The fixed property number for houses will be introduced in 2026: what changes will this bring for purchases, transfers and subsidies? Many pensioners from Europe are now buying houses in Crete, and who can obtain exemption from land transfer tax?
Order in real estate: What property owners in Greece need to know now
The new property register (MIDA) brings together all the important data on each property. Buyers, sellers and tenants will be able to see the location, size, year of construction, owner and whether the property was last rented out.
Owners can report changes themselves. The platform also shows whether a house is rented, owner-occupied, vacant or connected to the electricity grid.
This enables authorities and citizens to obtain reliable information more quickly. This makes the buying and renting process much easier.
Here is an overview of the most important functions:
- All property information (square metres, year of construction, address)
- Owner data and status (rented / owner-occupied / vacant)
- Electricity connection status
- Owners can update entries themselves
Who actually benefits?
- Buyers can see the real condition of a property before purchasing it
- Sellers and landlords can present their offers more clearly
- Authorities can more easily identify vacant but supplied flats
- The market becomes more transparent and somewhat more regulated
How does the system help to avoid errors?
- It brings together data from various registers.
- Contradictions such as ‘reported as vacant but supplied with electricity’ become visible.
- The risk of false information in sales or rentals is reduced.
For owners, it works like this:
- Register in the register.
- Check and complete property data
- Update regularly in case of changes (e.g. letting)
- Upload supporting documents if necessary (e.g. electricity connection)
Tips for buyers and tenants:
- Be sure to check the register before buying
- Look out for discrepancies (status vs. reality)
- Compare owner details with other documents
Technology and legal aspects:
- Official data such as land registry and energy suppliers are linked
- Access rights regulate who can see what
- All changes made by owners are logged
Typical cases that are now easier:
- Buyers can check history and details more quickly
- When renting, you can see the energy connection and usage status immediately
- Authorities can see whether vacant units still have electricity
Practical tips:
- Owners should have current documents at hand (e.g. land register, electricity bill)
- Buyers demand personal inspection and current receipts
- If anything unusual is found, it is best to inform the authorities or seek legal advice
Possible consequences of unofficial practices:
- Hidden rental income will be more difficult to conceal.
- The market will become more transparent and therefore fairer.
When will it start?
- The platform will launch in the first half of 2026.
- Existing data will be integrated gradually.
A brief summary in the table:
Topic |
What is being checked |
|---|---|
Location |
Address, region |
Size |
Square metres |
Owner |
Name, contact details (depending on access rights) |
Use |
Rented / Own use / Vacant |
Electricity |
Connected / Not connected |
History |
Last rental, year of construction |
The register is changing processes in the property sector. It provides greater clarity and makes incomplete information easier to identify.
After retirement: Many Europeans are now buying houses in Crete
Crete is attracting more and more retirees from Europe who want to live there permanently. Sun, sea and good food are important, but buyers also pay attention to practical matters such as healthcare, accessibility and living costs.
In recent years, interest has grown particularly among people from northern countries. Many buyers are couples looking for a detached house.
Houses of around 80–100 m² with a garden and sea views or close to the sea are popular. They do not want to live in the mountains, but prefer to live on the beach or in traditional villages.
Small European communities are emerging there. Location and accessibility play a major role.
Buyers prefer places with quick access to airports, hospitals and shopping facilities. Communities with good infrastructure convey a sense of security and make everyday life easier.
That is why places such as parts of the prefecture of Chania and coastal areas around well-known resorts are increasing in popularity. Frequently mentioned areas are:
- Coastal areas and suburbs close to airports.
- Traditional villages with community life and everyday amenities.
- Southern coastal areas, which often offer more affordable prices.
Typical countries of origin for buyers are the United Kingdom, Germany, Belgium and the Netherlands. These groups are primarily looking for a quiet life after retirement, but with access to medical care and transport links.
Buyers from countries with colder climates appreciate the milder weather and longer warm season. Prices vary greatly depending on location.
In rural or less touristy areas, offers often start at around £150,000. In sought-after locations near the beach and in tourist centres, prices can reach €500,000 and above.
The size of the plots, proximity to the sea and demand in the region influence the price. Many buyers plan to use the property themselves as their main residence or as a long-term second home.
Some rent first or spend trial periods there before finally moving. Others buy early, even before they officially retire, in order to secure a permanent residence later on.
Local estate agents report that this demand has increased noticeably, especially in the last two to three years. The buyer group is mostly solvent and often seeks houses or properties that are immediately available or can be made usable with moderate effort.
Properties in need of renovation, on the other hand, tend to attract investors or DIY enthusiasts. Important search criteria for this buyer group:
- Proximity to the sea or sea view
- Property with garden
- Living space of around 80–100 m²
- Good transport links (airport, main roads)
- Short travel time to hospitals and pharmacies
- Local amenities and services (supermarket, bank, post office)
Many people are not just looking for a house, but also for a community. Places where other foreigners already live permanently are attractive.
Such micro-communities facilitate social integration and offer opportunities for exchange. Demand has a varying impact on local markets.
In popular coastal areas, pressure on available properties is increasing and prices are rising. In less sought-after regions, prices remain more stable and buyers find it easier to find cheaper offers.
This creates a mix of high-priced coastal properties and more affordable options inland or in the southern parts of the island. Practical tips for prospective buyers:
- Check the healthcare provision in the region at an early stage.
- Find out about flight connections to your home country and seasonal offers.
- Check building permits and legal aspects before purchasing.
- Plan for renovation or adaptation costs.
- Contact local community groups for their experiences.
For many pensioners, the lifestyle is also important: slower days, local food and a stronger sense of community. At the same time, everyday safety and medical care remain non-negotiable.
