Can French citizens buy property in Greece?
Yes. French citizens can legally purchase residential property throughout Greece. As citizens of another EU member state, French buyers generally face a simpler purchasing process than non-EU buyers — you don't need to be a Greek citizen to buy, and in most common residential locations the process is well established.
A typical purchase involves obtaining a Greek Tax Identification Number (AFM), opening a Greek bank account, appointing a lawyer, completing legal due diligence, signing before a Greek notary and registering the property after completion.
Although the process is manageable, it's important not to assume it works the same way as a French property transaction. Greek banks, lawyers, notaries and public authorities follow their own procedures.
Who this guide is for
This guide is designed for:
- French citizens buying property in Greece
- Greeks living in France
- Dual French-Greek citizens
- Holiday home buyers
- Retirees planning to spend more time in Greece
- Investors purchasing Greek real estate
- Families considering relocation to Greece
Whether you're just researching or already viewing properties, understanding your borrowing position early can help you avoid delays and make more confident decisions.
Why buyers from France are investing in Greece
Many French buyers are drawn to Greece for lifestyle reasons — the climate, coastline, islands, food, culture and relaxed pace of life make it a popular choice for holiday homes and retirement planning.
For Greeks living in France, buying in Greece is often deeply personal — maintaining a connection with family, creating a base for summer visits, investing in a future return, or purchasing property in the town, village or island connected to their heritage. Greece also appeals to French investors thanks to tourism demand, urban regeneration in Athens, and the long-term attraction of Mediterranean property.
However, buyers should look beyond the purchase price. Legal title, building condition, property access, rental rules, local infrastructure and whether the property is acceptable to a Greek bank are all important considerations.
Can you get a Greek home loan using French income?
Yes — many Greek banks will consider income earned in France when assessing a home loan application.
If you're employed, the bank may request recent payslips, an employment contract, income tax documents, bank statements and evidence of employment stability. If you're self-employed or run a business in France, the documentation is usually more detailed — tax assessments, business financial statements, accountant-prepared information, business bank statements and evidence of ongoing income.
A major advantage for many French buyers is that French income is usually earned in euros. Because Greek home loans are also generally repaid in euros, there is usually less currency risk than for applicants earning in pounds, US dollars or Australian dollars — which can make the affordability assessment simpler, although every bank still applies its own lending criteria.
Are Greeks living in France treated differently?
In some cases, yes. Greek citizens living in France may be assessed differently from French citizens without Greek citizenship, depending on the lender. Some Greek banks have policies for Greeks living abroad and may consider factors such as Greek citizenship, an existing AFM, previous Greek banking history, existing Greek property ownership, family ties and long-term plans connected to Greece.
However, Greek citizenship alone doesn't guarantee approval. Banks still need to assess income, debts, affordability, employment, age, deposit and the property being purchased. The strongest applications are usually clear, well-documented and easy for the bank to verify.
How much can you borrow?
Your borrowing capacity depends on two things: how much the bank is prepared to lend against the property, and whether your income comfortably supports the repayments.
Factors that influence borrowing capacity include:
- Income
- Employment type
- Citizenship
- Residency
- Deposit available
- Existing financial commitments
- Age
- Property type
- Property location
- Property valuation
As a general guide, overseas buyers may need a deposit of around 20% to 35%, depending on the lender and the strength of the application. Greek banks usually lend against their own valuation of the property, not simply the agreed purchase price — if you agree to buy for €400,000 but the bank values it at €380,000, the maximum loan is usually calculated on the lower figure. That's why it's important to understand your borrowing capacity before committing to a property.
Deposits and purchase costs
Your deposit is only one part of the total funds you need. When buying property in Greece, budget for purchase costs such as:
- Property transfer tax
- Legal fees
- Notary fees
- Land Registry or Cadastre registration
- Engineering checks
- Bank fees
- Translations where required
As a practical guide, many buyers should allow approximately 10% of the purchase price for buying costs, in addition to the deposit. For example, on a €300,000 property where the bank lends 70%, you may need roughly €90,000 for the deposit and around €30,000 for transaction costs. Planning for these early helps avoid funding pressure close to settlement.
