Property Taxes In Greece In 2025 (Updated Guide)

Greece remains a hotspot for international real estate investors, but understanding the property taxes in Greece is crucial before signing any contracts. In 2025, the tax landscape has been refined with updated thresholds, enforcement measures, and digital reporting—making compliance more important than ever.

Whether you’re a foreign buyer eyeing a seafront villa in Crete, or a remote worker relocating to Thessaloniki under a digital nomad visa, you’ll encounter a multi-layered tax system. From property transfer tax at purchase, to ENFIA (the annual unified property tax), and potential capital gains when selling, Greece applies distinct rules depending on property type, use, and residency status.

This guide offers a practical breakdown of every tax you’ll face—from initial acquisition to long-term ownership—along with exemptions, payment procedures, and the impact of Greece’s international double taxation treaties.

Overview of Property Taxes in Greece

Understanding how property taxes in Greece are structured is essential for both local and foreign buyers. As of 2025, property taxation is imposed at both the national and municipal levels, and it includes a variety of recurring and one-time taxes depending on the type of property, its value, and the purpose of ownership.

Below is a concise table outlining the main taxes applicable to property owners and investors in Greece this year:

These tax rates form the backbone of Greece’s real estate tax framework. However, how much you actually pay depends on multiple factors such as property value, ownership structure, location, and residency status.

Core Categories of Greek Property Taxes

Greece’s property taxes can be grouped into several key categories:

• Transfer Tax (RETT): Paid once during the purchase of a resale property.
  
  
• Unified Property Tax (ENFIA): An annual tax applicable to all real estate owners in Greece, both residents and non-residents.
  
  
• Capital Gains Tax: Applies when selling property, subject to specific conditions and exemptions.
  
  
• Value Added Tax (VAT): Charged on newly built properties by developers.
  
  
• Municipal Taxes (TAP): Local taxes used for funding public services such as street lighting and waste management.

Each tax has its own calculation basis and thresholds. For example, ENFIA is calculated based on the “objective value” of the property, and high-value properties are subject to supplementary charges.

Supplementary Property Tax Brackets (2025)

If the total value of your property portfolio exceeds €300,000, a supplementary tax applies on a progressive scale:

This supplementary ENFIA is in addition to the basic annual property tax and primarily affects high-net-worth individuals and investors with large portfolios or luxury holdings.

1. Transfer Tax (Φόρος Μεταβίβασης Ακινήτου)

When acquiring real estate in Greece, the buyer is legally responsible for paying the Property Transfer Tax (PTT). This one-time tax is applied to all types of property purchases, including residential homes, commercial real estate, and land plots.

The tax is calculated based on either the objective value of the property—determined by the Greek tax authorities—or the declared purchase price, whichever is higher.

The objective value is a standardized valuation set by the Ministry of Finance, using variables such as location, square footage, construction quality, floor level, and building age. This system ensures tax consistency across similar properties and acts as a baseline for taxation, regardless of fluctuations in the market price.

Transfer Tax Rate and Cost Structure

The current transfer tax rate in Greece remains at 3% of the taxable value of the property.

In addition to this base rate, buyers are also required to pay a small municipal levy, which amounts to 3% of the transfer tax itself. While this levy does not change the headline rate, it effectively raises the total transfer tax burden to approximately 3.09% of the property’s assessed value.

For example:

• A property purchased for €200,000 would incur a base transfer tax of €6,000 (3% of €200,000), plus a municipal surcharge of €180 (3% of €6,000), bringing the total tax to €6,180.
  
  
• A €500,000 property would result in a €15,000 base tax and an additional €450 surcharge, for a total of €15,450.

This tax must be fully paid before the deed of sale can be signed and officially registered with the local land registry. Transactions cannot proceed to completion unless the full amount is settled within the prescribed timeframe.

Exemptions and Special Tax Provisions

While the 3% transfer tax applies broadly, there are specific scenarios where exemptions or preferential treatment may apply. These exemptions are most commonly granted under the following conditions:

• First-Time Homebuyers (Greek and EU citizens): Individuals purchasing their first primary residence in Greece may be eligible for full or partial tax relief. To qualify, the buyer must not own any other property suitable for their housing needs and must intend to use the new property as a primary residence.
  
