Property owners in Greece pay the annual ENFIA tax. For buildings, the basic rate ranges from €2 to 16.20 per square metre, depending mainly on the tax zone and property characteristics.
The same rules apply to residents and non-residents, so foreign owners do not pay a separate property tax rate.
This guide covers property taxes in Greece, including transfer tax rates, online payments and residence options for foreign property buyers.
Property taxes in Greece at a glance
Greek property taxes arise at different stages of owning and using real estate:
- Buying property — buyers generally pay property transfer tax on the acquisition.
- Owning property — owners pay annual property ownership tax known as ENFIA and may also face municipal property charges[1]Source: Independent Authority for Public Revenue.
- Renting property — rental income is subject to income tax.
- Selling property — a sale may have tax consequences under the rules applicable at the time of disposal.
- Inheriting or gifting property — the tax depends on factors including the property value and the relationship between the parties.
Some charges are calculated as percentages, while ENFIA uses a combination of statutory base rates and adjustment coefficients.
Foreign owners generally follow the same property tax rules as Greek owners. Nationality and residence abroad do not exempt an owner from paying Greek real estate tax.
Property owners also pay non-tax expenses. These may include insurance, utilities, communal building charges, accounting services, property management and repairs.
Main Greece property tax rates
Property may also become an investment asset, according to Greek legislation. While any owner generally can benefit from renting out or selling the property in a growing market, non-EU nationals can also get a Greek residence permit that can be extended indefinitely.
The minimum real estate investment depends on the location and type of property:
- €800,000 — for property in Attica, Thessaloniki, Mykonos, Santorini and Greek islands with more than 3,100 residents;
- €400,000 — for property in other areas of Greece;
- €250,000 — for certain properties converted from commercial or industrial use into residential use, as well as qualifying listed buildings that are restored or reconstructed.
Golden Visa investors remain subject to the Greek property taxes described above. However, investors who separately qualify as new Greek tax residents may be able to use Greece’s alternative taxation regime for foreign-source income.
Under the special tax regime, an eligible Greek resident can pay a fixed tax of €100,000 per year on foreign-source income, regardless of its amount, for up to 15 tax years. This regime is separate from the Golden Visa and has its own eligibility and investment requirements. It does not replace ENFIA or taxes due on Greek-source income, including income arising from property in Greece.
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Greece property transfer tax and buyer costs
The Greece property transfer tax rate is 3% of the taxable property value. The buyer is responsible for paying it[2]Source: Independent Authority for Public Revenue.
A municipal levy equal to 0.09%, or 3% of the main transfer tax, is added. The combined effective tax is therefore 3.09% of the taxable value.
The buyer and seller submit a joint real estate transfer tax declaration before the purchase contract is signed. The buyer normally pays the full amount within 3 working days after the declaration or administrative assessment is issued.
The taxable base is generally the higher of the property’s objective value and the purchase price stated in the contract. The objective value is determined for tax purposes using official zone prices and statutory coefficients, so it may differ from the market price agreed by the buyer and seller[3]Source: Independent Authority for Public Revenue.
Worked example for a €400,000 property. If a property is purchased for €400,000 but its objective value is €420,000, transfer tax is calculated on €420,000. If the objective value is €380,000 and the contract price is €400,000, the €400,000 purchase price is used as the taxable base.
For a property with a taxable value of €400,000, the Greek property transfer tax of 3% is €12,000. The municipal levy is 3% of the €12,000 main tax, which equals €360.
The total transfer tax is therefore €12,360, or 3.09% of the taxable value. This amount does not include professional and registration costs.
Additional purchase expenses
Notary fees commonly depend on the transaction value and complexity. An indicative budget is around 1% to 2% of the purchase price.
Land Registry or Cadastre fees often amount to around 0.5% of the property value, although the final cost depends on the registration and property rights involved.
Legal and technical checks may include title review, planning verification, building compliance and inspection by an engineer. The cost depends on the property and scope of work.
Real estate agent commission depends on the agreement with the agency and may be charged separately to the buyer.
Buyers often budget around 5 to 7% above the property price for transfer tax and core transaction costs. A higher reserve may be appropriate where an agency commission, extensive legal review, renovation or financing costs apply.
