Estate Agent Commission in Greece: Who Pays, How Much and When?

How much commission do estate agents charge in Greece?

Greek estate-agent remuneration is governed principally by Law 4072/2012, which regulates real-estate brokerage.

Article 200 states that brokerage remuneration must be specified in the relevant written agreement and is freely negotiable, without a statutory minimum rate.

This means Greece does not impose a compulsory nationwide 2% commission on residential purchases.

Source: Law 4072/2012 — Article 200, Brokerage Agreements.

What is commonly charged?

A June 2026 guide by Greek law firm Iason Skouzos & Partners describes 2% of the final contract price as a usual brokerage arrangement.

That is evidence of a reported market practice, not a legally required fee or a statistically established nationwide average.

Actual fees can depend on the agency, location, property value, type of service and agreement with the buyer or seller.

Source: Iason Skouzos & Partners — What You Need to Know Before Engaging an Estate Agent, June 2026.

A buyer might encounter a lower percentage, a higher percentage or an agreed fixed amount.

An agent may also agree to receive remuneration solely from the seller.

The essential point is that the payable fee comes from the applicable brokerage agreement, not from an automatic statutory percentage.

What does 2% plus VAT mean in euros?

Consider three hypothetical resale purchases, each with a buyer-side commission of 2% of the final contractual purchase price.

Illustrative calculations, not market-average fees or actual quotations. They assume a valid 2% buyer-side agreement and standard Greek VAT at 24%.

Greece's standard VAT rate is 24%, according to the Independent Authority for Public Revenue (AADE). The exact VAT treatment must be confirmed for the actual invoice and transaction.

Source: AADE — Basic VAT Rates.

What this means for a buyer

When comparing two homes, do not assume that the commission is included in the advertised price.

Confirm the buyer's fee separately and calculate the total including VAT.

An additional €7,440 on a €300,000 purchase is a material acquisition cost that should be known before making financial commitments.

Who pays the estate agent: buyer, seller or both?

The allocation depends on the contractual arrangements.

In Greece, an agent may have an agreement with the seller, the buyer or both.

The fact that a seller hired an agency to market a property does not, by itself, establish that the buyer owes the same agency a commission.

Similarly, the fact that an agent introduced a buyer to a listing does not mean the seller necessarily pays all brokerage costs.

Three possible arrangements

These arrangements describe how liability may be allocated. The actual obligations depend on valid agreements and the relevant legal conditions.

Can an agent collect 2% from both sides?

Yes, separate 2% agreements can exist, provided the legal requirements for acting for both parties are satisfied.

Consider a hypothetical €300,000 transaction.

The seller has agreed to pay 2% plus VAT, and the buyer has independently agreed to pay 2% plus VAT.

The combined brokerage remuneration would be €14,880 including VAT.

This does not mean the buyer owes 4%. Each side's liability arises from its own agreement.

Both payments also do not automatically mean that the agent is exclusively protecting the buyer's negotiating interests.

What this means for a buyer

Ask the agent directly:

"Are you receiving a commission from the seller, and are you also asking me to agree to a separate buyer-side commission?"

The amount and the agent's permitted role should be clarified before signing.

Can a Greek estate agent legally act for both buyer and seller?

Yes, but Greek law imposes specific requirements.

Under Article 200(7) of Law 4072/2012, the brokerage agreement must expressly state whether the agent is permitted to act for the other party to the proposed transaction.

If the agent also contracts with the other party without the required agreement, the original client may have the right to refuse the agreed fee or seek repayment.

Separately, Article 201 requires brokers to disclose dual instructions or other relevant personal or financial interests before entering into the brokerage agreement.

Sources: Law 4072/2012 — Article 200 and Article 201 — Brokers' Obligations.

Does acting for both sides necessarily mean misconduct?

No.

The law permits dual engagement under defined conditions.

An agent can legitimately introduce parties, communicate offers, arrange viewings and help a transaction progress.

The important limitation is that the buyer should understand the agent's contractual obligations and financial interests.

If the agent is also receiving remuneration from the seller, the buyer should not simply assume the agent is acting as the buyer's exclusively independent negotiator.

This is a distinction about professional roles, not an accusation against estate agents.

Can the agent establish that the asking price is fair?

An agent may provide useful market knowledge and explain how the seller arrived at an asking price.

However, an asking price is not evidence of a completed transaction or an independent professional valuation.

The agent's commercial involvement should be considered when evaluating pricing advice.

A buyer considering a substantial purchase can separately examine comparable properties, relevant historical transfer evidence and other market information.

