Property Taxes for Foreign Buyers in Greece 2026 Guide
Learn which Greek property taxes you pay as a foreign buyer in 2026, from purchase to ongoing ownership, with typical rates and practical tips.
Buying property in Greece as a foreigner is straightforward, but the tax picture catches many newcomers off guard. Beyond the headline price you face a one-off transfer tax or VAT, annual ENFIA, and taxes on rental income or future resale. This guide walks through each tax for 2026, gives typical figures, and flags where you must confirm current rules with a licensed Greek lawyer or accountant.
Who Can Buy and What Foreigners Should Know First
There are essentially no restrictions on EU or non-EU nationals owning Greek property, and foreign buyers enjoy the same tax treatment as locals. The main exception is land near borders or on certain islands, which may require special permission for non-EU buyers. Before paying anything, you must obtain a Greek tax number (AFM) and usually open a Greek bank account, since taxes are settled through the local system. You appoint a notary to formalise the deed and, in practice, a lawyer to run due diligence. Getting your AFM and engaging a tax advisor early lets you budget transfer tax, ENFIA and notary fees accurately. Confirm any island or border-zone rules with a local lawyer before signing.
Purchase Taxes: Transfer Tax vs VAT
Every purchase triggers either transfer tax or VAT, never both. Resale and older properties carry a property transfer tax (FMA) of roughly 3% on the assessed or contract value, whichever is higher, paid before the deed is signed. Brand-new builds where the developer's permit is recent can instead fall under VAT at around 24%, though Greece has repeatedly suspended new-build VAT to stimulate the market, so many new homes effectively pay the 3% transfer tax instead. The suspension status changes year to year, making this the single most important figure to verify for 2026. On top of the headline tax, budget notary fees, land-registry costs and lawyer fees that together commonly add another few percent. Always confirm the applicable rate with your notary and tax advisor.
Annual Ownership Tax: ENFIA
Once you own Greek property you pay ENFIA, the annual unified property tax, billed by the tax authority each year and usually payable in monthly instalments. ENFIA has two parts: a main tax based on each property's size, location, age and floor, plus a supplementary tax on higher-value portfolios. For a typical apartment or holiday home the annual bill is often modest, ranging from a few hundred to a couple of thousand euros depending on location and value, with prime city-centre and island properties costing more. Recent years brought discounts for many owners, but rates and reliefs are adjusted regularly. Your accountant can estimate ENFIA from the property's official tax value (antikeimeniki axia) before you buy, so factor it into your annual budget.
Income, Rental and Capital Gains Taxes
If you let your Greek property, rental income is taxed on a progressive scale that for individuals typically starts around 15% on lower bands and rises to roughly 35-45% on higher income, with short-term holiday lets subject to additional rules and registration. Non-residents are taxed only on Greek-source income but must still file a Greek return. Capital gains tax on property resale has been repeatedly suspended in recent years, meaning many sellers currently pay little or no gains tax, but this suspension is renewed periodically and could lapse. Inheritance and gift taxes also apply to Greek property and vary with the relationship between parties. Because these rules shift frequently, confirm the 2026 rates, thresholds and any active suspensions with a Greek tax professional before relying on them.
Financing, Golden Visa Links and Common Pitfalls
Non-residents can obtain Greek mortgages, though banks typically lend a lower loan-to-value (often around 60-70%) and require proof of income, so many foreign buyers pay cash. A property purchase can also support the Greek Golden Visa residency permit, whose minimum real-estate investment thresholds were raised and now vary by location, so verify the current figure if residency is your goal. The classic pitfalls are underestimating total acquisition costs, assuming new-build VAT or capital gains rules without checking their current suspension status, and skipping a full title search. Buying through an off-plan developer adds VAT and completion-risk considerations. Engaging an independent lawyer who does not represent the seller, and a tax advisor, protects you from costly surprises.
FAQ
Do foreigners pay higher property taxes in Greece than locals?
No. EU and non-EU buyers are generally taxed on the same terms as Greek nationals for transfer tax, ENFIA, rental income and capital gains. The practical differences are administrative, such as needing a Greek tax number (AFM) and filing a Greek tax return on local-source income. Always confirm your specific situation with a Greek accountant.
What is the property transfer tax rate in Greece for 2026?
The transfer tax (FMA) on resale and older properties is typically around 3% of the assessed or contract value, whichever is higher. New builds can fall under VAT of about 24%, though that has often been suspended in favour of the 3% rate. Because suspension status changes yearly, confirm the 2026 position with your notary and tax advisor.
How much is ENFIA, the annual property tax?
ENFIA depends on each property's official tax value, size, location, age and floor. For a typical apartment or holiday home it often ranges from a few hundred to a couple of thousand euros per year, with prime locations costing more. It is usually paid in monthly instalments. Ask your accountant for an estimate from the property's antikeimeniki axia before buying.
Is there capital gains tax when I sell Greek property?
Greece has repeatedly suspended capital gains tax on property resale, so many sellers currently pay little or none. However, the suspension is renewed periodically and could lapse, reinstating a tax on the gain. Never assume it is zero for 2026; verify the active status with a Greek tax professional before you sell.
Does buying property qualify me for residency in Greece?
A qualifying property purchase can support the Greek Golden Visa residency permit. Minimum investment thresholds were raised and now vary by area, with higher amounts in popular regions. Rules and figures change frequently, so confirm the current 2026 threshold and requirements with a licensed immigration lawyer before treating residency as guaranteed.
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