  
• Exemption thresholds depend on personal status:
  • Unmarried individuals receive a tax exemption on the first €200,000 of the property’s value.
  • Married individuals, or single parents with minor children, may qualify for exemptions ranging from €250,000 to €275,000, depending on family composition and declared dependents.
    
    
• Corporate Transactions: Reduced transfer tax rates or exemptions may apply in cases where properties are transferred as part of corporate mergers, business reorganizations, or strategic asset exchanges. These exemptions are evaluated on a case-by-case basis and often require legal interpretation of corporate and tax laws within Greece and the EU.
  

Filing Procedures and Payment Timeline

The process of paying the property transfer tax involves strict legal and procedural steps. The buyer must file a transfer tax declaration with the local tax office, which is often facilitated through the notary public involved in the transaction. This filing must be completed and the tax fully paid within three business days of submitting the declaration.

Once paid, the notary will proceed with drafting and notarizing the final sale agreement, which is then registered with the local cadastral office or land registry. If the property transaction takes place abroad, the tax declaration must still be submitted in Greece, along with a legally certified and translated version of the contract.

In recent years, the Greek tax authority (AADE) has streamlined this process by introducing an online portal where buyers can file the declaration and make payments digitally. This is especially beneficial for foreign investors who may not be physically present in Greece during the transaction.

VAT Implications on New Properties

It is important to note that newly constructed properties are not subject to the standard 3% transfer tax if they are sold before first use. Instead, they fall under Greece’s Value Added Tax (VAT) regime, which imposes a 24% VAT on the purchase price. This VAT applies primarily to residential or commercial developments sold directly by construction companies or developers.

In such cases, the property is considered “new” under Greek law, and the transfer tax is fully replaced by VAT. While the VAT may significantly increase upfront costs, it is applicable only to certain property types and under defined legal timelines.

Buyers should consult legal or tax advisors to determine whether the property in question is subject to transfer tax or VAT.

2. Unified Real Estate Property Tax (ENFIA)

The Unified Real Estate Property Tax, commonly known as ENFIA, is a recurring annual tax imposed on all individuals and legal entities that own real estate in Greece. This tax applies regardless of the property’s use—whether residential, commercial, industrial, or undeveloped land—and is a central component of the broader property taxes in Greece system.

ENFIA is composed of two distinct parts: the main tax, which applies to all properties based on their physical characteristics, and the supplementary tax, which targets high-value real estate holdings.

Main ENFIA Tax

The main component of ENFIA is calculated per square meter and takes into account a variety of factors, including the property’s objective value, zone pricing, surface area, age, number of façades, and floor level.

Each of these elements influences the final rate applied to the property.

As of 2025, the ENFIA tax rate ranges from €2.00 to €13.00 per square meter.

This wide range reflects the location and profile of the property. For example, properties in central Athens or upscale island regions typically fall into higher taxation bands due to elevated objective values.

To illustrate:

• A 100-square-meter apartment with a €5/sq.m. tax rate would be charged €500 annually.
  
  
• A similarly sized property in a premium zone with a €12/sq.m. rate would incur €1,200 in base ENFIA.

This portion of ENFIA is charged regardless of the total value of your property portfolio, meaning it applies equally to owners of modest apartments and large estates.

Supplementary ENFIA Tax

In addition to the base calculation, a supplementary ENFIA tax is levied on property owners whose total real estate holdings exceed a defined objective value threshold, currently set at €250,000.

The supplementary tax is calculated only on the portion of the property value that exceeds €250,000 and follows a progressive rate structure.

Rates begin at 0.15% and increase up to 1.15%, depending on the total assessed value.

Example scenario:

• A property with an objective value of €400,000 would be taxed as follows:
  • The first €250,000 is tax-exempt.
  • The remaining €150,000 is taxed at 0.15%, resulting in a supplementary tax of €225.

