Property taxes in Greece 2026: buying, owning, renting and selling

Property taxes in Greece: the overall picture 2026

Before diving into the numbers, it's useful to see the whole system at once. Property taxes in Greece fall into four moments in a property's life, and they shouldn't be confused - these are different payments to different recipients:

• When buying- a one-time 3.09% ownership transfer tax (or 24% VAT for new builds, but it's currently suspended).
• While owning- the annual unified property tax ENFIA, charged per square meter.
• When renting out- income tax on rental income on a progressive scale from 15 to 45%.
• When selling- a 15% capital gains tax, suspended for individuals until the end of 2026.

2026 has turned out unusually favorable for the buyer: the legislature extended the VAT suspension on new buildings (law 5246/2025), kept the transfer tax rate low, effectively zeroed out the sale tax, and reformed ENFIA with discounts for insured housing and property in small settlements. Next we'll break down each of these taxes separately, with specific rates and calculation examples. And if you're just looking at the market, start with our article onhow a foreigner can buy property in Greece.

Tax when buying property in Greece: a 3.09% transfer tax

The main tax when buying resale property in Greece is the ownership transfer tax (Foros Metavivasis Akiniton). Its rate is3% of the property's taxable value, to which a 0.09% municipal duty is added. In total the buyer pays3,09%. This is one of the lowest rates in Europe - for comparison, in Spain or Portugal similar payments reach 6-10%.

A few important details to understand in advance:

• Calculation base- this is the larger of two values: the cadastral (objective) valuation or the actual deal price. The state won't let you understate the tax through a symbolic price in the contract.
• Who pays- the buyer. The tax is paid before signing the notarial deed; without a payment receipt the notary won't process the deal.
• What it applies to- on resale housing, land, commercial premises, and in 2026 also on new builds (more below, due to the VAT suspension).

Example: an apartment with an assessed value of 300,000 euros. The transfer tax will be 300,000 x 3.09% = 9,270 euros. This amount needs to be budgeted for the deal on top of the purchase price. No changes to the rate or payment procedure were introduced for 2026 - the rules are stable.

24% VAT on new builds: why it's suspended until the end of 2026

Here lies one of the most advantageous nuances of the Greek market right now. As a general rule the first sale of a new building (with a building permit issued after 2006) is subject not to the transfer tax, but to value-added tax at a rate of24%. On a 300,000-euro property that would be 72,000 euros instead of 9,270 - a huge difference.

But since 2020 Greece has been consistently suspending this VAT to support the construction market. Law 5246/2025, published in the official gazette in November 2025, extended the suspension untilDecember 31, 2026. What this means in practice:

• Qualifying sales of new apartments and housesare taken out from under the 24% VATand are subject only to the 3.09% transfer tax.
• The developer decides on their own whether to put an unsold new property under the VAT suspension regime - and almost everyone uses this option, because it makes the property more attractive to the buyer.
• Any VAT suspension in effect until the end of 2025 automatically extends to the end of 2026.

a caveat: this is a temporary measure. Formally it's in effect until December 31, 2026, and although Greece has extended it several years running, there are no guarantees yet for 2027. So buying a new build in 2026 is a window of reduced tax that it's logical to take advantage of. You can always check current rules on the official government services portalgov.gr.

Related costs when buying: notary, registration, lawyer

The transfer tax isn't the only amount on top of the property price. To realistically assess the deal's budget, a package of related costs needs to be added to the 3.09%. In the Greek market they add up roughly as follows:

Total related costs when buying resale housing in Greece usually fall within7-10% on top of the priceof the property. For a new build under the VAT suspension regime the figure is about the same, because the same low transfer tax applies instead of VAT. Practical advice: always budget for the upper end of the range in your financial plan, so as not to run short of funds at the notary. And don't skimp on a lawyer - checking title cleanliness and encumbrances costs less than sorting out problems after the deal. More on the price breakdown in the analysis onthe cost of Greece's Golden Visa.

The AFM, and why there's no deal without a tax number

Any conversation about property taxes in Greece for a foreigner starts with three letters -AFM(Arithmos Forologikou Mitroou), the Greek individual tax number. Without it you can't buy a property, pay the transfer tax, declare ENFIA, or open a settlement account.

What's important to know about the AFM:

• Obtained in advance- before the deal, at the tax office (DOY) at the place of purchase or through a tax representative by power of attorney. A foreigner from outside the EU generally needs a resident tax representative.
• The AFM by itself doesn't make you a tax residentof Greece - it's just an identifier for tax operations. Residency is determined by the 183-day rule and the center of vital interests.
• Tied to you for life- once obtained, the number is used for all future deals and declarations.