VAT on new properties
The standard VAT rate is 24%, but it does not apply to every purchase of a newly built home[4]Source: Ministry of National Economy and Finance. Under the general rules, VAT applies to qualifying first sales of completed or unfinished buildings before their first use, where the relevant construction permit was issued or revised from January 1st, 2006.
Until December 31st, 2026, a developer who builds properties for sale may apply to suspend VAT on qualifying unsold properties. The suspension is therefore not an automatic exemption for every new property: it depends on the developer entering the suspension regime, which then applies to all of their qualifying unsold properties.
When the suspension applies, the buyer does not pay the 24% VAT on the property purchase. Instead, the transaction is subject to property transfer tax.
Taxes on selling property
An individual seller may fall within the 15% capital gains tax framework where the sale produces a taxable gain[5]Source: Ministry of National Economy and Finance.
Taxation of capital gains from property transfers is suspended until December 31st, 2026. A private seller therefore does not normally pay the 15% tax while the suspension remains in force.
The suspension does not remove other obligations connected with the sale. The seller still needs accurate E9 property records, tax compliance documents, title records and any required building certificates.
A sale carried out as part of business activity may be treated differently. Companies include relevant gains in taxable corporate profit and are generally subject to the 22% corporate income tax rate.
Greece’s apartment price index rose from 59.6 in 2016 to 108.9 in 2025 and reached 111.9 in the first quarter of 2026[6]Источник: Bank of Greece.
Taxes on renting property
Residents and non-residents pay Greek tax on rental income from property located in Greece. A non-resident remains taxable in Greece on Greek-source rental income[7]Source: Independent Authority for Public Revenue.
Individual rental income is taxed under the following progressive scale:
- 15% on income up to €12,000;
- 25% on income between €12,001 and €24,000;
- 35% on income between €24,000.01 and €36,000;
- 45% on income above €36,000.
These are marginal tax brackets. Moving into a higher bracket does not make the entire rental income subject to the highest rate.
Individual landlords receive a standard one-off deduction equal to 5% of rental income for repair and maintenance expenses.
Long-term rental exemption
A 36-month income tax exemption may apply when a home is moved from vacancy or short-term rental into the long-term rental market.
The property must generally have a floor area of no more than 120 m² and meet the statutory history and lease conditions. The incentive has been extended to leases concluded in 2026.
The relief may cease if the long-term lease ends early or the property returns to short-term use during the exemption period. The owner needs to retain evidence that all conditions remain satisfied.
Short-term rental taxation
Income earned by an individual from short-term rental of up to 2 furnished properties is generally treated as property income when no services are supplied other than bed linen[8]Source: Ministry of National Economy and Finance.
Income from 3 or more short-term rental properties is treated as business income. Providing hotel-like services may also result in business and VAT obligations.
New short-term rental registrations remain restricted in the 1st, 2nd and 3rd municipal districts of Athens during 2026. Existing registrations and the precise operation of the restrictions need to be checked before a property is advertised.
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Foreign property owners may rent real estate in Greece, but the applicable rules depend on the property, rental model and residence programme. Golden Visa properties cannot be used for short-term rental, while central Athens is also subject to local registration restrictions.
Digital transaction fee
Greece replaced stamp duty for relevant transactions with the digital transaction fee on December 1st, 2024.
A 3.6% fee applies to relevant commercial property leases where VAT is not charged. The landlord is generally responsible for declaring and paying the fee.
Property transfers already subject to VAT or real estate transfer tax are not charged the digital transaction fee on the same basis.
Inheritance and gift taxes
Inheritance tax applies to real estate located in Greece even when the heir lives abroad. The heir is responsible for filing and paying the tax[9]Source: Ministry of National Economy and Finance.
Gift tax applies when a property is transferred without consideration, usually through a notarised deed. The recipient pays the tax.
The rate depends on the recipient’s relationship to the previous owner. Close relatives fall within Category A, more distant relatives within Category B, and other recipients within Category C.
Category A rates:
- first €150,000 — 0%;
- next €150,000 — 1%;
- next €300,000 — 5%;
- amount above €600,000 — 10%.
Category A generally includes spouses, civil partners, children, grandchildren and parents under the statutory definitions.
