top of page
Search

Greek Property Taxes 2026: The Complete Guide for Foreign Investors

AVLA REAL ESTATE · GREECE GOLDEN VISA · TAX GUIDE 2026

Greek Property Taxes 2026: The Complete Guide for Foreign Investors

Quick answer: When buying you pay a 3.09% transfer tax (the 24% VAT on new builds is suspended until 31 December 2026); while holding, the annual ENFIA tax (typically €300–400 a year on a 100 m² mid-market flat); when letting, income tax starting at 15% under the new 2026 schedule; when selling, the 15% capital gains tax remains suspended through 2026. Greece's wide treaty network means the same income is not taxed twice.

As a budgeting rule, total transaction costs come to about 8–10% of the price (transfer tax included). Rates are based on PwC Greece Tax Summaries (February 2026 review) and Law 5246/2025 (VAT suspension extension, Government Gazette 11.11.2025).

Author: M. Sami Akbeniz — Founder, Avla Real Estate, Istanbul.

Euros and calculator — Greek property taxes 2026 guide for foreign investors

When buying: acquisition taxes and costs

  • Transfer tax (FMA) — 3.09%: charged on the higher of the sale price or the official "objective value"; applies to all VAT-exempt sales.

  • VAT on new builds — 24%, but suspended: the suspension was extended to 31 December 2026 (Law 5246/2025). Where the developer opts in, the buyer pays only the 3.09% transfer tax instead of VAT.

  • Notary — ~1–1.5% + VAT: a statutory sliding scale; varies by transaction.

  • Lawyer — ~1% + VAT: not mandatory, but essential for foreign buyers for the title search.

  • Land registry ~0.5% · agent commission ~2% + VAT: bringing all-in transaction costs to the 8–10% band.

Worked example: a €250,000 conversion apartment

  • Transfer tax (3.09%): €7,725

  • Notary + lawyer + registry (~2.7% + VAT): ~€8,000

  • Agent commission (2% + VAT): ~€6,200

  • Closing total: ~€272,000 (purchase price + ~8.8% costs). Detailed scenarios: full cost breakdown →

While holding: ENFIA and municipal tax

  • ENFIA: calculated from zone value, age, floor and use coefficients; typically €300–400/year on a 100 m² mid-market flat, higher in premium zones. Insured homes get a 20% discount.

  • ENFIA surcharge: if your total Greek property value exceeds €500,000, the main tax carries a 5–20% supplement.

  • TAP (municipal): 0.025–0.035%, collected via the electricity bill — a small annual amount. (A draft "local development levy" of 0.3–0.7‰ is under discussion for 2027; not yet law.)

When letting: the new 2026 schedule

From 1 January 2026 the rental income schedule gained a new 25% middle bracket (PwC, February 2026): 15% (€0–12,000) · 25% (€12,001–24,000) · 35% (€24,001–36,000) · 45% (above). Non-residents are taxed on the same schedule. Example: on €14,000 of annual rent, tax = €1,800 + €500 = €2,300 (effective ~16.4%) — versus €2,500 under the previous schedule.

For short-term rentals: with 1–2 properties the same schedule applies; from 3 properties it becomes business income plus 13% VAT. An AMA registration number from the tax authority (AADE) is mandatory; a climate resilience fee (€8/night in high season) is collected from guests. New registrations in central Athens are frozen until the end of 2026 — and Golden Visa properties cannot be let short-term at all.

When selling: capital gains tax suspended

The 15% capital gains tax on individuals' property sale profits is suspended until 31 December 2026 (PwC, February 2026) — extended every year since 2014; no decision yet for 2027. Note: 3+ sales within 2 years can be treated as business activity and taxed accordingly. The transfer tax is always paid by the buyer; the seller provides a tax clearance certificate.

Double taxation: treaty protection

Rental income from Greek property is taxed first in Greece, where the property is located. Greece maintains a wide network of double taxation treaties — including with Türkiye (in force since 2004), the UK, the US, Germany and most investor home countries — under which the Greek tax paid is typically credited against your home-country liability, so the same income is not taxed twice. Confirm the mechanics for your country with a tax adviser.

Your filing obligations: AFM, E9, E1, E2

  • AFM (tax number): required before purchase; non-EU residents usually appoint a tax representative in Greece.

  • E9: the property declaration filed on acquisition; ENFIA is assessed from it.

  • E1: the annual income return — property owners file it every year even with no Greek income.

  • E2: the per-property rental income annex, filed with E1 when you have rental income.

Frequently asked questions

What are the total costs when buying property in Greece? Budget 8–10% of the price including transfer tax: roughly €22,000 on a €250,000 purchase.

Do I pay 24% VAT on a new apartment? In practice, no: the VAT suspension runs to 31 December 2026 (Law 5246/2025); in opted-in projects you pay only the 3.09% transfer tax.

Will my rental income be taxed twice? No — Greece taxes it first, and under Greece's double-taxation treaties the tax paid is typically credited in your home country.

Do I pay tax when I sell? The 15% capital gains tax is suspended through the end of 2026, so individuals selling this year pay no tax on the gain. Frequent flippers may be taxed as a business.

Sources: PwC Greece Tax Summaries (16.02.2026); KPMG TaxNewsFlash — Law 5246/2025 (November 2025); Law 5170/2025 (short-term rentals); Greece's double taxation treaty network. This article is for information only and is not tax advice; verify your personal situation with a tax adviser.

Avla Real Estate manages every tax step from purchase to filing with independent Greek legal and accounting partners. realestate@avla.com.tr · +90 532 282 2657

Comments

bottom of page