The practical conclusion: arranging the AFM is the first technical step we take for the client even before settling on a specific property. It's not a formality, it's the key without which the notary physically can't process the deal. In parallel we handle the bank account for settlements and confirmation of the legal source of funds - especially if the buyer is from a CIS country and goes through enhanced compliance.

ENFIA: the annual property tax in Greece

You've bought a property - now you'll pay ENFIA (Eniaios Foros Idioktisias Akiniton), the unified property ownership tax. This is the main property tax in Greece for an owner, and it's paidannually. Charged on all properties you own as of January 1 each year.

How the calculation works in 2026:

• Calculated per square meter.The main tax - from2 to 16.20 euros per m2, depending on the zone, price per meter, floor, age and purpose of the property.
• A combination of factors is taken into account- location, area, floor, building age, use. Expensive districts and new central properties cost more.
• This is a fixed charge, not a percentageof the market price - the base is tied to the official assessed value and area.

The 2026 reform made the system more transparent: ENFIA is now calculated automatically through the myAADE digital platform. According to the tax authority, the tax dropped for 42% of owners in 2026, rose for 31%, and stayed almost the same for the rest. ENFIA is generally paid in installments - up to 12 monthly payments, with the exact schedule announced annually. For a typical 90-120 m2 apartment in Athens, the annual ENFIA is usually a few hundred euros - a moderate burden by European standards.

ENFIA discounts 2026: insurance, small settlements, monuments

The 2026 reform brought owners several real ways to reduce ENFIA. These aren't loopholes, but official discounts worth using:

• A 20% discount for insured housing.If a property valued up to 500,000 euros is insured against fire, earthquake and flood, the tax is reduced by a fifth. Given Greece's seismic activity, insurance is a sensible idea anyway - and here it also saves on tax.
• A 50% discount in small settlements.A primary residence in villages with a population under 1,500 gets half the ENFIA rate in 2026, with a plan for full exemption from 2027. This is support for regions and an incentive for those buying a home outside a megacity.
• Exemption for historical buildings.Architectural monuments valued up to 400,000 euros are fully exempt from ENFIA.

There are also social benefits for large families, the low-income and the disabled - reduced rates or exemption at a certain income and property value level. For a foreign investor the main levers will be specifically insurance (minus 20%) and, if it's your scenario, buying in a small settlement. These discounts apply automatically when the data is correctly filed in the myAADE system - it's important that the property and insurance information is up to date.

Features for buyers from Russia and the CIS

Property tax rates in Greece are the same for all owners - EU citizens, Russians, and Kazakhstanis alike. The 3.09% transfer tax, ENFIA, rental tax and the suspended sale tax work the same for everyone. But buyers from CIS countries have their own practical nuances, which concern not the taxes themselves but the deal's execution:

• Confirmation of the source of funds.Greek banks and notaries apply enhanced compliance for money from CIS countries. Documents explaining the capital's origin need to be gathered in advance: asset sales, business income, dividends, inheritance.
• Bank account.Opening an account at a Greek or European bank for settlements is a separate task, best handled in parallel with the property search.
• Tax representative.To obtain the AFM and file declarations, a foreigner from outside the EU usually needs a resident tax representative in Greece.
• With no sanctions circumvention.Everything strictly within the legal field - buying property and getting a residence permit are legally accessible, but require correct paperwork and transparent money.

The taxes themselves for Russians and other CIS citizens are neither higher nor lower than for everyone else. The difference is only in compliance and settlement mechanics - and it's exactly here that it's important to work with those who know Greek banking specifics. Competent support removes the risk of a bank refusal or a stalled deal.

An expert's view: where money is most often lost on taxes

Over years of practice a clear list of situations has formed where buyers of Greek property lose money or nerves on taxes. Let's break them down so you avoid the same rakes.

• Calculating the tax from the contract price instead of the assessed value.If the assessed value is higher than the deal price, the transfer tax is calculated from it - a surprise for those who budgeted from the listing amount.
• The illusion that new builds are always cheaper tax-wise.The VAT suspension applies only if the developer chose this regime. Check the property's status before the deposit.
• Ignoring ENFIA discounts.The 20% insurance discount and the 50% one in small settlements don't apply automatically - the data must be correctly filed in myAADE.
• Undeclared rental.Renting out without declaring means fines and risks at residence permit renewal. The progressive scale with a 5% deduction is comfortable enough to pay .
• Betting on a permanent 0% on sale.The capital gains tax is only suspended until the end of 2026 and may return. A long-term strategy should be built with the possible 15% in mind.

Taxes in Greece in 2026 are objectively lenient. Money is lost not on high rates, but on wrong assumptions and missed discounts. The more precisely the budget is calculated before the deal, the fewer surprises after.