Category B rates:
- first €30,000 — 0%;
- next €70,000 — 5%;
- next €200,000 — 10%;
- amount above €300,000 — 20%.
Category B includes more distant relatives, such as great-grandchildren, grandparents and great-grandparents, siblings and half-siblings, nieces and nephews, step-parents, stepchildren, children-in-law and parents-in-law.
Category C rates:
- first €6,000 — 0%;
- next €66,000 — 20%;
- next €195,000 — 30%;
- amount above €267,000 — 40%.
All other relatives by blood or marriage who are not included in Categories A or B fall into Category C.
Special allowances and exemptions may apply to particular transfers. Each inheritance or gift needs to be reviewed according to the recipient’s legal category and the type of property right transferred.
Property taxes for legal entities
Companies owning Greek real estate pay ENFIA. The main tax is calculated according to the property’s location, area, use, age, floor and other characteristics.
The statutory base bands for buildings and land are based on the same property characteristics used for other owners. Legal entities may also pay additional ENFIA calculated on the value of their property rights.
Under the statutory framework, the additional tax is generally 0.55% of the total value of property rights held by a legal entity. A reduced rate of 0.1% applies to qualifying property used for the entity’s own business operations[10]Source: Property Tax Code of Greece.
Legal entities also pay municipal property and service charges. The applicable local rates depend on the municipality and the property’s recorded use.
Special real estate tax
A special real estate tax of 15% may apply to a legal entity that owns Greek property but does not satisfy the statutory ownership disclosure or exemption requirements[10]Source: Property Tax Code of Greece.
The measure is intended to discourage opaque property ownership. A company may avoid the tax when its beneficial ownership is properly disclosed, or it qualifies for a statutory exemption.
Potential exemption categories include:
- companies whose ownership can be traced to individuals;
- companies listed on a recognised stock exchange;
- qualifying shipping companies using property for operational purposes;
- active trading businesses that earn more from commercial activity than property;
- charities, educational bodies and recognised religious organisations using property for their statutory purposes;
- supervised banks and investment funds in qualifying jurisdictions;
- social security funds and regulated real estate funds;
- entities owned by charitable foundations and using the property for non-profit purposes.
Each exemption has detailed conditions. Corporate buyers need to confirm eligibility before completing an acquisition.
Transfer, rental and corporate taxes
A company purchasing real estate normally pays the 3% transfer tax and municipal levy, producing an effective Greece real estate transfer tax rate of 3.09%.
Rental income and taxable capital gains form part of company profit. The standard corporate income tax rate is 22%.
Short-term rental activity carried out by a legal entity is treated as business activity regardless of the number of properties. VAT obligations may arise where accommodation is supplied with hotel-like services.
How to pay Greek property tax online
Foreign owners pay ENFIA through the myAADE system. The process starts with obtaining a Greek tax identification number known as an AFM, Arithmos Forologikou Mitroou — Greek Tax Identification Number.
The overall calendar process may take from a few months to more than a year, depending mainly on the date of the property acquisition and the annual ENFIA assessment cycle.
ENFIA is calculated on the basis of property held on 1 January of each year, and the assessment is issued later in the year. The tax authority calculates the amount using the information recorded in the owner’s E9 property declaration.
2 days
Prepare the documents
The property owner first prepares the documents needed to obtain a Greek Tax Identification Number. For an individual, this normally includes a passport or another accepted identification document, and a marriage certificate.
If a tax representative or another authorised person acts for the owner, additional documents include a power of attorney and confirmation that the tax representative accepts the appointment.
Document preparation may take longer, particularly if documents need to be translated, certified or issued abroad.
The property owner first prepares the documents needed to obtain a Greek Tax Identification Number. For an individual, this normally includes a passport or another accepted identification document, and a marriage certificate.
If a tax representative or another authorised person acts for the owner, additional documents include a power of attorney and confirmation that the tax representative accepts the appointment.
Document preparation may take longer, particularly if documents need to be translated, certified or issued abroad.
1 day
Obtain an AFM
A property buyer needs a tax number to complete the purchase and meet Greek tax obligations.
The applicant may obtain the number through the competent tax service, through myAADElive where available, or through an authorised representative. Non-residents may also need to appoint a Greek tax representative.
