Greek Real Estate Taxes: Complete Breakdown for 2026

Greek property taxes are easier than most foreign buyers expect — once you understand the four categories and their rates. Here is the full picture in 2026.

1. Buying: Transfer Tax or VAT

When you buy, you pay one or the other, never both:

Transfer tax (used properties)

Rate: 3.09% of the higher of purchase price and "objective value" (a state-assessed value, usually below market).
Paid before notary signature, in cash.
Includes a small municipal supplement (0.09%).
Applies to: any property built before 1.1.2006, or any second-hand property regardless of build year.

VAT (new builds only)

Rate: 24% of purchase price.
Applies to new builds (first-time sale by developer) completed after 1.1.2006.
Paid to the seller, who remits to the state.

2024 VAT suspension (still in effect 2026):

The Greek government has temporarily suspended VAT on new builds completed by qualifying developers, replacing it with a transfer-tax equivalent. The suspension was extended through 2026. Always verify the current status with your lawyer before signing, as developers may price under one regime or the other.

2. Owning: ENFIA (annual property tax)

ENFIA is the annual property tax. It is the single ongoing tax for property ownership.

ENFIA has two parts:

Main tax

A per-square-meter charge based on:

Location zone (city center vs rural)
Property age
Floor level (apartments)
Size class

Typical ranges:

Property type	Annual ENFIA
80m² apartment in Thessaloniki center	€350–€500
80m² apartment in Halkidiki coastal village	€250–€400
200m² villa in Halkidiki	€600–€1,200
200m² villa in Mykonos/Santorini	€1,200–€2,500
80m² apartment in Athens city	€400–€700

Supplementary tax

Applied to property portfolios over €400,000 (per individual). Most foreign buyers with a single property are exempt.

ENFIA payment

Bill arrives via the MyAADE online tax portal in late summer.
Paid in 5 monthly installments (September–January) or as lump sum.
Can be paid by your accountant remotely if you are outside Greece.

3. Renting out: Income tax on rental income

If you rent your property — long-term lease or short-term (Airbnb) — the rental income is taxed in Greece.

For individuals (you personally own the property)

Progressive rates on net rental income:

Annual rental income	Tax rate
€0 – €12,000	15%
€12,001 – €35,000	35%
€35,001 and above	45%

Deductible costs: Maintenance, repairs, accountant fees, ENFIA (for the rented portion), interest on mortgage (if any). You can also deduct a flat 5% for management without proof.

Short-term rentals (Airbnb, Booking.com)

Special regime in effect since 2018:

You must register the property in the AADE Short-term Rental Registry (free, online).
Property gets a registration number that must appear on all listings.
Income is taxed at the rates above.
VAT does not apply for individual hosts (unless you exceed 3 properties or provide hotel-like services).

Practical example

A Halkidiki villa rented summer-only for €18,000 gross with €4,000 of deductible costs:

Net taxable income: €14,000
Tax: €12,000 × 15% + €2,000 × 35% = €1,800 + €700 = €2,500
Effective rate: ~17.8%

4. Selling: Capital Gains Tax

Greek capital gains tax on property sale has been suspended since 2014 for individuals. The suspension has been renewed annually and is currently in effect through end of 2026.

When (if) reinstated:

Rate: 15% on profit (sale price minus purchase price minus documented improvements)
Reductions for holding period: -5% per year up to -25% after 5 years

For corporate owners (LLCs holding the property), normal corporate tax rates apply.

5. Inheritance and gift tax

If you inherit Greek property or receive it as a gift, tax applies based on relationship and value:

Inheritance/gift to spouses, children, parents (Category A)

First €150,000 per heir: tax-free
€150,000 – €300,000: 1%
€300,000 – €600,000: 5%
Over €600,000: 10%

Other relatives (Category B)

First €30,000 tax-free, then 5%–20%.

Unrelated heirs (Category C)

First €6,000 tax-free, then 20%–40%.

Practical: Most family-property inheritances fall under Category A and are partially or fully tax-free.

Special regime: Greek tax residency for retirees

If you spend 183+ days per year in Greece and apply for tax residency, you may qualify for a special flat-rate scheme for foreign pension income:

Flat 7% tax on all foreign pension income
Valid for 10 years (renewable in some cases)
Conditions: you must not have been a Greek tax resident in 5 of the prior 6 years

This is one of the most attractive retiree tax regimes in Europe. Combined with Greek property ownership and the climate, it explains why so many German, Scandinavian and UK retirees relocate here.

How HomeHellas helps with taxes

We are not accountants, but we coordinate:

Pre-purchase tax estimate so you know the true cost
Introduction to vetted accountants in Thessaloniki, Athens and Chania
First-year ENFIA filing handling (free for our clients)
Coordination with our lawyer on inheritance planning if relevant

If you have specific tax questions about your situation, send us an inquiry and we will introduce you to the right person.

This article reflects 2026 rates and rules. Greek tax law evolves; always confirm current rules with a qualified accountant before significant decisions.