Greece imposes several property-related taxes, including transfer taxes, annual levies like ENFIA, and municipal fees. Another important issue to understand is the Greek capital gains tax on property, which is currently suspended until the end of 2026, creating a window of opportunity for investors. These taxes are generally calculated based on an official property assessment conducted by the Greek tax authorities. Additionally, your tax obligations may vary depending on your tax residency status in Greece — something particularly relevant for foreign nationals taking advantage of special programmes like the Non-Dom Regime.
This guide provides a thorough overview of all major property-related taxes and special regimes for foreign investors, equipping you with the knowledge needed for informed and strategic investment decisions in Greece.
Understanding property taxes in Greece
Property taxation in Greece includes several components that investors must consider. These cover taxes incurred during the acquisition of property, annual ownership taxes, and taxes applicable upon the sale or inheritance of property. The Greek tax system differentiates between individual and corporate ownership, with specific provisions for foreign investors. Staying informed about these taxes is essential for compliance and financial planning.
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Key taxes for property owners
Does Greece have property tax? Yes — real estate owners should take into account a transfer tax, an annual property tax, and municipal taxes.
Transfer tax
Buyers are subject to a real estate transfer tax when purchasing real estate in Greece. As of 2025, this tax is levied at a rate of 3% on the property’s taxable value. Additionally, a municipal surcharge of 3% on the transfer tax amount brings the total effective rate to approximately 3.09%. It’s important to note that this tax applies to properties not subject to VAT, typically older properties. For new buildings subject to VAT, the transfer tax is not applicable.
ENFIA (Annual Property Tax)
The ENFIA (Uniform Real Estate Ownership Tax) is an annual tax imposed on property owners in Greece. The main tax rate varies based on factors such as the property’s location, size, and age, ranging from €2 to €16.20 per sq. m. Properties in high-demand areas like central Athens, Mykonos, and Santorini generally attract higher rates.
TAP (Municipal Taxes)
In addition to national taxes, property owners in Greece are subject to the TAP (Municipal Property Tax), which is collected through electricity bills. The TAP rate ranges between 0.025% and 0.035% of the property’s objective value, potentially adjusted based on the property’s age. These funds support local municipal services and infrastructure.
Corporate property taxes in Greece
Corporate entities acquiring real estate in Greece are also subject to the real estate transfer tax at a rate of 3%, with the additional municipal surcharge bringing the total to approximately 3.09%. This tax applies to properties not subject to VAT. For new constructions where VAT is applicable, the transfer tax is not imposed.
Additional taxes for property holders
Additional taxes apply to capital gains and inheritance.
Capital Gains Tax on property sales
As of 2025, the capital gains tax on the sale of immovable property in Greece is suspended until December 31, 2026. This suspension means that individual sellers are not taxed on the profit from the sale of their property during this period. However, it’s essential to consider tax obligations in your home country, as Greece has treaties to avoid double taxation with many nations.
Inheritance tax on real estate
Inheritance tax in Greece varies depending on the relationship between the deceased and the beneficiary. Close relatives, such as children, spouses, and siblings, often benefit from significant exemptions or reduced rates. The tax is calculated based on the property’s objective value, which is typically lower than its market value. Proper legal procedures, including formal acceptance of the inheritance and registration with local authorities, are required.
Special tax regimes for foreign investors
Greece non-dom tax regime for property investors
Greece offers a favourable non-domiciled (non-dom) tax regime for foreign investors who transfer their tax residence to Greece. Under this regime, eligible individuals can opt to pay a flat annual tax of €100,000 on foreign-sourced income, regardless of the amount earned abroad. To qualify, applicants must not have been Greek tax residents for 7 of the last 8 years and must invest at least €500,000 in Greece within 3 years of application. This investment can be in real estate, businesses, or securities. The non-dom status can be maintained for up to 15 years, as long as the individual continues to satisfy the required eligibility conditions.
Paying property taxes in Greece
If you own property in Greece, understanding how and when to pay property taxes is essential for staying compliant and avoiding penalties.
How and when to pay property taxes
Property taxes in Greece, such as ENFIA, are typically assessed annually, with payment schedules announced by the tax authorities. For 2025, ENFIA payments can be made in 12 monthly installments, starting from the end of March. Timely payment is crucial to avoid penalties and interest charges. Taxpayers should stay informed about deadlines and ensure compliance with payment requirements.
Common payment methods and deadlines
Greek property taxes can be paid through various methods, including online banking, direct debit, and at authorized banks or post offices. The Greek tax authority’s online platform provides detailed information and services related to tax payments.
The Greek tax authority’s official online platform is AADE (Independent Authority for Public Revenue). This website allows property owners and taxpayers to manage their tax obligations, submit declarations, pay property taxes (like ENFIA), and find official information regarding deadlines and procedures. For English-speaking users, some sections are available in English, though many services are primarily in Greek.
Deadlines for tax payments are strictly enforced, and late payments may incur additional charges. It’s advisable to set reminders and consult with a tax advisor to ensure timely compliance.
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FAQ
What is the property tax rate in Greece for foreigners?
Foreigners purchasing property in Greece are subject to a real estate transfer tax of 3%, plus a municipal surcharge of 3% on the transfer tax amount, totaling approximately 3.09%. Additionally, they are liable for annual property taxes like ENFIA and TAP, calculated based on the property’s characteristics and location.
How is capital gains tax calculated on property in Greece?
Currently, the capital gains tax on the sale of immovable property in Greece is suspended until December 31, 2026. Under normal circumstances, the tax would be 15% on the net profit from the sale. However, during the suspension period, individual sellers are not taxed on capital gains from property sales.
Are there any exemptions to property taxes in Greece?
Yes, certain exemptions and reductions apply, especially concerning inheritance tax for close relatives. Additionally, the non-dom regime offers tax incentives for foreign investors who meet specific criteria. It’s essential to consult with a tax advisor to explore applicable exemptions based on individual circumstances.
Does Greece have a property tax for foreign investors?
Yes, foreign investors are subject to the same property taxes as Greek nationals, including transfer tax, ENFIA, and TAP. However, Greece offers favourable tax regimes, such as the non-dom program, which can provide significant tax benefits for qualifying foreign investors.
How can I reduce my property taxes in Greece?
To reduce property taxes, investors can explore eligibility for tax incentives, such as the non-dom regime, ensure accurate property valuations, and stay informed about any applicable exemptions or reductions. Engaging a local tax advisor can provide personalized strategies for tax optimization.
Are property tax rates in Greece the same for everyone?
Property tax rates, such as ENFIA and TAP, vary based on factors like property location, size, age, and usage. Therefore, tax rates are not uniform and are calculated individually for each property.
What are the payment deadlines for property taxes in Greece?
For 2025, ENFIA payments can be made in 12 monthly instalments, starting from the end of March. Specific deadlines for other taxes may vary, so it’s crucial to monitor announcements from the Greek tax authorities and adhere to stipulated payment schedules to avoid penalties.
