Buying property in Greece looks simple on the surface but the tax stack underneath surprises most foreign buyers. Between transfer tax, VAT exemptions, the annual ENFIA bill, rental income brackets, and inheritance rules, the true cost of Greek property ownership lives in the line items, not the listing price. This guide breaks down every Greek real estate tax foreigners face in 2026, with worked examples for both EUR 250,000 and EUR 800,000 purchases.
Greece real estate taxes: the complete picture
Foreigners buying property in Greece pay the same taxes as Greek nationals. There is no surcharge for non-residents, no separate foreign-buyer levy, and no restrictions on ownership in most of the country. What changes for foreign buyers is complexity — you are navigating a system in a foreign language, with paperwork that runs through notaries, lawyers, and the AADE tax authority.
The Greek property tax stack splits into three timing buckets. One-time taxes at purchase include transfer tax (3.09%), or VAT (24%) on new builds, plus notary, legal, and land registry fees. Annual property taxes are dominated by ENFIA, the Unified Property Tax. Event driven taxes are triggered when you rent the property, sell or pass it to heirs — rental income tax, capital gains and inheritance tax.
For Golden Visa investors purchasing at the EUR 250,000, EUR 400,000, or EUR 800,000 thresholds, these taxes shape the all-in cost of residency. For retirees buying a Greek home to live in, they shape the annual cost of staying. Both groups need the full picture before signing.
Property transfer tax: the 3.09% one-time hit
The Greek property transfer tax is 3.09% of the declared property value — 3% goes to the central government and 0.09% to the municipality. This applies to all resale properties (built or first sold before 2006) and is paid by the buyer at the notary signing. The tax is calculated on whichever is higher: the contract price or the "objective value" assigned by the tax authority.
For a EUR 250,000 Golden Visa property, transfer tax comes to EUR 7,725. For a EUR 800,000 purchase in a high-value zone like central Athens or Mykonos, it rises to EUR 24,720. The transfer tax replaces VAT on resale properties, which is the route the vast majority of buyers take.
Greek property tax rules also apply a small land registry fee of 0.475% of the declared value. On a EUR 400,000 property, that adds another EUR 1,900. The land registry fee is collected separately and is required to register your name as the legal owner — without it, you have a contract but not registered title.
VAT 24% on new builds: when the exemption applies
Greek VAT on real estate is 24% — but it only applies to brand-new properties built or first sold after 2006 being sold by the developer. Resale properties are exempt and pay transfer tax instead. This is a critical distinction because 24% on a EUR 400,000 new build would mean EUR 96,000 in VAT — which would crush most foreign investment math.
Greece has applied a VAT exemption on new-build property sales since 2020, originally as a temporary measure that has been repeatedly extended. Under this suspension, even new builds are sold under the 3.09% transfer tax regime instead of paying 24% VAT. As of 2026, the suspension remains in force, but it is reviewed periodically and could change with the annual budget.
For Golden Visa buyers, this matters for two reasons. First, you save up to 20.91% on a new-build purchase versus paying full VAT. Second, the policy could end at any time, meaning new-build pricing math may shift. Always confirm with your lawyer whether the property you are buying qualifies for the suspension at the time of contract.
ENFIA: the annual property tax in Greece
ENFIA is the Unified Property Tax, billed annually to every Greek property owner — Greek or foreign. It runs in two parts: a main tax based on a per-square-meter value that varies by zone (typically EUR 2.50 to EUR 16 per sqm for residential), plus a supplementary tax for owners with total property values above EUR 400,000.
The per-sqm rate considers the property's age, floor, location zone, and surface type. A modest 80 sqm apartment in a low-zone Athens neighborhood might pay EUR 200-400 in ENFIA per year. A 150 sqm villa in a prime coastal zone could pay EUR 1,800-2,400. ENFIA bills typically arrive in late summer and can be paid in installments through October-February.
The supplementary tax kicks in when your total objective property value across all Greek holdings exceeds EUR 400,000 for individuals. Rates climb from 0.15% up to 1.15% on the slice above the threshold. For a Golden Visa investor with one EUR 800,000 property, the supplementary slice applies to roughly EUR 400,000 — adding meaningfully to the annual bill.
| Property profile | Approx ENFIA range (2026) |
|---|---|
| 80 sqm apartment, low zone | EUR 200 - EUR 500/year |
| 120 sqm apartment, mid zone | EUR 600 - EUR 1,200/year |
| 150 sqm villa, prime coastal | EUR 1,800 - EUR 2,800/year |
| EUR 800K Golden Visa property | EUR 1,200 - EUR 3,500/year (incl. supplementary) |
Rental income tax for foreigners renting out Greek property
Rental income earned by individuals in Greece is taxed under a progressive schedule that applies equally to foreigners. The brackets in 2026 are 15% on the first EUR 12,000, 35% on income from EUR 12,001 to EUR 35,000, and 45% on income above EUR 35,000. This applies to the gross rent minus deductible expenses.
