Buying Real Estate in Greece with Cryptocurrency in 2026: What Does the Law Actually Allow?

Can You Buy Real Estate Directly with Cryptocurrency?

Over the past two years, I have been getting the same question more and more often: “Can I buy real estate in Greece with Bitcoin, Ethereum, or USDT?”

The answer is not as simple as it seems.

From a legal standpoint, purchasing real estate directly with cryptocurrency in Greece is virtually impossible. Property transactions are executed through a notary, and payments must be processed in euros in compliance with bank requirements, tax authorities, and EU anti-money laundering (AML) legislation.

However, this does not mean that an investor whose capital is held in cryptocurrency cannot acquire real estate.

What Changed After the Introduction of MiCA

Since December 30, 2024, the MiCA (Markets in Crypto-Assets Regulation) framework has been fully operational across the European Union, creating unified rules for the crypto market in all EU countries for the first time. In Greece, its provisions have been further implemented through National Law No. 5193/2025, which defined the powers of the Bank of Greece and other regulatory bodies.

This does not mean that real estate can be paid for directly with Bitcoin.

MiCA regulates the activities of crypto service providers, licensing, investor protection, and transaction transparency. Purchasing real estate, on the other hand, is still governed by standard civil and tax laws.

How Real Estate Is Actually Purchased Using Crypto Capital

In practice, the process works as follows:

• the investor holds capital in cryptocurrency;
• crypto assets are sold through a legal exchange or licensed provider;
• the funds are transferred to a bank account in euros;
• the bank conducts a verification of the origin of funds (Proof of Funds / Source of Wealth);
• only after this are the funds used to purchase the real estate.

It is this bank compliance stage that is the most crucial.

What the Greek Bank Verifies

The bank will almost always ask for proof of the origin of funds.

Typically, you may need:

• cryptocurrency purchase history;
• crypto exchange statements;
• transaction and asset movement history;
• KYC documents;
• bank statements;
• documents confirming the original source of capital.

If the origin of funds cannot be documented and explained, the bank has the right to refuse the transaction regardless of the deal amount.

Taxes

When buying real estate in Greece, the buyer usually pays a property transfer tax of 3% of the taxable property value (unless the VAT regime applies to certain new developments).

At the same time, it is important to understand that potential taxation of profits from selling the cryptocurrency itself is a separate matter.

As of today, Greece continues to refine its tax regulation of crypto assets. In 2026, the government outlined plans to introduce a special tax regime for capital gains from cryptocurrencies; however, the regulatory framework is still evolving, so the deal structure should be discussed in advance with a Greek tax advisor.

How AILIT Group Helps

If an investor’s capital is in cryptocurrency, AILIT Group helps organize the entire real estate purchase process:

• property selection;
• interaction with lawyers;
• bank compliance support;
• coordination of accountants and notary services;
• legal support of the transaction;
• subsequent construction or property management.

We assist investors at every stage and help prepare the document package in advance to minimize the risk of delays during the proof-of-funds verification.

Learn more about the company’s projects: https://ailitgroup.com/en/projects/

Get in touch with the AILIT Group team: https://ailitgroup.com/en/contact/

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Article reviewed by Alexey Fatuev — expert in real estate construction and development in Greece.