As real estate portfolios increase in value, higher marginal tax rates apply to each bracket, significantly increasing the overall ENFIA burden for high-net-worth individuals and corporate property holders.

Payment Schedule and Available Reductions

ENFIA is typically paid in monthly installments, with the annual cycle beginning in April and ending in February of the following year.

For the 2024–2025 fiscal year, taxpayers are allowed to split payments into up to 11 installments, beginning on April 30, 2024, and concluding by February 28, 2025.

Property owners who opt to pay the full amount in a single transaction receive a 3% discount on the total due.

Additionally, the Greek government offers targeted ENFIA reductions for qualifying individuals and households:

• Up to 10% discount for properties insured against natural disasters, including floods, fires, and earthquakes.
  
  
• 50% to 90% reduction for low-income families, including:
  • Families with three or more children
  • Individuals with certified disabilities
  • Households with an annual income below €12,000
  • Property size must not exceed 150 square meters

ENFIA is also temporarily suspended for properties located in regions officially designated as natural disaster zones. In such cases, affected owners are exempt from the tax for that year.

Assessment and Declaration Process

To ensure proper tax assessment, all property owners must submit an E9 declaration—an official real estate information form—through the AADE (Independent Authority for Public Revenue) online portal. This form captures key details such as the property’s type, size, location, and use.

Once submitted, ENFIA is automatically calculated by the tax authority and issued electronically to each taxpayer. Notifications are delivered via email and are also available within the taxpayer’s digital profile on the AADE platform.

Payment can be made through Greek banks, authorized digital services, or directly via the AADE interface.

For non-resident property owners, it is strongly advised to appoint a local accountant or tax representative to manage E9 submissions and ensure timely payment compliance.

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3. Capital Gains Tax

Capital gains tax (CGT) in Greece is a tax levied on the profit earned from selling a property for more than its original purchase price. It applies to both individuals and legal entities, although the rules differ depending on the type of seller, the ownership period, and residency status.

The tax is calculated on the net gain—meaning the difference between the property’s acquisition price and its sale price, adjusted for documented renovation costs, notary fees, and other allowable deductions.

This tax is intended to capture speculative profits from rising property values, although its enforcement has been temporarily suspended to encourage market activity.

Capital Gains Tax Rate and Calculation Method

The standard capital gains tax rate in Greece is 15%, applicable to the taxable profit realized at the time of sale.

The gain must be determined based on the objective acquisition value, adjusted for legal deductions, and documented improvements that enhance the property’s market worth.

Example calculation:

• Property purchase price: €150,000
• Selling price: €200,000
• Capital gain: €50,000
• Applicable CGT: 15% of €50,000 = €7,500

In practice, calculating CGT often requires documentation such as contracts, payment receipts, and construction invoices to support any deductions or adjusted cost bases. Sellers are advised to work with a licensed accountant or tax lawyer to ensure accurate reporting and compliance.

Exemptions and Deductions

There are several legal exemptions and deductions that can significantly reduce or eliminate the capital gains tax obligation:

• Long-Term Ownership Exemption: Greek tax law provides an exemption for individuals who have owned the property for more than five consecutive years, provided they are tax residents of Greece. This is aimed at discouraging short-term speculation and rewarding long-term investment stability.
  
  
• Primary Residence Exemption: If the property being sold is classified as the seller’s main home—and they have lived in it for at least two years prior to the sale—they may qualify for full CGT exemption. Ownership documentation and proof of residence (such as utility bills or tax records) are required to validate this exemption.
  
  
• Renovation and Improvement Deductions: The law allows for deductions related to value-adding capital improvements—such as structural renovations, energy upgrades, and permitted extensions. These costs must be documented with official receipts or tax-deductible invoices and must clearly demonstrate the enhancement of the property’s market value.
  

Special Rules for Non-Residents and Corporations

The application of capital gains tax can differ significantly based on the legal profile of the seller:

Corporate Sellers: If the property is sold by a company—whether domestic or foreign—the profit from the sale is considered business income and is taxed under Greece’s corporate income tax regime. The current corporate tax rate is 22%, which applies to the net profit after deducting qualifying expenses, including depreciation and capital improvements.