You can deduct repairs and maintenance up to 5% of gross rental income on a flat basis without itemizing — useful for owners who do not want to track receipts. Larger renovations and certified energy upgrades may qualify for separate tax credits. Property management fees, however, are generally not deductible against rental income for individuals.
For a EUR 250,000 Golden Visa apartment generating EUR 12,000/year in long-term rent, gross tax is EUR 1,800 at 15%. Push it to short-term rental at EUR 22,000/year and the tax climbs to EUR 5,300 (15% on first 12K + 35% on next 10K). At EUR 35,000 of annual rent the tax reaches EUR 9,850. Net yields drop materially once you cross into the 35% and 45% bands — a critical planning input for short-term rental operators.
Capital gains tax on Greek property sales
Capital gains tax on real estate sales by individuals in Greece is set at 15% on the profit — the difference between sale price and original acquisition cost (adjusted for inflation). However, this tax has been suspended since 2014 through repeated annual extensions. As of 2026, individual sellers continue to pay no capital gains tax on real estate disposals, though the suspension is reviewed each budget cycle.
The suspension was originally intended to stimulate Greece's distressed property market after the financial crisis. Successive governments have extended it because lifting the suspension would dampen transaction volumes and hurt notary, agent, and tax revenue from transfer activity. For Golden Visa investors holding for the seven-year citizenship pathway, this is a meaningful planning factor.
Companies and corporate sellers do not benefit from the suspension and pay corporate tax (currently 22%) on real estate gains as part of regular profit. If you hold Greek property through a company structure for asset protection or estate planning reasons, the capital gains shield disappears — a tradeoff worth modeling with a tax advisor before structuring.
Inheritance tax on Greek real estate
Inheritance tax in Greece varies dramatically by relationship to the deceased and the value inherited. Greek inheritance tax for property runs on three category bands:
- Category A (spouse, children, parents, grandchildren): tax-free up to EUR 150,000, then 1% to 10% on amounts above
- Category B (siblings, nephews/nieces, in-laws): tax-free threshold EUR 30,000, then 5% to 20%
- Category C (unrelated heirs): tax-free EUR 6,000, then 20% to 40%
The system is designed to favor close family transfers. A spouse or child inheriting a EUR 400,000 Greek property pays roughly EUR 5,000-10,000 in tax after the EUR 150,000 exemption — modest by EU standards. By contrast, a niece or unmarried partner inheriting the same property could face EUR 30,000-60,000 in tax under Categories B and C respectively.
For Golden Visa investors planning multi-generational holds, structuring matters. Direct ownership in your name with a clear will favoring Category A heirs is the default low-tax route. Holding through a Greek company or a foreign trust changes the tax treatment significantly and needs cross-border estate planning advice.
Notary, legal, and registration fees: the transaction stack
On top of taxes, Greek property purchases carry mandatory professional fees. Notary fees are regulated and run roughly 0.65% to 1% of value plus 24% VAT — every property contract in Greece must be signed before a notary public. Legal fees for a buyer's lawyer are typically 0.5% to 1% plus 24% VAT, though small transactions often carry minimum fees of EUR 1,500-2,500 regardless of price.
The land registry fee at 0.475% of declared value is technically a tax but feels like a fee in practice — it is paid alongside the transfer tax to register the new ownership. Real estate agent commissions, where used, range from 2% to 3% per side plus VAT and are by convention split between buyer and seller in Greece, though this is negotiable.
For a EUR 250,000 Golden Visa apartment the typical professional stack adds roughly EUR 5,000-7,500. For a EUR 800,000 villa, expect EUR 15,000-22,000 in notary, legal, and registry fees. These are one-time costs at acquisition and do not recur in subsequent ownership years.
