Before committing to a property purchase in Greece, you need a clear picture of the total cost of acquisition and the ongoing tax obligations that follow. Transaction costs are meaningful — typically 8–10% of the purchase price — and the Greek tax system levies charges on purchase, on annual ownership, and on rental income. Capital gains tax remains suspended as of mid-2026, though this is subject to change.
This guide covers each tax and fee in detail. It is intended to inform your financial planning, not to replace professional tax advice. Greek tax law changes frequently; always verify the current position with a qualified Greek accountant or tax adviser before proceeding.
Property values can fall as well as rise. Rental income projections are not guaranteed.
Transaction Costs on Purchase
1. Property Transfer Tax — 3.09%
The primary tax on acquiring a resale (second-hand) Greek property is the Real Estate Transfer Tax, levied at a flat rate of 3.09%. It is applied to whichever is the higher figure: the agreed contractual price or the property's assessed tax value (antikeimeniki axia), which is set by the Greek tax authority.
The tax is paid by the buyer to the tax authority (AADE) before the final contract (symvolaio) can be signed before a notary. Your lawyer will prepare and submit the relevant declaration.
New-Build Properties and VAT
New residential buildings — those being sold for the first time after construction — are not subject to transfer tax. Instead, VAT at 24% applies in principle. However, the Greek government has suspended the application of VAT on new residential builds on multiple occasions. These suspensions have been temporary and subject to extension. As of mid-2026, you should confirm the current VAT status of any new-build property with your lawyer at the time of purchase, as the position may differ from property to property depending on the date the building permit was issued.
When VAT applies, the cost impact on new builds is substantial and must be factored into investment modelling.
2. Notary Fees — Approximately 1–1.5%
A Greek notary (symvolaiografos) is a mandatory participant in every property transfer. Notary fees are set by law on a sliding scale based on the transaction value. For most residential transactions, expect fees in the range of 1–1.5% of the purchase price. The notary's fee covers the preparation and execution of the final contract and, where applicable, the preliminary contract.
3. Legal Fees — Approximately 1–2%
You must instruct an independent Greek property lawyer. Legal fees are not regulated by law but are commonly quoted as a percentage of the purchase price, typically 1–2%, depending on the complexity of the transaction and the scope of work agreed. For transactions involving a Golden Visa application, the legal workload is greater and fees may be towards the upper end or structured separately.
Always agree on the fee and scope in writing before instructing. See our guide to buying property in Greece for a full breakdown of the lawyer's role.
4. Estate Agent Fees — Approximately 2–3%
Greek estate agent (mesitis) fees are typically charged to the buyer rather than (or in addition to) the seller, unlike in some other markets. Buyer-side agent fees are generally in the range of 2–3% of the purchase price, plus VAT. Confirm the fee structure — and who pays it — in writing before viewing properties through any agent.
5. Land Registry / Cadastre Registration Fees
Once the final contract is signed, the transfer must be registered at the Land Registry or Cadastre. Registration fees are modest — typically under 1% of the transaction value — but are a necessary cost and must not be overlooked.
6. Engineer's Certificate Fee
Before the final contract can be executed, an engineer licensed with the Technical Chamber of Greece (TEE) must certify the property's planning and construction legality. This is a statutory requirement. Fees vary by property size, age and complexity but are generally a few hundred euros for a standard apartment. For larger or more complex properties the cost will be higher.
Summary: Estimated Total Transaction Costs
The following ranges are indicative for a resale residential property in Greece as of 2026. Actual costs depend on the specific property, its value, location and the professionals instructed.
| Cost | Approximate Rate |
|---|---|
| Property transfer tax | 3.09% of purchase price or assessed value |
| Notary fees | 1.0–1.5% |
| Legal fees | 1.0–2.0% |
| Estate agent (buyer side) | 2.0–3.0% (+ VAT) |
| Land registry registration | Up to ~0.5% |
| Engineer's certificate | Fixed fee (varies) |
| Total (indicative) | ~8–10% of purchase price |
For new-build properties where VAT at 24% applies, the total acquisition cost increases substantially. VAT suspension status must be confirmed at the time of purchase.
Annual Property Tax — ENFIA
ENFIA (Eniaios Foros Idioktisias Akinition) is Greece's annual property tax. It is assessed annually against anyone who holds real estate in Greece on 1 January of each tax year, regardless of whether they are resident in Greece.
ENFIA is not a single flat-rate tax. It is calculated based on a matrix of property characteristics including:
- Surface area of the property
- Location zone (as designated by the Greek tax authority)
- Floor level (for apartments)
- Age of the building
- Use of the property (residential, commercial, land)
- Number of properties held by the same owner
The tax authority calculates ENFIA automatically and issues notices annually. For a modest urban apartment in a standard zone, ENFIA may run to a few hundred euros per year. For larger or higher-value properties in prime zones, the liability increases materially. ENFIA rates and zone valuations are subject to annual revision by the Greek government.
ENFIA is paid in instalments, typically between September and January of the following year. Unpaid ENFIA can be registered against the property title and may surface in due diligence searches. Sellers are expected to have cleared all outstanding ENFIA before transfer.