Can you buy property remotely?
In many cases, much of the process can be handled remotely from France. Many overseas buyers appoint a Greek lawyer through a Limited Power of Attorney, allowing the lawyer to complete specific tasks on their behalf — obtaining an AFM, completing legal searches, liaising with the notary and assisting with settlement.
However, some banks may require physical presence in Greece at least once before the loan application is finalised. Others may accept video identification or remote document verification, depending on the lender and your circumstances. If you do plan to travel, it's worth coordinating your trip around key steps such as property inspections, bank meetings, Power of Attorney signing or final loan documentation.
Documents French buyers may need
Every bank has its own checklist, but French applicants commonly provide:
- Passport or French identity card
- Greek passport or Greek ID, if applicable
- AFM
- Proof of French residential address
- Recent payslips
- Employment contract
- French bank statements
- Tax assessment documents
- Existing loan or mortgage statements
- Credit card or overdraft information
- Evidence of deposit
- Property information
Self-employed applicants may also need business financial statements, tax returns, accountant documentation, company registration documents and business bank statements. Some documents may need certification, an Apostille or official translation — it's worth confirming the bank's requirements first, because some lenders accept certain documents in English or French depending on the case.
Does your French credit history matter?
Greek banks don't assess your application solely on your French credit profile. However, they may request evidence of your existing financial commitments, repayment history and credit conduct — including information relating to loans, credit cards, overdrafts, mortgages or other obligations in France.
One important difference is how Greek banks assess available credit. Even if you rarely use an overdraft or credit card facility, the available limit may still be considered when calculating your debt-to-income position — which can affect borrowing capacity even if the balance is low or unused.
This doesn't automatically mean you should reduce or close credit facilities — everyone's situation is different. But if you're planning to apply for a Greek home loan, it may be worth reviewing your existing credit commitments with a suitable adviser before submitting an application.
Exchange rate considerations
For most French buyers, exchange-rate risk is lower than for buyers from outside the eurozone. Because both French income and Greek home loan repayments are usually in euros, there is generally no major currency mismatch between your income and your repayments — which can make budgeting and the affordability assessment more straightforward.
However, if part of your income, savings or investments is held in another currency, exchange-rate movements may still affect your overall financial position.
Common mistakes French buyers make
One of the most common mistakes is starting the property search before understanding borrowing capacity. Other common mistakes include:
- Underestimating purchase costs
- Delaying the AFM application
- Assuming French mortgage rules apply in Greece
- Preparing documents too late
- Comparing only one bank
- Assuming every Greek bank assesses French income the same way
Another issue is focusing only on the property price and not enough on legal checks, building condition, bank valuation and transaction costs. Most of these issues can be avoided with early preparation.
Why pre-approval matters
A pre-approval gives you a clearer understanding of your budget before making an offer. For French-based buyers, it can help identify how Greek banks will assess your income, debts, deposit, citizenship, age and property goals.
It can also highlight issues early — missing documents, affordability concerns, unused credit limits or lender-specific requirements — giving you more confidence when searching for property and reducing the risk of delays later.
How GreekHomeLoans can help
GreekHomeLoans assists French citizens, Greeks living in France and other international buyers looking to finance property in Greece. Depending on your circumstances, we can help you:
- Compare Greek bank options
- Identify lenders suited to French income
- Prepare your document checklist
- Understand deposit and purchase cost requirements
- Coordinate with lawyers, brokers and property professionals
- Navigate the Greek home loan process from France
Whether you're buying a holiday home, investment property, retirement residence or future family home, our goal is to make the process clearer and easier to manage. If you're considering buying property in Greece, start with a free fact find — we'll review your goals, income, citizenship, residency, deposit position and likely borrowing options, then help you understand your next steps.