Property Taxes In Greece In 2026 (Updated Guide)

April 11, 2026

Stefanos Moschopoulos

Greece has become one of the most sought-after destinations for international real estate investors, but before you sign anything, you need to understand how property taxes in Greece actually work. In 2026, the system has been sharpened with updated thresholds, tougher enforcement, and digital reporting requirements that make staying compliant more critical 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’re stepping into a multi-layered tax system. From the property transfer tax you pay at purchase, to ENFIA (the annual unified property tax), to potential capital gains when you eventually sell, Greece applies distinct rules depending on property type, use, and your residency status.

This guide gives you a practical breakdown of every tax you’ll face, from initial acquisition through to long-term ownership, along with the exemptions, payment procedures, and the role of Greece’s international double taxation treaties in your overall strategy.

Overview of Property Taxes in Greece

Before you commit capital to Greek real estate, you need to understand how the tax structure is built. As of 2026, property taxation operates at both the national and municipal levels, covering a mix of recurring annual charges and one-time taxes that kick in at different stages of ownership, depending on the type of property, its value, and why you own it.

Below is a concise table outlining the main taxes you’ll face as a property owner or investor in Greece this year.

These tax rates form the backbone of Greece’s real estate tax framework. But how much you actually pay depends on a range of factors, including property value, ownership structure, location, and your residency status.

Core Categories of Greek Property Taxes

Greece’s property taxes fall into several key categories, each with its own rules, triggers, and calculation methods.

• 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. ENFIA, for example, is calculated based on the “objective value” of the property, and high-value properties are subject to supplementary charges on top of the base rate.

Supplementary Property Tax Brackets (2026)

If your total property portfolio exceeds €300,000 in objective value, a supplementary tax applies on a progressive scale.

This supplementary ENFIA sits on top of your basic annual property tax and primarily targets high-net-worth individuals and investors carrying large portfolios or luxury holdings.

1. Transfer Tax

When you acquire real estate in Greece, the buyer carries the legal responsibility for paying the Property Transfer Tax. This is a one-time charge applied to all types of property purchases, whether you’re buying a residential home, commercial real estate, or a land plot.

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

The objective value is a standardized figure set by the Ministry of Finance, factoring in location, square footage, construction quality, floor level, and building age. This system creates tax consistency across similar properties and acts as a floor for taxation regardless of where the market price sits on any given day.

Transfer Tax Rate and Cost Structure

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

On top of that base rate, you’re also required to pay a small municipal levy, which amounts to 3% of the transfer tax itself. It doesn’t change the headline rate dramatically, but it effectively pushes your total transfer tax burden to roughly 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. The transaction simply cannot complete until the full amount is settled within the prescribed timeframe.

Exemptions and Special Tax Provisions

While the 3% transfer tax applies broadly, specific scenarios may qualify you for exemptions or preferential treatment. These 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

Paying the property transfer tax follows strict legal and procedural steps. You’ll need to file a transfer tax declaration with the local tax office, a process typically handled through the notary public involved in the transaction. That filing must be completed and the tax fully paid within three business days of submitting the declaration.

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

The Greek tax authority, known as AADE, has streamlined this in recent years by launching an online portal where you can file the declaration and pay digitally. If you’re a foreign investor who won’t be physically present in Greece during the transaction, this is a genuine advantage worth using. You can also explore smart negotiation strategies for real estate transactions to make sure your purchase terms are structured as efficiently as possible before you get to the tax filing stage.

VAT Implications on New Properties

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

In these cases, the property is classified as “new” under Greek law, and the transfer tax is fully replaced by VAT. While that 24% can push up your upfront costs considerably, it only applies to specific property types within defined legal timeframes.

Always consult a legal or tax advisor to confirm whether the property you’re buying falls under the transfer tax or the VAT regime before you proceed.

2. Unified Real Estate Property Tax (ENFIA)

ENFIA is a recurring annual tax imposed on all individuals and legal entities that own real estate in Greece. It applies regardless of how you use the property, whether it’s residential, commercial, industrial, or an undeveloped land plot, and it sits at the center of the property taxes in Greece framework.

ENFIA breaks down into two distinct parts. The main tax applies to all properties based on their physical characteristics, while the supplementary tax targets high-value real estate holdings above a defined threshold.

Main ENFIA Tax

The main component is calculated per square meter and takes into account a range 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 your property.