A property buyer needs a tax number to complete the purchase and meet Greek tax obligations.
The applicant may obtain the number through the competent tax service, through myAADElive where available, or through an authorised representative. Non-residents may also need to appoint a Greek tax representative.
1 day
Submit or verify the E9 declaration
The E9 declaration records the owner’s rights in Greek real estate. A foreign owner normally reports an acquisition or relevant change by March 31st of the following year[11]Source: Independent Authority for Public Revenue.
For transactions completed through the digital transfer system, an E9 entry may be generated automatically. The owner still needs to verify that the data is accurate.
Submitting or checking a standard E9 declaration can generally be completed within 1 day once all property information is available.
The E9 declaration records the owner’s rights in Greek real estate. A foreign owner normally reports an acquisition or relevant change by March 31st of the following year[11]Source: Independent Authority for Public Revenue.
For transactions completed through the digital transfer system, an E9 entry may be generated automatically. The owner still needs to verify that the data is accurate.
Submitting or checking a standard E9 declaration can generally be completed within 1 day once all property information is available.
Several minutes once the assessment has been issued
Access the ENFIA assessment
ENFIA is not necessarily assessed immediately after an E9 declaration is submitted. The tax is calculated annually based on property rights held on January 1st of the relevant tax year[12]Source: Independent Authority for Public Revenue.
Once the annual assessment is issued, the owner can access it through the E9 and ENFIA service in myAADE. The assessment shows the tax due, payment identity and applicable payment schedule.
Checking and downloading an issued assessment normally takes only a few minutes. The timing of the assessment itself depends on the annual ENFIA assessment cycle rather than on how long it takes the owner to complete the E9 form.
ENFIA is not necessarily assessed immediately after an E9 declaration is submitted. The tax is calculated annually based on property rights held on January 1st of the relevant tax year[12]Source: Independent Authority for Public Revenue.
Once the annual assessment is issued, the owner can access it through the E9 and ENFIA service in myAADE. The assessment shows the tax due, payment identity and applicable payment schedule.
Checking and downloading an issued assessment normally takes only a few minutes. The timing of the assessment itself depends on the annual ENFIA assessment cycle rather than on how long it takes the owner to complete the E9 form.
Within 1 day
Pay Greek property tax online
The owner uses the payment identity shown on the assessment to pay through online banking or another supported payment channel.
Payments from a SEPA country may be made by SEPA credit transfer in euros[13]Source: Independent Authority for Public Revenue. Payments from outside the SEPA area may be made by SWIFT credit transfer in euros.
Making the payment itself can be completed within 1 day. The time required for the funds to appear as credited in myAADE depends on the payment channel and bank processing, so there is no single official processing time for all payments.
The myPROPERTY platform is primarily used for digital property transfer declarations. ENFIA assessments and property declarations are handled through the E9 and ENFIA service in myAADE.
The owner uses the payment identity shown on the assessment to pay through online banking or another supported payment channel.
Payments from a SEPA country may be made by SEPA credit transfer in euros[13]Source: Independent Authority for Public Revenue. Payments from outside the SEPA area may be made by SWIFT credit transfer in euros.
Making the payment itself can be completed within 1 day. The time required for the funds to appear as credited in myAADE depends on the payment channel and bank processing, so there is no single official processing time for all payments.
The myPROPERTY platform is primarily used for digital property transfer declarations. ENFIA assessments and property declarations are handled through the E9 and ENFIA service in myAADE.
Do foreign owners get a residence permit in Greece?
Yes, but buying property in Greece does not automatically grant residence. Non-EU nationals may qualify for a Greece Golden Visa.
The permit is issued for 5 years and can be renewed while the investment is maintained[14]Source: Ministry of Migration and Asylum.
€800,000 threshold. This applies to qualifying property in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents.
€400,000 threshold. This applies to standard qualifying real estate in other regions.
A standard purchase under the €400,000 or €800,000 route generally involves one property with a floor area of at least 120 m².
€250,000 threshold. This is available for commercial property converted into residential use and for listed or historic buildings purchased for restoration.
A Golden Visa property may be rented under a long-term lease. Short-term rental of real estate used as the basis for the residence permit is prohibited.