Buyers are therefore looking for a balance between lifestyle and practical security. The regions with clearly visible demand differ in price and infrastructure.
Where tourist flows are constant, the market is likely to be more competitive and expensive. In less touristy areas, buyers often find peace and quiet and a lower cost of living, but may have to pay for longer travel times to important services.
Prospective property buyers should visit the location to get an idea of what it is like. Short stays help to assess everyday situations: shopping facilities, medical services, transport links and the social environment.
Such visits clarify whether the chosen property meets expectations for a more permanent life. Many pensioners combine property acquisition with a plan for use.
Long-term primary residence, seasonal stay or rental during quieter periods to offset costs – anything is possible. A clear intention for use helps in choosing the location and amenities.
Availability and price trends vary not only by region but also by season. Some buyers search outside the peak season when sales offers and viewing appointments are easier to coordinate.
Others use the summer months to experience the climate and neighbourhood first-hand. Local estate agents often offer targeted services: selection of suitable properties, legal support and translation assistance.
This is particularly helpful if buyers are not fluent in the local language. Reputable estate agents also network with solicitors and authorities, which are necessary for a secure property purchase.
Financial planning remains crucial. Buyers should check their budget, ancillary costs and running costs such as council tax, electricity and water.
Depending on age, questions about accessibility in the house and possible conversions are also important. Many prefer houses that can be adapted for older people with little effort.
The environment plays a role in the quality of daily life. Accessible cafés, local markets and cultural offerings increase the attractiveness of a location.
Small villages often offer a close-knit community. Larger coastal towns have more services and events.
The development of regional communities has an impact on local offerings. More permanent residents from other countries often encourage more international service providers, more bilingual offerings and a wider range of products that expats are familiar with.
Some buyers deliberately choose southern coastal areas because prices are often lower there. Others prefer the north coast for better flight connections and a wider range of services.
Both options have advantages and disadvantages that buyers weigh up against each other. Buyers should check the legal and tax conditions.
These include property rights, possible restrictions and taxes on property ownership or rental income. Help from experts minimises risks and prevents unexpected problems during the transfer of ownership.
Many pensioners are looking for a house as a place of tranquillity and as a long-term investment. Those who buy early often secure better choices.
However, it is not always necessary to move in immediately. Some keep the property as a retreat and decide later whether to move permanently.
The demand from European pensioners is visibly changing local markets and everyday services. Those who plan wisely when buying usually find a suitable balance between quality of life, security and financial affordability.
How to buy a house tax-free as a first-time buyer in Greece
The Greek tax authority explains who can benefit from the exemption from property transfer tax for first-time buyers. Here you will find a brief and understandable summary of the most important requirements and special cases.
Who is considered a first-time buyer?
- Only buyers with a formal purchase agreement are eligible for the exemption.
- Transfers through inheritance, division, exchange or court recognition do not count as a first-time purchase.
Spouses and registered partnerships
- Married couples and registered civil partners may jointly benefit from the exemption.
- If one partner has already benefited from the exemption, it must be revoked before both partners are eligible.
Shares, co-ownership and housing needs
- In the case of co-ownership, the total living space of all shares counts towards the assessment of housing needs.
- Rural land and properties in locations with fewer than 3,000 inhabitants are not taken into account when calculating the area.
- Anyone who already owns shares in a suitable flat can obtain the exemption again if they sell everything or wait five years.
Purchase at a foreclosure auction
- The exemption also applies to purchases made at auction, even if a close relative wins the bid.
Minors and guardianship
- Minors are only granted the exemption in exceptional cases, such as when they are orphans under guardianship.
Utility rooms, garages and storage rooms
- The exemption normally only includes one garage and one storage room per purchase.
- Communal areas are not exempt, except for one parking space and one storage room.
Type of use and building designation
- A building must be officially designated as residential space, not just serve as a practical dwelling. If it is still designated as commercial space in the plan, the exemption does not apply for the time being.
- Undevelopable land within the city limits is excluded. The land must be legally buildable at the time of purchase.
Errors, missed deadlines and subsequent applications
- Anyone who does not submit the application immediately has up to five years after registration to do so, provided that the necessary documents are available.
- In certain cases, the tax authority allows subsequent changes or corrections.
Second exemption and refund
- Under certain conditions, a person can obtain a second exemption. To do so, the old property must no longer be sufficient for the family and the previously waived tax must be repaid.
- If the tax is repaid and the purchase contract is later cancelled, the money will be refunded.
Contract cancellation and consequences
- If an exempt purchase contract is cancelled within four years for legal or exceptional reasons, no tax claim remains. The exemption can then be used again for a new purchase.
Important documents and steps (short list):
- Notarised or purchase contract with correct registration
- Proof of marital status and previous exemptions
- Documents relating to building use and change of use, if necessary
- If necessary: application for withdrawal of previous exemption or refund of tax
Table: Brief overview of common cases
Case |
Exemption possible? |
Comment |
|---|---|---|
Purchase with a standard purchase agreement |
Yes |
Standard case |
Acquisition through inheritance or court order |
No |
No purchase agreement |
Auction |
Yes |
Also with close relatives as bidders |
Minor buyer |
Only rarely |
E.g. orphan with guardian |
Type of use Commercial instead of residential |
No |
Until formal change is made |
Co-ownership shares |
Conditional |
Total area is considered |
Second exemption |
Possible |
Repayment of the first tax required |
Common areas |
Usually not |
Exceptions: 1 parking space + 1 storage room |
Buyers should check all documents thoroughly. If you are unsure, a tax advisor or solicitor can really help – it is better to ask once more than to have problems later.
