Greek banks do lend to non-residents, but expect a 35–40% deposit and a heavy paper trail. And if you want a golden visa, the qualifying amount cannot be mortgaged at all.
Greece is not the easiest European market to finance, but the large banks do lend to non-residents, including non-EU buyers who pass anti-money-laundering checks. Our general guide to mortgages for non-residents covers the basics across countries; this one goes deeper on Greece. Figures below are indicative, drawn from 2026 broker and adviser sources rather than from the banks' own price lists, and they vary by lender.
How much Greek banks lend non-residents
- Loan-to-value for non-residents is most often quoted at around 60–65% of the bank's own valuation. Some sources give 50–70% depending on the bank and the location, with prime areas at the better end.
- That means a deposit of at least 30–40% of the value, plus closing costs on top.
- Terms are typically 10–25 years, with some lenders quoting up to 30, and the loan is normally expected to be repaid by the time you are about 70–75.
- Banks assess income on its stability: employment contract or accountant letter, and how long you have been in the job or business. Income in another currency is a risk the bank will price in.
- Lenders reported to offer non-resident mortgages include Eurobank, Alpha Bank, National Bank of Greece and Piraeus. Whether a given bank will take your profile is decided case by case.
Rates in 2026
- Reported ranges for early 2026 run from about 3% to 6.5%, with non-resident variable rates most often quoted around 4–5.5%. Non-residents usually pay a higher margin than residents.
- Variable rates, tracking Euribor plus the bank's margin, are the most common product. Fixed periods between 3 and 30 years and mixed products are also offered, usually at a slightly higher starting rate than variable.
- Because the spread is set by the bank for your profile, ask for a written offer with the full APR, not just the headline rate.
Documents the bank will ask for
- passport and proof of address
- proof of income and 3–6 months of bank statements, an employment contract or an accountant letter
- a credit report, and the source of the deposit
- the preliminary purchase contract
- a Greek tax number, the AFM, which you need before you can buy at all
Foreign documents often need a Greek translation and sometimes notarisation, which is a common source of delay.
What you pay on top of the deposit
- Transfer tax on a resale is about 3.09% of the value. On a new build the situation depends on VAT: the standard rate is 24%, with an optional suspension for developers extended to the end of 2026, so ask the developer which regime applies.
- Bank arrangement fees are typically 0.5–1% of the loan, and valuation about €300–600 depending on the property.
- Notary and land registry fees are commonly put at 1.2–2% of the price; legal fees are extra.
- The cost of registering the mortgage itself is reported inconsistently: one source says a fixed charge of up to about €700, another quotes percentages of the loan at the cadastre and land registry. Ask your lawyer for the exact figure for your loan.
- As a rule of thumb, sources suggest budgeting around 10% of the price for all additional costs, apart from the deposit.
Golden visa buyers: the mortgage rule
If the purchase is meant to qualify for the Greek golden visa (see our guide to the Greek golden visa), the rule is strict. According to adviser sources, the property must be fully owned and free of any mortgage or encumbrance when you file, and the qualifying amount, whether the €250,000, €400,000 or €800,000 tier, cannot be financed with a Greek mortgage. Funds are reported to need to move from your own account to the seller. A loan from a bank in your home country, secured on other assets, is described as acceptable, and after the permit is issued you can mortgage the property. Confirm all of this with a Greek lawyer before you sign, because the rules and their interpretation change.
Pitfalls to avoid
- Getting the AFM and a Greek bank account late, which delays the whole process.
- Assuming a golden visa purchase can be leveraged with a Greek bank.
- Underestimating currency risk when your income is not in euro.
- Skipping legal due diligence on the title and building permit; a bank valuation is not a legal check.
- Budgeting only for the deposit and forgetting about 10% in costs.
FAQ
Can a non-resident get a Greek mortgage? Yes, usually at a lower loan-to-value than residents and with more documents. How big a deposit do I need? Plan on about 35–40% of the value plus roughly 10% for costs. Do I need a Greek tax number? Yes, the AFM, and in practice a Greek bank account. Can I use a mortgage for a golden visa property? Not for the qualifying amount, according to adviser sources; confirm with your lawyer. What currency are loans in? Mostly euro, so income in another currency carries exchange-rate risk.
How we help
We connect buyers with brokers and banks that lend to non-residents and structure the purchase around realistic financing. This is general information, not financial, tax or legal advice: rates, LTV limits and fees change and differ by lender, so confirm current terms with a licensed broker and a Greek lawyer before committing.