The residence permit remains valid for 5 years and is renewable for further 5-year periods as long as the qualifying investment is retained. The investor does not have to live in Greece to maintain the status.
Eligible family members include a spouse or registered partner, unmarried children under 21 and the parents of both spouses.
How to buy property and obtain Greece residence
Based on Immigrant Invest’s legal practice, obtaining a Greece Golden Visa through a property purchase usually takes at least 4 months. The final timeframe depends on document preparation, the property transaction, biometrics and processing by the Greek authorities.
1. Preliminary Due Diligence. Immigrant Invest’s Compliance Department conducts a preliminary Due Diligence check of the investor. The lawyers examine the applicant’s background and identify issues that could affect the residence application.
This stage takes 1 day. After a successful check, Immigrant Invest concludes a service agreement with the investor.
2. Property selection. The Real Estate Department selects properties that match the investor’s budget, preferred location and Greece Golden Visa requirements. The investor also receives an estimate of purchase taxes and other transaction costs.
The process takes at least 1 week and can be completed remotely using photographs, video tours and property documents.
3. Document preparation. Immigrant Invest lawyers prepare a personalised list of documents and assist with application forms, certification, apostilles and translations where required.
Document preparation takes at least 1 week, depending on the investor’s circumstances and country of origin.
4. Obtaining a Greek tax identification number. A Greek Tax Identification Number, or AFM, is required to purchase property and pay taxes in Greece. A lawyer may obtain it on the investor’s behalf under a power of attorney. The procedure takes up to 1 week.
5. Property purchase. Lawyers conduct legal checks on the selected property, including ownership, encumbrances and planning records. An engineer may also verify that the building complies with applicable requirements and identify unauthorised alterations.
The investor signs a preliminary agreement. A deposit of around 10% may be agreed between the parties. The final purchase agreement is signed before a notary by the investor or an authorised lawyer and then registered with the Land Registry or Hellenic Cadastre.
The purchase stage takes at least 1 month, although the actual timeline depends on the property and transaction.
6. Residence application. Once the qualifying investment is completed, Immigrant Invest submits the Golden Visa application electronically.
The application itself can be filed within 1 day once all required documents are ready. The applicant receives a filing certificate that allows them to stay legally in Greece while the application is being processed.
7. Submitting biometrics. The investor and participating family members visit Greece to provide fingerprints and photographs. Biometrics must be submitted within 6 months after the residence application is filed, and the appointment is arranged in advance.
8. Getting residence cards. After the application is approved, residence cards are issued to the investor and participating family members.
This stage takes at least 3 months. The cards may be collected personally or through an authorised lawyer where permitted.
9. Renewing residence cards. Greece Golden Visa residence permits are valid for 5 years. They may be renewed for further 5-year periods while the qualifying investment is maintained and the programme requirements continue to be met.
Renewal documents are prepared during the 2 months before the current residence permit expires.
8 benefits of Greece Golden Visa for property owners
The Greece Golden Visa offers more than a route to residence through property investment. Investors may also benefit from long-term residence rights, family inclusion, Schengen travel, rental opportunities, potential property appreciation and access to tax planning options, subject to the applicable conditions.
1. 5-year renewable residence
The Greece Golden Visa grants the investor a residence permit valid for 5 years. The permit can be renewed for further 5-year periods as long as the investor continues to meet the programme requirements and retains the qualifying investment.
There is no limit on the number of renewals. This allows investors to maintain long-term residence status in Greece without having to apply for a new immigration route after each permit expires.
2. No minimum stay requirement
Golden Visa holders do not need to spend a minimum number of days in Greece to retain their residence permits. This distinguishes the programme from residence routes designed for applicants who relocate permanently.
3. Travel within the Schengen Area
A Greek residence permit allows its holder to travel to other Schengen states without obtaining separate visitor visas. Stays outside Greece are generally limited to 90 days in any 180-day period.
4. Access to Greece Non-Dom tax regime
Qualifying Greece Golden Visa investors who become Greek tax residents may apply for the Non-Dom regime if they invest at least €500,000 in the Greek economy. Eligible participants pay a fixed annual tax of €100,000 on foreign-source income for up to 15 years.
