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A real estate agent in Greece usually works for the seller, not for you. A buyer’s agent works under a written contract with the buyer. Greek law lets one agent act for both sides only if the contract says so. That makes the contract you sign more important than the title on the agent’s business card.
Last verified: October 2026Most agents in Greece take listings from sellers and earn their fee when a sale closes. Some also sign contracts with buyers, and a smaller number work only for buyers.
Unless a seller has signed an exclusive contract, the same property can be marketed by more than one agency. Before you deal with any real estate agent in Greece, find out whom they represent in your deal.
| Point | Listing agent | Buyer’s agent |
|---|---|---|
| Contract with | The seller | The buyer |
| Duty runs to | The seller | The buyer |
| Properties shown | Mostly the agency’s own listings | The wider market, including other agencies and private sellers |
| Main goal | A sale on the seller’s terms | The right property at the right price for the buyer |
| Fee | Agreed case by case in the seller’s contract, and sometimes also charged to the buyer | Agreed case by case in the buyer’s contract |
A listing agent has a contract with the seller to find a buyer. Their job is to get the sale done on good terms for their client.
They can answer questions, arrange viewings and pass on offers. Their duty, though, runs to the seller. If you buy through the seller’s agent, ask in writing whether they will also charge you a fee.
A buyer’s agent has a contract with the buyer. The work usually covers searching across agencies and private sellers, shortlisting, viewings, price negotiation and coordination with the lawyer, engineer and notary.
This matters most for buyers abroad, who cannot easily view many properties or judge local prices. The fee and scope are set in your contract, so you can see what you are paying for. A buyer’s agent does not replace a lawyer, who runs the title checks.
A listing agent can still be the right contact for a single property you have already found. In that case, agree in writing whether you pay anything and what the agent will do for you.
Law 4072/2012 (Article 200) sets the rules for every brokerage contract, whoever the client is:
An exclusive contract stops the client from using other agents, or acting alone, for the same transaction. It can last up to 8 months, with an option to extend by 4.
A deal closed during the exclusive period is presumed to be the agent’s work. If a deal closes within 3 months after the period ends and the client has meanwhile used another agent, the first agent is paid only if they prove the deal came from their efforts.
Before you sign an exclusive buyer’s contract, check its length, how you can end it and whether you would owe a fee on a property you find yourself.
Agents must meet legal conditions, and they are registered. Ask for the registration details before you sign.
Under Law 4072/2012, an agent must:
For companies, the legal representative and each branch manager must meet the same conditions. Agents are entered in the Real Estate Agents Registry and in GEMI, through the local chamber of commerce, according to the government’s Mitos procedures register. Agents licensed in another EU or EEA country can also offer services in Greece through a cross-border procedure.
Agent fees in Greece are agreed case by case. The law requires the fee to be in the written contract, and 24% VAT is added.
Two points catch foreign buyers out. First, a buyer may be asked to pay a fee even when the agent works for the seller. Second, a fee quoted without VAT is almost a quarter lower than what you will pay.
Also agree when the fee is due. Some contracts tie it to the final deed, others to the preliminary agreement, and some ask for part of it upfront. The contract should also say what happens to the fee if the purchase falls through.
See the full list of purchase costs in the cost of buying property in Greece.
The same questions apply in every market, from Crete to the Athens Riviera. For the full buying process, read how to buy property in Greece.
No, you do not need an agent by law. You can buy directly from a seller, but you still need the legal checks and a notarial deed.
Yes. Law 4072/2012 requires every brokerage contract to be in writing, and signed emails count.
Only if the contract allows it. If it does not, the client can refuse to pay the fee, or reclaim it if it has already been paid.
Fees are agreed case by case and are not set by law. The contract must state the fee, and 24% VAT is added.
No. Exclusivity is a term you can accept or refuse. If you accept, the law caps it at 8 months plus a 4-month extension.
No. Title and legal checks are a lawyer’s job, and building legality is checked by an engineer. See buying with a power of attorney.
Thinking about buying in Greece? Give your brief to an independent buyer’s agency. It can search the market for exactly what you are looking for and advise you through the purchase.
This article explains general rules. Buyers should confirm how this applies to them with a Greek lawyer or accountant.
