisor before making any investment decision. However, with over 20 years of experience in the Greek real estate market, we share with our clients the professional knowledge we have accumulated over the years.
In parallel, we specialize in developing profitable entrepreneurial projects and providing full support to our clients—from concept to completion. Every project we build reflects our values: professionalism, passion for the profession, extensive experience, excellence, and absolute precision.
G.R.E Greece Real Estate | The longest-established company in Israel for Greek real estate | Active since 2006 | Members of the Israel-Greece Chamber of Commerce | 7,000+ properties | Hundreds of satisfied clients
Address: 40 Hadar Street, Caesarea | Phone: +972-55-990-8330 | Email: info@g-r-e.co.il
Website: https://greecerealestate.co.il
Real Estate Purchase in Greece | Investment Apartments in Greece | Villas in Greece | Real Estate Investments in Greece | Entrepreneurial Projects in Greece | Golden Visa Greece | Israel-Greece Tax Treaty | Properties for Sale in Greece | G.R.E Real Estate
*The information in this article is for informational purposes only and does not constitute legal or tax advice. It is recommended to consult with an accountant and attorney before making any investment decision.*