As of 2026, the ENFIA tax rate ranges from €2.00 to €13.00 per square meter.

That wide range reflects both location and property profile. Properties in central Athens or upscale island regions typically sit in the higher taxation bands due to elevated objective values, while rural or lower-demand areas attract lower rates.

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 applies regardless of the total value of your property portfolio, meaning it hits owners of modest apartments and large estates equally.

Supplementary ENFIA Tax

Beyond the base calculation, a supplementary ENFIA tax applies if your total real estate holdings exceed an objective value threshold currently set at €250,000.

The supplementary tax only applies to the portion of your property value that exceeds €250,000 and follows a progressive rate structure.

Rates start at 0.15% and climb to 1.15%, depending on the total assessed value of your holdings.

Here’s an example to put that in perspective.

• 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 your real estate portfolio grows in value, higher marginal tax rates apply to each bracket, which can push the overall ENFIA burden considerably higher for high-net-worth individuals and corporate property holders. If you’re building a serious portfolio, understanding which types of luxury property suit your investment goals can help you plan your holdings more tax-efficiently from the start.

Payment Schedule and Available Reductions

ENFIA is paid in monthly installments, with the annual cycle running from April through to February of the following year.

For the 2025 to 2026 fiscal year, you can split your payments into up to 11 installments, starting April 30, 2025, and wrapping up by February 28, 2026.

Pay the full amount in one transaction and you’ll receive a 3% discount on the total due.

The Greek government also offers targeted ENFIA reductions for qualifying individuals and households, including primary residence relief and income-based discounts.

• 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 in regions officially designated as natural disaster zones, with affected owners exempt from the tax for that year.

Assessment and Declaration Process

To trigger proper tax assessment, all property owners must submit an E9 declaration, an official real estate information form, through the AADE online portal. This form captures key details about your property including its type, size, location, and use.

Once submitted, ENFIA is automatically calculated by the tax authority and issued electronically to you. Notifications come via email and are available within your digital profile on the AADE platform.

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

If you’re a non-resident property owner, appoint a local accountant or tax representative to manage your E9 submissions and keep your payments on time. It’s not optional advice, it’s genuinely worth the cost.

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3. Capital Gains Tax

Capital gains tax in Greece applies to the profit you make when selling a property for more than you paid for it. It applies to both individuals and legal entities, though the rules shift depending on whether you’re selling as a private individual or through a corporate structure, how long you’ve held the property, and your residency status.

The tax is calculated on the net gain, which is the difference between your acquisition price and your sale price, adjusted for documented renovation costs, notary fees, and other allowable deductions.

The tax is designed to capture speculative profits from rising property values, though its enforcement has been temporarily suspended to support market activity.

Capital Gains Tax Rate and Calculation Method

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

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

Here’s an example of how the calculation works in practice.

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

Calculating your CGT accurately requires documentation including contracts, payment receipts, and construction invoices to support any deductions or adjusted cost bases. Work with a licensed accountant or tax lawyer, not just any advisor, to make sure your reporting is airtight. You can also review smart real estate investment strategies to understand how structuring your acquisition correctly from day one can reduce your eventual tax exposure.

Exemptions and Deductions

Several legal exemptions and deductions can reduce or entirely eliminate your capital gains tax obligation depending on your situation.

• 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

How capital gains tax applies can shift considerably depending on whether you’re selling as an individual or through a corporate entity.

If the property is sold by a company, whether domestic or foreign, the profit is treated as business income and taxed under Greece’s corporate income tax regime. The current corporate tax rate sits at 22%, applied to the net profit after deducting qualifying expenses including depreciation and capital improvements.

This framework ensures that corporate real estate sales cannot shelter behind individual exemptions or the current CGT suspension.

For non-resident individuals, the CGT suspension may still apply, but tax liability can arise in your country of tax residence. Greece has double taxation treaties with over 55 countries, which help prevent the same gain from being taxed twice across borders.

If you’re a non-resident seller, consult with an international tax expert before you proceed. Understanding your reporting obligations and DTT coverage in advance can save you significantly.

4. Value Added Tax (VAT)

Greece applies VAT 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 tied to purchasing new real estate, unless an exemption or suspension applies.

VAT 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, applying to new builds sold for the first time directly by the developer or construction company.

• 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.

To put it in concrete terms, if you buy a newly developed apartment for €300,000 from a construction company, the VAT would amount to €72,000 at 24%, unless an exemption or suspension applies.