This framework ensures that corporate real estate sales are not sheltered under individual exemptions or CGT suspensions.

Non-Resident Individuals: While non-residents may benefit from the suspension of CGT like Greek residents, tax liability can still arise in their country of tax residence. Greece has double taxation treaties (DTTs) with over 55 countries, which help prevent the same gain from being taxed twice.

It is essential that non-resident sellers consult with an international tax expert to determine their reporting obligations and DTT coverage.

4. Value Added Tax (VAT)

In Greece, Value Added Tax (VAT) is applied selectively in the real estate sector, targeting transactions involving newly constructed properties sold directly by developers.

The standard VAT rate is 24%, making it one of the more significant costs associated with the purchase of new real estate—unless exemptions or suspensions apply.

This form of taxation is designed to capture value on new builds entering the market and does not apply to resale properties, which are typically subject to the lower 3.09% transfer tax.

When VAT Applies to Property Transactions

VAT is triggered under specific legal and structural conditions. It applies to:

• Newly built properties that have not been previously occupied, provided the building permit was issued after January 1, 2006. This includes residential units, commercial properties, and mixed-use buildings constructed by developers or legal entities.
  
  
• Transfers of property-related rights, such as the assignment of usufruct, the exclusive use of shared spaces, or similar contractual rights associated with the property. These rights are taxed as if they were physical property transfers.

For example, if a buyer purchases a newly developed apartment for €300,000 from a construction company, the VAT would amount to €72,000 (24% of €300,000), unless an exemption or suspension applies.

It is important to note that VAT is only applicable for first-time sales of new buildings. Once a property has been used, leased, or transferred after initial sale, subsequent sales fall under the transfer tax regime, not VAT.

Temporary Suspension of VAT on New Buildings

To stimulate investment and increase housing market activity, the Greek government has implemented a suspension of the 24% VAT on eligible new buildings. This suspension is currently in effect until December 31, 2025, though further extensions remain possible.

Under this measure:

• Qualifying properties are not subject to VAT, even if sold by developers.
  
  
• Instead, buyers pay the standard 3.09% real estate transfer tax, drastically reducing acquisition costs.
  
  
• The suspension applies to both domestic and foreign buyers, with no distinction based on residency.

This VAT freeze has played a significant role in boosting Greece’s appeal as a real estate investment destination, especially for international investors and Golden Visa applicants seeking new builds.

Market Impact of VAT Suspension

The temporary suspension of VAT has had a measurable impact on the Greek property market, particularly in high-demand areas such as Athens, Thessaloniki, and popular islands like Crete and Mykonos. By reducing the tax burden on new properties, the policy has:

• Enhanced market competitiveness compared to other EU countries with higher or more rigid VAT systems.
  
• Lowered the overall cost of property acquisition for buyers.
  
  
• Encouraged developer activity and project launches.
  
  
• Attracted a larger share of foreign direct investment into Greek real estate.
  
  

5. Municipal Taxes

In addition to national property taxes, real estate owners in Greece are subject to municipal taxes, which are imposed by local authorities to fund essential community services. These include waste collection, street cleaning, public lighting, and local infrastructure maintenance.

Although less visible than national taxes, municipal charges are a recurring cost and should be factored into any long-term property investment strategy.

Unlike fixed national rates, municipal taxes vary significantly between different regions and municipalities, depending on local policies and the level of services provided. These taxes are most commonly included in electricity bills, making collection straightforward and tied directly to an essential utility.

How Municipal Taxes Are Calculated

There are two primary methods for calculating municipal taxes in Greece:

1. Percentage of Objective Value: In many municipalities, the tax is calculated as a small percentage of the property’s objective value (the standardized value assessed by the Greek tax authority, typically lower than market value). The rate generally ranges from 0.025% to 0.035% per year.
   
   For example, if a property has an objective value of €200,000 and the local rate is 0.03%, the annual municipal tax would be €60.
   