What this means for a buyer: Understand whose interests the agent is contractually permitted to represent, and obtain independent advice where the decision requires it.

Do you have to sign a brokerage agreement in Greece?

Greek law requires a real-estate brokerage agreement to be in writing.

Article 200(1) expressly recognises signed correspondence and the exchange of emails as methods capable of satisfying the written-form requirement.

This matters because an agreement is not necessarily confined to a document formally titled "Brokerage Contract".

An email exchange or a viewing-related document may have legal significance depending on its contents and the circumstances.

Source: Law 4072/2012 — Article 200(1).

What must the agreement contain?

Article 200(2) requires the brokerage contract to identify the contracting parties and include specified information.

The legally relevant details include:

• The contracting parties and their tax identification details.
• The broker's General Commercial Registry (GEMI) number or applicable cross-border registration information.
• The property or opportunity to which the brokerage assignment relates.
• The type of transaction being sought, such as a sale.
• The agreed commission amount or percentage.

The agreement should also address the permitted dual role under Article 200(7).

For practical clarity, the buyer should ensure that the contract explains the commission calculation, VAT, duration, payment trigger and any separately payable expenses.

What if the buyer has not yet obtained a Greek AFM?

An AFM (ΑΦΜ) is the Greek tax identification number.

Because Article 200 requires tax-identification details in the brokerage agreement, a foreign buyer who has not yet obtained an AFM should ask the agent and their Greek lawyer how the documentation can be completed correctly.

Do not assume that the absence of an AFM makes it appropriate to ignore the required contractual details.

See Greek AFM for Property Buyers.

Does signing a viewing form automatically mean you owe commission?

Not necessarily.

The legal significance depends on what the document contains, whether it constitutes a valid brokerage agreement and whether the conditions for remuneration are subsequently satisfied.

A viewing acknowledgment may be intended only to record attendance. Another document may contain an agreement to pay a stated commission if the buyer purchases the property.

The title printed at the top is not the only relevant consideration.

What this means for a buyer: Read any viewing or introduction document before signing, including small-print commission provisions. If you do not understand the Greek wording, obtain a translation or independent legal review.

When does an estate agent earn the commission?

Under Article 200(5) of Law 4072/2012, an agent can claim the agreed remuneration when the relevant main contract is concluded, provided the agent mediated the transaction or identified the opportunity to conclude it.

Greek Civil Code Article 703 also connects the entitlement to remuneration with the conclusion of a contract resulting from the agent's introduction or mediation.

Sources: Law 4072/2012 — Article 200(5) and Greek Civil Code — Article 703.

For a straightforward purchase, this commonly means the brokerage commission becomes payable in connection with completion of the relevant purchase contract.

But preliminary agreements and failed transactions can complicate the position.

Does the agent earn commission merely for showing the property?

A viewing alone should not be treated as automatically establishing an immediately payable full commission.

The legal requirements include the relevant brokerage relationship, the broker's qualifying activity and the conclusion of the transaction to which the entitlement relates.

However, an introduction can be sufficient brokerage activity if it results in the relevant contract. The agent need not necessarily conduct every negotiation personally.

A buyer should therefore not assume that avoiding further contact with the agent eliminates a valid future commission obligation.

What if a preliminary agreement is signed but the purchase fails?

Article 703 of the Greek Civil Code includes a specific rule for a preliminary agreement followed by failure of the final contract: in that situation, half of the brokerage remuneration may be payable.

The legal result depends on the type of preliminary agreement, the applicable brokerage contract and the circumstances.

This is not the same as saying that every informal reservation form or deposit automatically triggers half the agent's fee.

It is also not safe to assume that no brokerage liability can arise unless the final property transfer is completed.

Can the agent charge expenses even if no deal is completed?

Article 703 separately states that a broker can claim expenses where their reimbursement has been agreed, including in circumstances where the main transaction is not concluded.

For this reason, the agreement should expressly address any separately chargeable advertising, travel, inspection-arrangement or administrative expenses.

A buyer should not assume that a commission-only arrangement includes a general obligation to reimburse all the agent's costs.

What this means for a buyer

Before paying a deposit or signing a preliminary agreement, establish exactly which events trigger brokerage remuneration.

If the transaction fails, obtain legal advice before accepting a demand for either the full commission or a partial payment.

The specific documents and the reason the transaction did not complete matter.

What if the buyer negotiates a lower purchase price?

Where commission is agreed as a percentage of the final contractual price, reducing that price will ordinarily reduce the amount calculated under that formula.

