Understanding ENFIA and Greek property taxes.
Greece's tax treatment of property is genuinely more accessible than most of Western Europe. A 3.09% transfer tax, no separate foreign-buyer levy, and two major suspensions are currently in effect. But "accessible" still means five distinct cost lines a buyer needs to model before making an offer.
Greek property taxation runs on two timelines that matter to every buyer. Acquisition-stage costs are paid once; ongoing annual costs are paid every year you own.
- Transfer tax — 3.09% on resale property, calculated on the higher of price or assessed value
- New-build VAT — 24% standard rate, currently suspended through 31 December 2026
- ENFIA — the annual unified property tax every owner pays, regardless of nationality
- Capital gains tax — 15% statutory rate, suspended since 2014, currently through 2026
Acquisition-stage costs
Transfer tax (3% plus municipal surcharge), calculated on the higher of contract price or the state's official assessed value.
Standard VAT rate — suspended through 31 December 2026 under Law 5246/2025 where the developer opts in.
Plus 24% VAT on the notary fee itself, calculated on the property's assessed value.
Independent legal counsel plus Land Registry/Cadastre registration.
ENFIA, explained
ENFIA (Enniaios Foros Idioktisias Akiniton) is Greece's unified annual property tax. It applies to every owner regardless of residency status or nationality — there's no separate foreign-owner rate. It has two components. The main tax is calculated per square metre at €2 to €16.20, depending on zone, age, floor, and use. A supplementary tax applies if an owner's total Greek property holdings exceed €400,000 in assessed value.
For a mid-market apartment, annual ENFIA typically runs to a few hundred euros — a modest ongoing cost by Western European standards. Premium-zone properties or larger portfolios scale up from there.
Capital gains tax
| Detail | |
|---|---|
| Statutory rate | 15% on resale profit |
| Current status | Suspended every year since 2014, most recently extended through 31 December 2026 |
| 2027 status | No confirmed decision yet on further extension |
Rental income tax for individual landlords
Everything above covers ownership costs. If the property is let, rental income is taxed separately on a progressive scale for individual landlords. That's a materially different structure from a flat corporate rate, and one that's easy to overlook when modelling net yield.
Individual rental income in Greece is generally taxed progressively. A lower rate applies to the first tranche of annual rental income, rising through higher bands as income increases. The exact current thresholds and rates should be confirmed with a Greek tax adviser, since these are adjusted periodically. A Golden Visa-qualifying property also carries the additional restriction against short-term letting entirely.
A worked example: €400,000 resale apartment
| Cost line | Rate | Approximate amount |
|---|---|---|
| Transfer tax | 3.09% | €12,360 |
| Notary fees | ~1.2% | €4,800 |
| Legal fees | ~1.5% | €6,000 |
| Registry fees | ~0.75% | €3,000 |
| Total acquisition cost | ~6.5% | ~€26,160 |
This cost stack sits alongside the wider Greek ownership framework and Greece investment guide. See our Golden Visa zone guide if residency is part of your objective, the seven-step buying process for where these costs fall in the transaction, and how Greece's tax rates compare to Spain, Portugal, and the UAE. Tax is one line item — see our quality of life in Greece guide for the fuller cost-of-living picture beyond ownership.
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ENFIA and Greek property tax FAQ
How much is ENFIA on a mid-market apartment in a secondary Greek city?
Usually a few hundred euros annually, based on the €2–€16.20 per-square-metre main tax rate. The exact figure depends on the property's zone, age, floor, and size.
Do I still pay Greek property tax if I'm not a tax resident of Greece?
Yes. ENFIA is levied on property ownership itself, not on tax residency. A non-resident owner pays exactly the same ENFIA as a resident owner on an equivalent property.
Will I pay 24% VAT or 3.09% transfer tax on a new-build apartment in Greece?
It depends on whether the developer has opted into the VAT-suspension route under Law 5246/2025. If they have, the rate is 3.09% instead of 24% VAT, through 31 December 2026.
Rental Income & Payment
Do I pay Greek tax on rental income if I only let the property occasionally?
Rental income earned by an individual landlord is generally taxable regardless of frequency. The exact treatment and reporting threshold should be confirmed with a Greek tax adviser. Golden Visa-qualifying property carries an additional restriction against short-term letting entirely, separate from the tax question.
Is there a double taxation treaty that stops me paying tax twice on Greek property?
Greece has double taxation treaties with a number of countries, which can prevent the same income being fully taxed twice. The mechanism and relief available depend on your specific home country and residency status. This should be confirmed with a tax adviser who understands both the Greek side and your home jurisdiction's rules.
What happens if I don't pay ENFIA on time?
Late payment typically triggers interest and penalty charges, and unresolved ENFIA arrears can complicate future transactions involving the property, including resale. ENFIA is usually payable in instalments through the tax year. Confirm the current payment schedule and any penalty structure with your accountant or legal representative.
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