VAT only applies to first-time sales of new buildings. Once a property has been used, leased, or transferred after the initial sale, any subsequent transactions fall under the transfer tax regime, not VAT.

Temporary Suspension of VAT on New Buildings

To stimulate investment and boost housing market activity, the Greek government suspended the 24% VAT on eligible new buildings. This suspension was in effect until December 31, 2025, and further extensions are possible into 2026, so confirming the current status with your legal advisor before transacting is essential.

Under this measure, qualifying buyers purchasing new builds during the suspension period pay the standard 3.09% transfer tax rather than the 24% VAT, which represents a substantial saving on high-value properties.

• 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 real role in boosting Greece’s appeal as a real estate investment destination, especially for international investors and Golden Visa applicants targeting 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 like Athens, Thessaloniki, and popular islands including Crete and Mykonos. By reducing the tax burden on new properties, the policy has accelerated buyer activity, drawn in more foreign capital, and given developers stronger incentive to bring new stock to market.

• 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

Beyond national property taxes, real estate owners in Greece face municipal taxes imposed by local authorities to fund essential community services. These cover waste collection, street cleaning, public lighting, and local infrastructure maintenance.

Municipal charges are less visible than national taxes, but they’re recurring and should be factored into any long-term property investment strategy from the outset.

Unlike fixed national rates, municipal taxes vary between regions and municipalities depending on local policies and the level of services provided. Most commonly, these charges are bundled into your electricity bill, which makes collection straightforward and ties payment directly to an essential utility.

How Municipal Taxes Are Calculated

Two primary methods are used to calculate municipal taxes in Greece, either based on the property’s square footage or as a percentage of the objective value, depending on the municipality.

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 local services, with urban or touristic areas often applying higher rates to fund broader infrastructure and maintenance programs.

Payment and Collection Mechanism

Municipal taxes are collected indirectly through utility bills, with the electricity bill being the most common vehicle. This model gives local governments reliable collection compliance, since failing to pay can result in disruption to 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, rates can change without national-level oversight.

If you’re investing in touristic or high-growth regions, keep a close eye on your municipality’s announcements for any changes that could affect your annual obligations. According to the Financial Times, municipal cost pressures across Southern European property markets have been trending upward as demand from foreign buyers pushes local governments to expand services.

Additional Considerations for Property Owners in Greece

Inheritance and Gift Taxes

Property transferred through inheritance or as a gift is also taxable in Greece. The rates vary based on the relationship between the donor and the recipient and the total value of the property being transferred.

• 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

As a foreign national owning property in Greece, you’re subject to the same property taxes as Greek citizens. That said, you may qualify for certain exemptions or reductions based on bilateral tax treaties between Greece and your home country. Checking the relevant treaty before you structure your purchase is a smart move that can meaningfully reduce your ongoing tax exposure. For a broader view of how Mediterranean markets compare, the Larnaca real estate market overview offers useful context on how neighboring Cyprus handles foreign property ownership and taxation.

How to Pay Property Taxes in Greece

Property taxes in Greece are generally paid online through the Greek Tax Administration portal (AADE) or in person at local tax offices. You can choose to pay in installments or settle the full amount at once, with a small discount available for lump-sum payment of ENFIA.

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 built an extensive network of Double Taxation Treaties with over 55 countries, specifically designed to prevent individuals and companies from being taxed twice on the same income, once in Greece and again in their country of residence.

For foreign property owners and investors, these treaties are especially valuable. They help determine how capital gains, rental income, and other property-related earnings are treated across borders, which can make a substantial difference to your net returns.

If you hold Greek real estate as an international investor, understanding the terms of the relevant treaty is essential to optimizing your tax position and staying compliant in both jurisdictions. Bloomberg’s tax coverage tracks how these cross-border frameworks are evolving for real estate investors across Europe.

Purpose and Scope of Double Taxation Treaties

Greece’s double tax treaties broadly follow the OECD Model Convention and are designed to eliminate double taxation, reduce withholding tax rates, provide tax certainty for cross-border transactions, and define which country holds the primary taxing right over specific income types.

• 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, dividends, interest, royalties, capital gains, and employment income.

• 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, offering broad protection for international investors. The full and current list of treaty partners is published by the Greek tax authority (AADE) and is worth reviewing alongside advice from a qualified international tax advisor before you finalize your investment structure.

• 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