Bottom line: is it worth buying property in Greece from a tax perspective

Looking strictly through the tax lens, 2026 is one of the most advantageous moments to enter the Greek market in the last decade. A rare combination of factors has come together in the buyer's favor:

• The purchase tax is only3,09%- one of the lowest in the EU.
• 24% VAT on new buildssuspendeduntil the end of 2026 - savings of tens of thousands of euros on new properties.
• Sale tax for individualsis effectively zeroed out.
• Annual ENFIA is moderate, with realdiscountsfor insurance and in small settlements.
• The rental tax has becomegentlerthanks to a new 25% tier.

Add to this that Greece is a full member of the EU and Schengen, and buying property opens the path to the Golden Visa and a residence permit for the whole family. There are caveats too: the VAT suspension and the sale-tax moratorium are temporary measures, formally until the end of 2026, and an investor should keep the scenario of their ending in mind. Tax residency and the regimes tied to it (flat tax, the 7% pension rate) are a separate, large topic that needs to be calculated individually. But overall the tax environment for a property buyer in Greece right now is as comfortable as almost anywhere in Europe - and that's a strong argument to act while the window is open.

Rental tax in Greece: a progressive 15-45% scale

Many buy Greek property for rental income. Rental tax in Greece for individuals is income tax on a special progressive scale. Since 2026 the scale has become gentler thanks to a new 25% tier. Here's what it looks like:

A few key points:

• The scale is progressive.This means each tier is taxed at its own rate, not the whole amount at the maximum. On 30,000 euros of income you pay 15% on the first 12,000, 25% on the next 12,000, and 35% on the rest.
• A 5% expense deduction.5% of income is automatically deducted for maintenance and repairs - 95% of rental revenue is taxed.
• Short-term rental (Airbnb)of up to two properties is taxed on the same scale. But important: if the property was acquired under the Golden Visa program, short-term rental of it is prohibited under threat of residence permit revocation and a fine.

If you're planning specifically an income strategy, calculate the net return in advance - our breakdown will help with thisrental yields on property in Greece. And keep in mind that Golden Visa holders are only allowed long-term rental of a year or more.

Tax when selling property in Greece: capital gains

When it comes time to sell, the capital gains tax (Foros Yperaxias Akiniton) comes into play. By law its rate is15%on the difference between the sale price and the purchase price (adjusted for an ownership index). But here's the main news for 2026: for individuals this taxsuspended until December 31, 2026.

What this means in practice:

• Right now an individual in an ordinary private sale effectively pays 0%of the capital gains tax. The tax exists on paper, but its application is suspended.
• The suspension is a long-standing tradition.This tax has been suspended every year since 2013. Greece renews the moratorium year after year, but formally it's a temporary measure, and there are no guarantees for the period after 2026.
• An important exception.If the tax authority deems your activity entrepreneurial (for example, frequent quick resales with a clear profit motive), the deal may be reclassified as business income - and then regular income tax rates apply instead of a zero tax, and possibly VAT.

a conclusion: for a classic investor who bought a property, held it, and sold it, the sale tax isn't currently a problem - it's zeroed out. But building a strategy of serial resales counting on 0% is risky, because the tax authority watches for signs of business activity. And remember the possible return of 15% after 2026 - this is worth factoring into your long-term plan.

Tax residency: 183 days, flat tax, and the 7% pension rate

It's important to separate two concepts: taxes on the property itself (paid by all owners regardless of residency) and the owner's tax residency (which determines how your worldwide income is taxed). Buying property and even the Golden Visadon't by themselves make you a tax residentof Greece - this requires spending more than 183 days a year in the country or having your center of vital interests here.

If you decide to become a tax resident, Greece has attractive special regimes:

• Non-dom flat tax 100,000 euros a yearon all worldwide income - for wealthy individuals who invested from 500,000 euros, for up to 15 years, plus 20,000 euros for each family member.
• A 7% rate for pensionerson foreign income and pension - for 15 years, when transferring tax residency to Greece.
• The regular progressive scaleof income tax - up to 44% if the special regime doesn't apply.

These regimes aren't directly tied to real estate, but often come as a package with relocating and buying housing. If tax optimization is part of your plan, sort out the details in advance: we've gathered them in the article ontaxes in Greece. A well-structured residency can save significantly more than all the taxes on the property itself combined.

Summary table: which tax, when and how much

Let's bring all the property taxes in Greece together into one table - a handy cheat sheet to keep the full picture in mind. The figures are current for 2026.

The table's main takeaway: 2026 is unusually friendly to the buyer. A low purchase tax, suspended VAT on new builds, a zeroed-out sale tax, and a reformed ENFIA with discounts add up to a comfortable tax burden. This is a window of opportunity, especially for those consideringbuying real estate in Greecewith an eye toward the Golden Visa and a residence permit.