The regime is not available automatically to every Golden Visa holder. The investor must meet the €500,000 investment requirement and become a Greek tax resident. Therefore, this benefit does not generally apply to holders of residence for financially independent persons.
5. Residence for family members
The investor may include a spouse or registered partner, children under 21 and the parents of both spouses. The qualifying investment threshold does not increase according to the number of included family members.
6. Path to Greek citizenship
Golden Visa holders may eventually become eligible for Greek citizenship, but citizenship is not granted automatically through investment. The investor needs to actually reside in Greece and meet the requirements applicable to naturalisation.
An applicant may become eligible to apply after 7 years of legal residence. They must also satisfy requirements relating to the Greek language, integration, history, culture and the country’s legal and political system.
7. Long-term rental income
Qualifying Golden Visa property may be rented under a long-term lease. Indicative long-term rental returns commonly fall around 3% to 5%, although the result depends on location, property type, occupancy, operating expenses and market conditions. Returns are not guaranteed.
8. Potential capital appreciation
Apartment prices in Greece increased by an average of 5.7% year on year in the first quarter of 2026. The annual increase was 5.2% in Athens, 6.4% in Thessaloniki, 5.4% in other cities and 6.9% in other regions. Past price growth does not guarantee a future return[15]Source: Bank of Greece.
Between May 2025 and April 2026, private building activity in the peninsula of Attica reached 6,955 permits, covering 2.12 million m² and 9.87 million m³. Building volume increased by 22.2% year on year[16]Source: Hellenic Statistical Authority
Alternative way to obtain Greece residence without buying property
Greece residence for financially independent persons is intended for non-EU nationals who plan to live in Greece but do not want to make a qualifying investment.
Applicants can meet the financial requirement in one of 2 ways:
- Confirm passive income of at least €3,500 per month. The required amount increases by 20% for a spouse and by 15% for each dependent child.
- Show savings of at least €126,000. This amount is sufficient to demonstrate financial independence for the initial 3-year residence permit.
Applicants need residential accommodation in Greece. They may rent or buy a home, and there is no minimum property value or rent requirement.
The residence permit is valid for 3 years and may be renewed for further 3-year periods. The process usually takes at least 4 months based on Immigrant Invest’s experience.
The holder needs to live in Greece for at least 183 days per year to maintain the status. This residence pattern generally results in Greek tax residence.
Financially independent residence holders cannot work or conduct business activity in Greece. Eligible family members include a spouse or registered partner and financially dependent children under 18.
This route is separate from the Greece Golden Visa. It is more suitable for applicants who intend to relocate and support themselves through foreign passive income or savings rather than through employment in Greece.
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Ways to reduce property tax burden
Property owners in Greece can reduce their tax burden by using available reliefs, deductions and appropriate ownership structures. The result depends on the property type, its use, the owner’s tax residence and the supporting documents available.
Each option should be reviewed before a purchase or tax return is completed, as not every relief applies automatically.
Insure a residence
A qualifying home insured for a full year against earthquake, fire and flood receives a 20% ENFIA reduction where its taxable value is no more than €500,000. The reduction is 10% for a qualifying insured home with a taxable value above €500,000.
Insurance lasting less than a full year produces a proportional reduction. The minimum qualifying insurance period is 3 months.
An owner needs to connect the relevant insurance policy with the property rights through the electronic AADE application.
Use available rental deductions
An individual landlord receives a standard 5% deduction from property income for repair and maintenance costs under the applicable rules.
Eligible energy, functional and aesthetic building upgrade expenditure may reduce personal income tax over 5 years. The maximum total eligible expenditure is €16,000.
The goods component taken into account cannot exceed one-third of the qualifying service expenditure. The owner needs valid invoices and electronic proof of payment.
Companies may deduct actual business expenses when the expenditure relates to business activity, reflects a genuine transaction, is properly recorded and is supported by documents.
Potential deductions include repairs, insurance, management fees, professional services and depreciation where the statutory conditions are met.
Consider ownership structure
ENFIA is assessed separately for each taxpayer. Joint ownership may reduce the value attributed to each owner and may prevent an individual owner’s Greek property portfolio from exceeding the €500,000 threshold.