Consider an illustrative agreement for 2% of the final purchase price, plus 24% VAT.

Under the assumed agreement, the buyer pays €744 less in brokerage commission after negotiating a €30,000 reduction in the price.

Illustrative example. The actual calculation is governed by the signed agreement.

Is commission always based on the final price?

No.

Article 200 permits an agreed amount or percentage. The contract determines the calculation method.

A fixed-fee agreement may not change when the property price changes.

A poorly explained agreement may leave the buyer uncertain whether the percentage applies to the asking price, the final contract price or another expressly defined figure.

That uncertainty should be resolved in writing before the agreement is accepted.

What this means for a buyer: If the fee is percentage-based, ask the agent to identify the contractual amount to which the percentage will apply.

Is an exclusive brokerage agreement different?

Yes.

Greek law distinguishes ordinary brokerage agreements from exclusive mandates.

An exclusive agreement can restrict the client from appointing other agents or independently pursuing an equivalent opportunity during the agreed period, subject to the statutory rules and any permitted exceptions.

For ordinary brokerage agreements, Article 200 provides a default duration of 12 months, with a possible six-month extension by unilateral written declaration of the client.

For exclusive brokerage agreements, the statutory maximum initial duration is eight months, with a possible four-month extension under the stated conditions.

The law also contains specific rules concerning the effect of an exclusive mandate on remuneration and certain transactions around its expiry.

Source: Law 4072/2012 — Article 200(3)–(4).

Does a seller's exclusive agency agreement bind the buyer?

Not automatically.

An exclusive agreement between the seller and an agency establishes obligations between those contracting parties.

It should not be confused with a buyer's separate promise to pay commission.

A buyer who is asked to sign their own exclusive search or brokerage agreement should understand the limits on using other agents, the duration and any consequences of purchasing a property independently.

For someone still comparing several properties or regions, an exclusive buyer-side mandate may be a materially different commitment from agreeing to view one specific property.

What happens if two agents show you the same property?

This is possible when several agencies advertise the same home or cooperate on the same transaction.

Article 200(5) contains rules for situations involving cooperating brokers and successive introductions of the same opportunity.

Where cooperating agents participate under the relevant arrangement, the provision addresses a single commission payable by the client to one of them, with the participating brokers resolving their respective shares.

Successive separate mandates can create a more complicated question about who first identified the opportunity and which agreement applies.

Source: Law 4072/2012 — Article 200(5).

This does not mean that every claim from two agencies is valid or that two invoices should automatically be paid.

What should a buyer do?

Keep a record of which agency first introduced the property, which documents were signed and whether any brokerage arrangement was already in place.

If another agency subsequently presents the same property, disclose that you have already been introduced to it and ask how the agencies intend to handle the situation before signing a second commission agreement.

Where competing claims arise, a Greek lawyer should review the contracts and relevant sequence of events.

How can you check whether an estate agent is properly registered?

Greek real-estate brokerage is a regulated professional activity.

Law 4072/2012 establishes eligibility and registration requirements, including registration through the relevant Chamber and the General Commercial Registry — Γενικό Εμπορικό Μητρώο (ΓΕΜΗ), or GEMI.

The Ministry of Development's official administrative register describes the procedure for authorising and registering real-estate agents.

Source: Greek National Registry of Administrative Procedures — Real Estate Agent Registration.

Practical registration check

A buyer can ask for the agent's business name, legal identity and GEMI number.

The official GEMI publicity service provides public business information and allows searches using the registration number, tax number, company name or trading name.

Source: Official GEMI Public Search.

Verify that the business details correspond to the party named in the brokerage agreement.

For an individual agent working through a company, clarify which legal entity is contracting with you and which professional is providing the service.

The legislation also contains specific arrangements for qualifying EU/EEA brokers providing certain cross-border services, so the absence of an ordinary Greek GEMI registration should not be interpreted without checking the applicable status.

What does registration prove?

Registration helps establish the legal and professional identity of the provider.

It does not prove that a property's asking price is reasonable, that its title is clean or that its building documentation is complete.

Those questions require separate evidence and, where necessary, independent professionals.

What information must an agent disclose?

Article 201 of Law 4072/2012 contains specific obligations for property brokers.

These include informing clients and prospective counterparties, before conclusion of the main transaction, about relevant characteristics of the property and factual defects that have demonstrably come to the broker's knowledge.

The provision also requires disclosure of dual brokerage instructions and certain additional financial or personal interests before entering the brokerage agreement.