   
2. Fixed Rate Per Square Meter: Some local authorities assess municipal taxes based on the property’s surface area, applying a flat rate per square meter. This rate typically ranges from €1 to €3 per sq.m. per year, depending on the municipality and level of local services.
   
   For instance, in the popular region of Halkidiki, a 100-square-meter property may incur municipal taxes between €260 and €300 annually, depending on the precise location and service demands.

In both systems, the final amount reflects the quality and extent of municipal services, with urban or touristic areas often applying higher rates to fund broader infrastructure and maintenance programs.

Payment and Collection Mechanism

Municipal taxes in Greece are collected indirectly through utility bills, most notably the electricity bill. This model allows local governments to ensure consistent payment compliance, as failing to pay these charges may result in disruption of essential services.

• Property owners who live in the home are directly responsible for these charges as part of their utility bills.
  
  
• In rental situations, the tenant typically pays the municipal tax, provided the utility account is in their name. This arrangement should be clearly addressed in the lease agreement.

Because municipal taxes are tied to local budgets and subject to periodic revision, tax rates can change without national oversight.

Therefore, property owners—especially those investing in touristic or high-growth regions—should regularly monitor their municipality’s announcements for changes that could affect their annual tax obligations.

Additional Considerations for Property Owners in Greece

Inheritance and Gift Taxes

Property transferred through inheritance or as a gift is also subject to taxation in Greece. The rates vary based on the relationship between the donor and the recipient and the property’s value:

• Spouses and Direct Descendants: Tax rates range from 1% to 10%.
  
  
• Siblings, Nieces, and Nephews: Tax rates range from 5% to 20%.
  
  
• Non-Relatives: Tax rates range from 20% to 40%.
  
  

Property Tax for Foreigners

Foreign nationals owning property in Greece are subject to the same property taxes as Greek citizens.

However, they may be eligible for certain exemptions or reductions based on bilateral tax treaties between Greece and their home country.

How to Pay Property Taxes in Greece

Property taxes in Greece are generally paid online through the Greek Tax Administration website or in person at local tax offices. Payments can be made in installments or in full.

1. Online Payment: Access the Greek Tax Administration portal (AADE) and log in using your tax identification number (TIN). Follow the instructions to pay using a debit or credit card.
   
   
2. In-Person Payment: Visit a local tax office with your property tax notice and pay by cash, check, or credit card.
   
   
3. Bank Transfer: Some banks in Greece allow property tax payments through bank transfers or direct debits.
   
   

Double Tax Treaties That Greece Has Signed

Greece has established an extensive network of Double Taxation Treaties (DTTs) with over 55 countries, aimed at preventing individuals and companies from being taxed twice on the same income—once in Greece and again in their country of residence.

These treaties are especially important for foreign property owners and investors, as they help determine how capital gains, rental income, and other property-related earnings are taxed across borders.

For international investors with Greek real estate, understanding the terms of the relevant DTT is essential to optimizing tax obligations and ensuring compliance in both jurisdictions.

Purpose and Scope of Double Taxation Treaties

Double tax treaties signed by Greece generally follow the OECD Model Convention and are designed to:

• Avoid double taxation of income, including rental profits and capital gains from the sale of Greek property.
  
  
• Define which country has the primary right to tax specific types of income.
  
  
• Provide mechanisms for tax credits or exemptions in the taxpayer’s country of residence.
  
  
• Establish clear residency rules and criteria for taxing individuals or entities with income in multiple countries.
  
  
• Include dispute resolution mechanisms to prevent or resolve conflicting tax claims between jurisdictions.

These agreements typically cover income from:

• Real estate ownership and rental income
• Business profits derived from permanent establishments
• Dividends, interest, and royalties
• Capital gains from asset sales, including property
  

Countries with Which Greece Has Signed DTTs

Greece has signed DTTs with numerous countries across Europe, Asia, North America, and beyond. These include:

• United States
• United Kingdom
• Germany
• France
• Canada
• Australia
• Switzerland
• Cyprus
• United Arab Emirates
• Netherlands
• Luxembourg
• Spain
• Italy
• Israel
• China
• India
  
  

FAQs About Property Taxes in Greece