Can Dutch citizens buy property in Greece?
Yes. Dutch citizens can legally purchase residential property throughout Greece. As citizens of another EU member state, Dutch buyers generally enjoy a straightforward purchasing process and do not face many of the additional restrictions that can apply to non-EU buyers.
Whether you're buying an apartment in Athens, a villa in Crete, a holiday home on one of the islands or an investment property, the legal process generally involves obtaining a Greek Tax Identification Number (AFM), opening a Greek bank account, appointing a lawyer, completing legal due diligence and finalising the purchase before a Greek notary.
Although the process differs from buying property in the Netherlands, it is well established and manageable with the right preparation.
Who this guide is for
This guide is designed for:
- Dutch citizens buying property in Greece
- Greeks living in the Netherlands
- Dual Dutch-Greek citizens
- Investors purchasing Greek real estate
- Buyers planning retirement in Greece
- Holiday home buyers
- Families relocating to Greece
Whether you're purchasing your first overseas property or expanding your investment portfolio, understanding your financing options before making an offer is an important first step.
Why buyers from the Netherlands are investing in Greece
Many Dutch buyers are attracted to Greece because it offers a lifestyle very different from Northern Europe — long summers, beautiful coastlines, excellent food, rich history and a slower pace of life continue to attract both holiday-home buyers and retirees. Others view Greece as a long-term investment opportunity, particularly in areas benefiting from tourism growth and infrastructure improvements.
For Greeks living in the Netherlands, purchasing property often represents an opportunity to reconnect with family, create a permanent base for future visits or prepare for an eventual move back to Greece. Whatever your reason for buying, careful planning remains essential — buying overseas involves different legal systems, financing rules and tax obligations than those you may be used to in the Netherlands.
Can you get a Greek home loan using Dutch income?
Yes — many Greek banks are willing to assess income earned in the Netherlands.
Employees usually provide salary slips, annual income statements, employment contracts and bank statements. Self-employed applicants (including ZZP'ers) may be asked for tax returns, business financial statements, accountant documentation and business bank statements.
One advantage for many Dutch applicants is that income is generally earned in euros — the same currency as Greek home loans. Because there is no foreign-currency exposure between your income and the loan, many lenders do not need to apply the currency adjustments commonly used for applicants earning in pounds, US dollars or Australian dollars. This can simplify the affordability assessment, although every lender still applies its own criteria.
Are Greeks living in the Netherlands treated differently?
In some cases. Greek citizens living in the Netherlands may have access to lending policies that differ from those available to non-Greek citizens. Some banks have dedicated policies for Greeks living abroad and may consider factors such as Greek citizenship, an existing AFM, previous banking relationships in Greece, existing property ownership and long-term ties to the country.
However, approval is never based on citizenship alone. Income, affordability, employment stability, deposit, debts and the property itself remain key assessment factors.
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 location
- Property valuation
As a general guide, many overseas buyers contribute a deposit of between 20% and 35%, although this varies by lender and circumstances. Greek banks generally lend against their own valuation rather than the agreed purchase price, so it is important to understand your borrowing capacity before committing to a property.
Deposits and purchase costs
When budgeting for your purchase, remember that your deposit is only one part of the total funds required. Additional costs commonly include:
- Property transfer tax
- Legal fees
- Notary fees
- Land Registry or Cadastre registration
- Engineering inspections
- Bank fees
- Translation costs where required
Many buyers should allow approximately 10% of the purchase price to cover these additional expenses. Planning for them early helps avoid unnecessary financial pressure as settlement approaches.
Can you buy property remotely?
In many cases, yes. Many Dutch buyers complete a significant part of the purchasing process without spending extended periods in Greece. By appointing a Greek lawyer through a Limited Power of Attorney, much of the administration can be completed remotely — including obtaining an AFM, legal due diligence and coordination of the transaction.
Some banks may still require identity verification or attendance for certain stages of the home loan process, so it is worth understanding these requirements before planning your travel.
Documents you'll typically need
Although requirements differ between lenders, Dutch applicants commonly provide:
- Passport or Dutch identity card
- AFM
- Proof of address
- Recent salary slips
- Annual income statement (Jaaropgave)
- Employment contract
- Dutch bank statements
- Tax returns (Definitieve Aanslag)
- Business financial statements (for self-employed applicants)
- Evidence of deposit
Depending on the lender, certain documents will require certification or official translation.
Does your Dutch credit history matter?
Greek banks do not assess home loan applications solely on your Dutch credit profile. Some lenders may request information relating to your financial commitments, including records from the Dutch credit registration system (BKR), together with details of existing loans and credit facilities.
One difference many buyers are unaware of is how Greek banks assess available credit. Even if you rarely use your credit cards or revolving facilities, high available limits may still be taken into account when calculating your debt-to-income position — depending on the lender's policy, this can reduce borrowing capacity.
This does not necessarily mean you should reduce or close credit facilities. But if you're planning to apply for a Greek home loan, it may be worthwhile reviewing your existing credit commitments with your home loan specialist beforehand. In some situations, reducing unnecessary available credit may strengthen your application, but decisions should always be made after considering your own circumstances and obtaining appropriate advice.
Exchange rate considerations
For many Dutch buyers, exchange-rate risk is significantly lower than for applicants from outside the eurozone. Because both your income and your home loan are generally denominated in euros, you avoid many of the currency fluctuations that overseas borrowers experience — which can simplify budgeting, repayment planning and the bank's affordability assessment.
However, if part of your income or savings is held in another currency, exchange-rate movements may still affect your overall financial position.
Common mistakes Dutch buyers make
Many buyers begin searching for property before understanding their borrowing capacity. Other common mistakes include:
- Underestimating purchase costs
- Delaying their AFM application
- Assuming Dutch home loan rules apply in Greece
- Comparing only one lender
- Preparing documents too late
- Not obtaining finance guidance before making an offer
Most of these issues can be avoided with early preparation and lender comparison.
Why pre-approval matters
A pre-approval helps you understand your likely borrowing capacity before you start negotiating with sellers. It also identifies potential issues early, such as documentation requirements, affordability concerns or lender-specific policies.
For buyers in the Netherlands, obtaining pre-approval before searching for property provides greater confidence and helps ensure your budget is based on realistic lending expectations rather than assumptions.
How GreekHomeLoans can help
GreekHomeLoans assists Dutch citizens, Greeks living in the Netherlands and other international buyers looking to finance property in Greece. We can help you:
- Understand your borrowing capacity
- Compare Greek lenders
- Identify lenders suited to Dutch income
- Prepare your documentation
- Understand deposits and purchase costs
- Coordinate with lawyers, brokers and other professionals
- Navigate the Greek home loan process from beginning to end
Whether you're purchasing a holiday home, investment property or future retirement residence, our goal is to simplify the process and help you move forward with confidence. 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.