Greece Property Tax Guide for Foreign Owners 2026: ENFIA, Rental Income, and Capital Gains

Owning property in Greece comes with a predictable set of taxes, and foreign owners pay them on exactly the same terms as Greek nationals. The good news is that the rates are clear and, for 2026, several of them are unusually favourable. This guide breaks down what you pay every year, what you pay on rent, and what you pay when you sell.

Do foreigners pay the same property taxes as Greeks?

Foreigners pay the same property taxes in Greece as Greek citizens, with no extra surcharge for non-residents. Whether you live in Athens or abroad, ownership of Greek real estate triggers the annual ENFIA tax, municipal charges, and the relevant taxes on rental income and sales. Nationality does not change the rate.

What does change is your filing path. Non-residents need a Greek tax number and usually file through a local tax representative or accountant, but the underlying tax bill is identical to a resident's.

What is ENFIA and how much is it?

ENFIA is the annual Unified Property Tax, and it generally runs from about 2 to 16.20 euros per square metre for buildings, plus a smaller charge on land. Introduced under Law 4223/2013 and reformed in 2022, ENFIA is calculated from each property's location, size, age, and floor, using the official zone values. Land is taxed at a much lower band, from roughly 0.0037 to 9.25 euros per square metre.

For 2026, a 20 percent ENFIA discount applies to insured homes valued under 500,000 euros, so insuring the property against natural disasters directly reduces the annual bill. The tax is usually issued mid-year and can be paid in monthly installments.

How much tax do I pay on rental income in Greece?

Rental income from Greek property is taxed on a progressive scale that, from 2026, runs 15, 25, 35, and 45 percent. A reform effective 1 January 2026 added a new intermediate bracket to soften the old jump from 15 to 35 percent. The structure is: 15 percent on income up to 12,000 euros, 25 percent from 12,001 to 24,000 euros, 35 percent from 24,001 to 35,000 euros, and 45 percent above 35,000 euros.

These rates apply to net rental income after allowable deductions. Short-term rentals run through platforms can fall under different rules and additional levies once you operate at scale, so check your status if you let several properties.

Is there capital gains tax when I sell Greek property?

Capital gains tax on the sale of Greek property is set at 15 percent, but it is suspended through 31 December 2026, so sales completed in that window currently pay zero. The 15 percent rate under Law 4172/2013 has been repeatedly frozen by successive governments, and the latest suspension covers all of 2026. In practice this means a foreign owner selling in 2026 keeps the gain without this particular tax.

Treat the suspension as temporary. It has been extended year by year, and there is no guarantee it continues beyond the current deadline, so timing matters if a sale is on the horizon.

What taxes do I pay when buying?

When you buy resale Greek property you pay a transfer tax of 3.09 percent of the assessed value, while new builds can fall under a VAT regime that is currently suspended. The property transfer tax, known as FMA, is calculated on the higher of the contract price or the tax-assessed value. For newly built properties sold by a developer, a 24 percent VAT would normally apply, but that VAT on new builds has been suspended, which has pushed many new sales back under the lower transfer tax.

You also budget for notary fees, land registry fees, and legal costs, which together typically add a few percent to the purchase.

What is the annual municipal property tax (TAP)?

TAP is a small municipal property duty, charged at roughly 0.025 to 0.035 percent of the property's value, and it is usually collected through your electricity bill. This levy funds local services and is separate from ENFIA. Because it rides on the utility account, owners sometimes do not notice it as a distinct tax, but it must be kept current.

For an apartment of average value the annual TAP is modest, often a few tens of euros, but unpaid balances can attach to the property.

Do I need a Greek tax number (AFM) to own property?

Yes, you need a Greek tax number, the AFM, before you can buy property, open the necessary accounts, or pay ENFIA. The AFM is issued by the Greek tax authority and is required for the purchase contract, utility connections, and every tax filing that follows. Foreign buyers obtain it in person or through a representative holding power of attorney.

Without an AFM you cannot complete a purchase, so arranging it is one of the first steps in any Greek transaction.

What happens if I do not pay ENFIA?

If you do not pay ENFIA, interest and penalties accrue, and you cannot legally transfer or sell the property until the tax is cleared. Greek law requires an ENFIA clearance certificate showing the last several years are paid before a sale can be notarised. Persistent non-payment can also lead to enforcement against the property.

Because the certificate is a hard gate at sale, an unpaid ENFIA balance quietly blocks any plan to sell or gift the property. Bektu recommends foreign owners set a calendar reminder for the annual ENFIA cycle, since the bill and its installment deadlines are easy to miss from abroad.