Source: Law 4072/2012 — Article 201.

Does this mean the agent guarantees the property?

No.

A duty to disclose defects known to the agent is not equivalent to a comprehensive independent legal or technical investigation.

The buyer's lawyer should investigate ownership, encumbrances and contractual issues.

The buyer's engineer should investigate technical matters within the agreed inspection scope.

The agent can be an important source of information, but the buyer should not interpret the agent's involvement as professional certification of every aspect of the property.

What this means for a buyer

If an agent provides statements about building legality, ownership or the absence of defects, ask what documents support them.

Distinguish the agent's knowledge from findings independently verified by a lawyer or engineer.

Why does the final notarial deed ask about estate agents?

Article 200(8) of Law 4072/2012 requires relevant notarised real-estate contracts to incorporate a declaration about whether a property broker mediated the transaction.

Where an agent was involved, the declaration includes identifying details and the amount or percentage of the brokerage remuneration.

Source: Law 4072/2012 — Article 200(8).

This is another reason to have the brokerage arrangement clear before the final signing.

The details included in the notarial documentation should be consistent with the relevant contractual arrangements.

A buyer should not treat the declaration as a substitute for carefully examining the original brokerage agreement.

How should a buyer compare two commission offers?

The headline percentage is only one part of the comparison.

Consider two hypothetical buyer-side arrangements for a €300,000 purchase:

The difference is €1,860.

But a lower fee does not automatically mean a better service, and a higher fee does not automatically mean stronger buyer representation.

The buyer should compare the services, contractual role, duration and conditions under which payment becomes due.

A property-introduction service is not necessarily equivalent to a dedicated property-search service involving multiple viewings, research and negotiation support.

Nor should brokerage be confused with independent legal or technical due diligence.

The correct comparison is between clearly defined services and their fully stated cost.

What should you check before signing a brokerage agreement?

A foreign buyer should have clear answers to the following questions before accepting an agency's terms.

A short review before signing can prevent uncertainty over a financially meaningful obligation.

Common questions

Do I owe an estate-agent fee if I contact an agent through a property website?

Not automatically. A listing enquiry does not by itself establish the amount or existence of a valid buyer-side commission obligation. However, subsequent communications and signed documents may create a brokerage agreement. Establish the terms before accepting a viewing or introduction.

Can I negotiate the commission below 2%?

Yes. Greek law expressly provides that the fee is freely negotiable and does not impose a statutory minimum. Whether the agent agrees to a reduction is a commercial matter.

Can I buy directly from the seller after an agent has shown me the property?

Doing so does not necessarily eliminate a valid brokerage fee. If an agent introduced the opportunity and the resulting transaction meets the legal requirements for remuneration, a commission may still be due. Have the agreement and circumstances reviewed before proceeding.

Do I pay VAT if I am a foreign buyer?

Foreign residence does not automatically remove Greek VAT from a brokerage service connected with Greek property. Standard Greek VAT is 24%, but the applicable tax treatment should be confirmed for the actual service and invoice.

Can both buyer and seller negotiate different commission percentages?

Yes. Separate brokerage agreements can specify different amounts or percentages, subject to the applicable law. One party's agreed rate does not automatically establish the other party's liability.

What estate-agent commission cannot tell you

The commission percentage does not establish the property's market value, legal condition or technical quality.

It also does not prove that the agent acts exclusively for the buyer.

These are separate questions.

A buyer should distinguish an agent's commercial role in bringing a transaction together from independent legal advice, engineering inspection and evidence-based price research.

Paying a commission does not remove the need to investigate the property before purchase.

Related guides

• Costs of Buying Property in Greece — the wider purchase-cost budget.
• Property Transfer Tax in Greece — a separate statutory acquisition cost.
• Notary Fees in Greece — preparing and executing the purchase deed.
• Lawyer and Engineer Fees in Greece — independent professional services.
• The Property Buying Process in Greece — from property selection to completion.
• Asking Prices vs Actual Transactions — why advertised prices should not be confused with market transaction evidence.

Before buying a property in Greece, confirm the agent's role, written commission terms, VAT treatment and payment conditions. Include the agreed commission in your acquisition budget, but keep it separate from taxes and professional due-diligence expenses.

The Greek Property Report does not act as a property broker, sell property or receive commission tied to the asking price or completion of a transaction. Our buyer-side research is independent of the estate-agent relationship. It can help buyers evaluate available property and market evidence, but it does not replace legal advice, technical inspections or professional valuation.