For example, 2 spouses may each own a 50% share of property with a total taxable value of €1 million. Each share has a taxable value of €500,000 before considering the person’s other Greek property rights.
Splitting ownership is not automatically tax-efficient. Gift, inheritance, financing, control and succession consequences also need to be reviewed.
Review the property before purchase
Properties in locations with a higher zone value usually produce a higher objective value and may lead to higher ENFIA.
Older or energy-inefficient property may have a lower acquisition price but require substantial renovation. An engineer needs to check structural condition, planning compliance and unauthorised building work.
A property with an objective value below €500,000 does not by itself guarantee that the owner avoids the value-based ENFIA increase. The tax authority considers the owner’s total taxable Greek property portfolio.
Apply double taxation treaties
A non-resident pays Greek tax on income derived from Greek property[17]Source: Independent Authority for Public Revenue. The same income may also need to be reported in the owner’s country of tax residence.
A double taxation agreement may allow a foreign tax credit or another method of relief. The treatment depends on the relevant treaty and domestic law.
Risks for foreign property owners
Incorrect E9 data. Errors in floor area, property rights, ownership percentages or identifying details may produce an incorrect ENFIA assessment. They may also delay a sale or another transaction.
Difference between market and objective value. Purchase price and taxable objective value are not necessarily the same. Buyers need to calculate taxes using the value accepted under Greek tax rules.
Additional ENFIA on a larger portfolio. An individual whose total taxable Greek real estate exceeds €500,000 may face an additional value-based increase.
Unregistered building alterations. Extensions, enclosed balconies or changes of use may not comply with planning records. A legal and engineering review is essential before purchase.
Title and cadastre issues. Mortgages, claims, easements, boundary discrepancies or incomplete registration may affect the property. Lawyers need to verify ownership and encumbrances before the final contract.
Short-term rental restrictions. Golden Visa properties cannot be rented on a short-term basis. New short-term rental registrations are also restricted in central Athens during 2026.
Tax residence consequences. Spending more than 183 days in Greece may result in Greek tax residence and wider reporting obligations.
Changing tax and residence rules. VAT relief, capital gains tax suspension, rental incentives and Golden Visa conditions may change. Investors need to check the rules applicable on the transaction or application date.
Investment return risk. Rental income depends on demand, vacancy, management expenses and property conditions. Property prices and rental yields may fall as well as rise.
How Immigrant Invest helps and why clients trust us
Immigrant Invest has assisted clients with residence and citizenship matters since 2006. More than 10,000 investors have used the company’s professional services.
The company applies a compliance-first approach. Each investor undergoes a preliminary Due Diligence check before the main application process begins.
For a Greece property purchase, the team coordinates:
- preliminary assessment of the investor;
- programme eligibility analysis;
- selection of suitable property;
- legal Due Diligence on ownership and encumbrances;
- coordination with engineers and notaries;
- AFM registration;
- transfer tax declaration and payment;
- completion and registration of the purchase;
- residence application;
- biometric appointment;
- receipt and renewal of residence cards.
Immigrant Invest does not make decisions on residence applications. Approval remains the responsibility of the Greek authorities.
The lawyers also explain the distinction between the Greece Golden Visa and residence for financially independent persons. This helps an applicant choose a route that matches their plans for investment, relocation, work and tax residence.
Key takeaways on Greece property tax for foreigners
- Greece has an annual property tax known as ENFIA. It applies to residents and foreign owners of buildings and land in Greece.
- The Greece property transfer tax is 3% of taxable value. A municipal levy raises the effective charge to 3.09%, and the buyer pays it.
- Individual rental income is taxed at progressive rates of 15%, 25%, 35% and 45%.
- Capital gains tax on private property sales has a statutory rate of 15%, but its application is suspended until December 31st, 2026.
- Inheritance and gift tax rates range between 0% and 40%. The applicable rate depends on value and family relationship.
- A property purchase may provide eligibility for the Greece Golden Visa. Real estate thresholds are €250,000, €400,000 or €800,000 depending on the property and location.
Immigrant Invest is a licensed agent for citizenship and residence by investment programs in the EU, the Caribbean, Asia, and the Middle East. Take advantage of our global 15-year expertise — schedule a meeting with our investment programs experts.
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