Two worked examples: EUR 250K vs EUR 800K Greek purchase
Below is the all-in tax and fee load for two common Golden Visa scenarios — a low-tier EUR 250,000 apartment in a designated lower-threshold zone, and an EUR 800,000 high-tier purchase in central Athens or another premium area. Both assume resale property (no VAT) and individual ownership.
| Cost line item | EUR 250K purchase | EUR 800K purchase |
|---|---|---|
| Property transfer tax (3.09%) | EUR 7,725 | EUR 24,720 |
| Land registry fee (0.475%) | EUR 1,187.50 | EUR 3,800 |
| Notary fees (~0.8% + VAT) | EUR 2,480 | EUR 7,936 |
| Legal fees (~0.75% + VAT) | EUR 2,325 | EUR 7,440 |
| One-time acquisition cost | ~EUR 13,717 | ~EUR 43,896 |
| ENFIA (annual, est.) | EUR 400 - EUR 900 | EUR 1,500 - EUR 3,500 |
| Rental tax @ EUR 12K rent | EUR 1,800 | EUR 1,800 |
The EUR 250,000 acquisition adds roughly 5.5% in transaction costs on top of the price. The EUR 800,000 acquisition adds about 5.5% as well — Greek transaction costs are largely percentage-based and scale linearly. The bigger ongoing differential shows up in ENFIA, where the supplementary tax bites the larger property meaningfully harder year after year.
Special tax regimes for Greek residents: 7% retirement, EUR 100K non-dom
Greece offers two flat-tax regimes that overlap with property buyers and Golden Visa holders. The 7% retirement flat tax applies to new tax residents who relocate to Greece and have foreign-source pension income — they pay a flat 7% on all foreign income (pension, dividends, rental from abroad) for 15 years. The EUR 100,000 non-dom flat tax applies to high-net-worth individuals investing at least EUR 500,000 in Greece and covers all foreign-source income with a flat annual fee, again for 15 years.
Neither regime affects Greek-source rental income from your Greek property — that remains taxed under the standard 15/35/45% brackets. But they dramatically reduce the tax cost of being a Greek tax resident if you have substantial foreign income. Golden Visa holders who do not relocate full-time stay non-resident in Greece and only pay tax on Greek-source income (including rent from the Greek property).
The interaction matters: if you become Greek tax resident under the 7% pension regime, your global pension income is taxed at 7% but your Greek rental income is still in the 15-45% brackets. Map both income streams before deciding whether residency makes sense for your specific structure.
Frequently asked questions
Do foreigners pay extra property tax in Greece?
No. Foreigners buying Greek property pay the same property transfer tax (3.09%), the same annual ENFIA, and the same rental income brackets as Greek nationals. There is no foreign-buyer surcharge or restricted-zone premium for most of mainland Greece and the islands.
Is there VAT on Greek real estate purchases?
VAT at 24% technically applies to brand-new properties (built or first sold after 2006), but Greece has suspended VAT on new-build sales since 2020, with the suspension repeatedly extended through 2026. In practice, almost all property purchases pay only the 3.09% transfer tax. Confirm the VAT status with your lawyer before signing.
How much is ENFIA on a Greek Golden Visa property?
ENFIA depends on the per-sqm zone rate, surface, age, and floor — plus the supplementary tax on owners whose total objective property value exceeds EUR 400,000. A EUR 250,000 apartment typically pays EUR 400-900 per year. A EUR 800,000 property usually pays EUR 1,500-3,500 per year including supplementary tax.
What tax do I pay on rental income from my Greek property?
Greek rental income for individuals is taxed at 15% on the first EUR 12,000, 35% on EUR 12,001-35,000, and 45% above EUR 35,000. Short-term rental properties (Airbnb-style) must be registered with AADE and display a registration number. A flat 5% expense deduction is available without itemizing.
Is capital gains tax payable when I sell Greek property?
The 15% capital gains tax on individual real estate sales has been suspended since 2014 and remains suspended in 2026 through annual budget extensions. Individual sellers currently pay no capital gains. Corporate sellers pay 22% corporate tax on gains as part of profit and do not benefit from the suspension.
Can I avoid Greek inheritance tax on my property?
You cannot avoid it but you can plan it. Spouses, children, parents and grandchildren (Category A) get a EUR 150,000 tax-free threshold and then pay 1-10% on the slice above. Distant relatives and unrelated heirs pay much higher rates. Direct family ownership with a clear will is the simplest low-tax route.
This article is general tax and educational information about Greek real estate taxation as of 2026 and does not constitute tax, legal, or investment advice. Greek tax rates, ENFIA bands, and exemption suspensions can change with each annual budget. Always confirm current law and your personal situation with a qualified Greek tax advisor and lawyer before signing a property contract or filing a return.