Rental Income Tax
Rental income from Greek property is subject to Greek income tax regardless of whether the owner is resident in Greece. The progressive rates as of 2026 are:
| Annual rental income (gross) | Tax rate |
|---|---|
| Up to €12,000 | 15% |
| €12,001 – €35,000 | 35% |
| Above €35,000 | 45% |
These rates apply to rental income net of a limited allowance for expenses. Greece does not permit the deduction of mortgage interest or depreciation from taxable rental income in the way some other jurisdictions do. Specific rules apply to corporate landlords and to properties owned via company structures.
Short-Term Rental (Short-Let) Income
Income from short-term lettings — including bookings made through platforms such as Airbnb, Vrbo or similar — is taxed under the same progressive schedule as standard rental income. There is no separate short-let tax regime.
However, short-let operations carry additional compliance obligations. All properties offered for short-term rental in Greece must be registered on the Greek tax authority's designated platform and assigned a short-let registration number (AMA). This number must appear in all listing advertisements. Operating without registration is an offence and can result in fines.
Golden Visa note: Properties purchased under the Greek Golden Visa programme are subject to restrictions on their use as short-term rentals. This is an important planning consideration for investors who intend to pursue both a Golden Visa and a short-let income strategy simultaneously. Seek specific legal advice on this point before proceeding.
Capital Gains Tax — Current Suspension
Greece introduced a Capital Gains Tax (CGT) on real estate disposals in 2014, levied at 15% on the gain. Its application was suspended shortly after introduction. As of mid-2026, the suspension remains in effect, meaning that individual sellers do not currently pay CGT on the sale of Greek property.
This is not a permanent exemption. The suspension has been extended repeatedly by successive governments, but it can be lifted at any time by legislation. Anyone modelling an investment exit should seek up-to-date legal advice on the CGT position at the time of intended sale.
CGT on property held through corporate structures, or by sellers who are classified as professional real estate traders, may be treated differently. This is a complex area that requires professional advice specific to your circumstances.
Double Taxation Agreements
Greece has double taxation agreements (DTAs) with a significant number of countries, including the United Kingdom. The DTA between Greece and the UK generally provides that rental income from Greek property is taxable in Greece, with a credit available in the UK for Greek tax paid, depending on the individual's UK tax position. UK residents holding Greek property should take advice from a UK tax adviser familiar with cross-border property income as well as from a Greek tax professional.
VAT on Professional and Commercial Property
Commercial property transactions in Greece may be subject to VAT at 24% rather than transfer tax, depending on the nature of the vendor (VAT-registered entity) and the type of property. This is particularly relevant for investors considering the commercial-to-residential conversion route under the Golden Visa programme. The VAT implications of such a transaction should be reviewed carefully before acquisition.
Internal Resources
- Greece property investment overview
- How to buy property in Greece
- Greece Golden Visa guide
- Browse Greek property listings
How Global Investments Can Help
Global Investments Properties works with international and expat investors who need to understand the full cost of ownership — not just the headline purchase price — before committing capital. Our team can help you model transaction costs and introduce you to qualified Greek tax professionals who advise non-resident property owners. We do not provide tax advice, and we always recommend that clients seek independent professional guidance appropriate to their individual circumstances. Browse current Greek listings or speak with our team to discuss your investment goals.
Frequently asked questions
What is the property transfer tax rate in Greece?
For resale (second-hand) properties, the transfer tax is 3.09% of the higher of the agreed sale price or the assessed tax value. New builds are subject to 24% VAT in principle, though suspension periods have applied — confirm the current position with your lawyer.
What is ENFIA and how is it calculated?
ENFIA is Greece's annual property tax, payable by anyone who holds property in Greece on 1 January each year. It is calculated based on the property's surface area, location zone, floor level, age, and other characteristics, and varies significantly by property and location.
Is capital gains tax payable on selling Greek property?
Greece introduced a capital gains tax on property in 2014 but suspended its application shortly afterwards. As of mid-2026, the suspension remains in effect, meaning CGT is not currently levied on individual property sales. This position is subject to legislative change and should be verified at the time of any disposal.
How is rental income taxed in Greece?
Rental income received in Greece is subject to Greek income tax on a progressive scale: 15% on the first €12,000 of rental income per year, 35% from €12,001 to €35,000, and 45% above €35,000. These rates apply to gross rental income after limited deductions.
Do I pay tax on short-term rental income in Greece?
Yes. Short-term rental income (for example via platforms such as Airbnb) is taxed in the same way as standard rental income under Greek law. You must also register the property on the Greek short-let platform and include your registration number in all listings.
Can transaction costs be included in the Golden Visa investment threshold?
No. Only the purchase price of the property counts towards the Golden Visa investment threshold. Transaction costs such as transfer tax, notary fees and legal fees are separate and do not contribute to the qualifying investment amount.
This guide is for general information only and does not constitute financial, legal or tax advice. Programme rules, prices and tax rates change; verify current requirements with a qualified adviser before acting.