Tools
The real number.
A Greek listing shows you the asking price. It doesn't show you the transfer tax, the notary, the lawyer, the registry — or the renovation the photos quietly skip. This works out what you'll actually spend, and shows you every part of it.
A decomposition, not a verdict — no score, no rankingYour property
€
m²
Include renovationAdds a cost range for the work above
Add 15% contingencyOld houses reveal surprises once work starts
Buyer's agent fee2% + VAT, only if you use one
Purchase-cost rates — adjust
Transfer tax (ΦΜΑ)
Notary (incl. VAT)
Legal (incl. VAT)
Land registry
Technical / EBI check (€)
What it actually costs you
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Indicative estimates for a resale purchase — not legal, tax or financial advice. Transfer tax is charged on the greater of price or the tax-assessed (objective) value, which can differ. Notary and legal fees follow sliding scales with minimums, so the percentage rises on cheaper properties. New builds may carry VAT instead of transfer tax. Rates change — adjust them above.
Separate the view from the value
Find a non-view home nearby of similar size and condition. The gap between its price per m² and your target's is, roughly, what you're paying for the horizon. Then compare it to what a renovation would cost.
€
€
m²
The read
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Indicative. A view premium isn't a mistake — it's only a mistake to pay for the view and pay again for repairs the price pretended were done. Comparable choice matters: pick a genuinely similar home.
The property you’d hold
€
m²
Insured for natural disastersApplies the ENFIA reduction (−20% under €500k, −10% over)
Tax rates — adjust
ENFIA main (€/m², zonal)
Ancillary tax, value > €250k
Municipal tax ΤΑΠ
Yearly cost to hold — state & municipal tax
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Indicative. ENFIA is a zonal system — the €/m² rate depends on the location’s official zone value and on building age, floor and size coefficients, so treat this as a ballpark and adjust it. Excludes utilities, insurance, maintenance, building fees (κοινόχρηστα) and management.
Numbers are a starting point — not a verdict