If you want to buy property on Karpathos, the process is manageable, but it takes patience. In this guide we explain the steps from finding a house to signing at the notary, which documents you need and which costs come on top of the asking price. When we bought our own house on Karpathos, it took eight months from our offer to the keys, mostly because of paperwork on the seller's side.

This article reflects the rules and costs in October 2026.

Who can buy property on Karpathos?

Citizens of the European Union can buy a house or land on Karpathos on the same terms as Greeks. Karpathos belongs to the Dodecanese, which counts as a border region. Buyers from outside the EU need extra permission from the Greek authorities before they can buy here. Ask a lawyer about this before you make an offer.

Are you from outside the EU and thinking about a residence permit through investment (the Golden Visa)? On Karpathos the minimum is €800,000 for a single property of at least 120 m², because the island has more than 3,100 residents.

Step 1: find a house or plot

On Karpathos a lot of property is never advertised online. Many sellers are local families who sell through word of mouth. On Karpathos Houses you find houses, plots and long-term rentals on the island in one place, with the asking price and location.

Much of what is for sale is land or an old house that needs work. For land, check first whether you can build on it. We explain the rules in building rules in Karpathos villages.

Step 2: get a Greek tax number (AFM)

You can't buy property in Greece without a Greek tax number, the AFM (ΑΦΜ). You apply for it at the tax office, or a lawyer or accountant arranges it for you. On Karpathos the tax office is in Pigadia.

For us it took one morning, going back and forth a few times between an accountant and the tax office in Pigadia. At the time we paid around €50 per person.

Step 3: hire a lawyer

A lawyer is not required by law in Greece, but we strongly recommend one. The lawyer checks whether the seller really owns the property, whether there are debts or claims on it and whether the property is correctly registered in the land registry (Κτηματολόγιο). A lawyer who speaks your language makes the process much easier.

Step 4: check the documents

Before you sign, the seller needs a few documents. An engineer has to confirm that the building has no illegal parts, or that they have been legalised. The seller also needs an energy certificate (ΠΕΑ) and proof that the property tax ENFIA has been paid. For a plot, ask about the village boundary, the forestry office (Δασαρχείο) and any building permit.

Step 5: the offer and the deposit

When you agree on a price, you often sign a preliminary agreement and pay a deposit. Never pay a deposit or any other amount before your lawyer has checked the property and the agreement.

You don't need a Greek bank account to buy a house. You can pay from a bank account in your own country, and we didn't need one either. Ask in advance whether the notary or seller asks for one.

Step 6: sign at the notary

You sign the deed of sale at a notary. You do this in person, or you give your lawyer a power of attorney to sign for you. After that the property is registered in your name in the land registry.

How long all of this takes depends mostly on the seller's paperwork. If everything is in order, it can go in a few months. If documents are missing or there are several heirs, it takes longer.

What does it cost to buy property on Karpathos?

On top of the price you pay a number of fixed costs:

• Property transfer tax: 3.09% of the value
• Notary: around 1 to 2%
• Land registry: around 0.5%
• Lawyer: 1 to 2% plus VAT
• Estate agent: 2 to 4% plus VAT, if you use one

As a rule of thumb, count on around 10% extra. For a house of €150,000 that is about €15,000. Every year you also pay ENFIA, the Greek property tax.

New buildings can have different rules for VAT. Ask your lawyer which tax applies to the property you want to buy.

What can you buy for your budget?

Greece is not a cheap country to buy a house in, and Karpathos is more expensive than many other places. We notice that many buyers expect to find a nice house right by the sea for up to €200,000. On Karpathos that is not realistic. Even finding something for €150,000 is hard here. If you do, it is usually a house that needs renovation, and it won't be by the sea. Look at what is actually for sale on our properties page to get a realistic picture before you start.

With or without an estate agent?

If you don't speak Greek and don't know the system, an agent saves you a lot of time and running around. You can also do it yourself with a good lawyer, but count on more waiting and more follow-up. Answers to emails can take a while here.

We bought our own house through an agent who arranged the lawyer and the paperwork for us. That saved us a lot of work, especially because the seller's documents took months to sort out.

You find houses and plots for sale on our properties page.

Frequently asked questions

Can foreigners buy property on Karpathos?

Yes. Citizens of the EU can buy on the same terms as Greeks. Buyers from outside the EU need extra permission, because Karpathos lies in a border region.

Do I need a Greek bank account to buy a house?

No. You can pay from a bank account in your own country. You do need a Greek tax number (AFM).

Is a lawyer required when you buy property in Greece?

Not by law, but we strongly recommend one. The lawyer checks the ownership, debts and permits before you pay anything.

How much are the extra costs when you buy a house on Karpathos?

Count on around 10% of the price for transfer tax, notary, land registry, lawyer and, if you use one, an estate agent.

How long does it take to buy a house on Karpathos?

That depends on the seller's paperwork. It can take a few months, and it took us eight months from offer to keys.

This article is general information, not legal advice. Always ask a Greek lawyer and engineer to check a specific property.