Greece Property Taxes and Buying Costs for Foreign Buyers in 2026
A plain-English breakdown of Greece property taxes and buying costs for foreign buyers, including transfer tax, ENFIA, E9 filings, professional fees and ongoing ownership costs.
A Greek property budget should start with the purchase price, but it should never stop there. Foreign buyers need to allow for acquisition tax, professional fees, registration costs, annual property tax, accounting, insurance, maintenance and currency movement.
This article was reviewed on 19 May 2026. Tax treatment depends on the buyer, property and transaction structure, so use a Greek accountant and lawyer before signing.
Real estate transfer tax
The Ministry of Economy and Finance states that real estate transfer tax is payable by the buyer and is calculated at 3% on the taxable value of the transfer. AADE's non-resident tax guide adds that there is a 3% levy on the main tax in favour of municipalities and communities.
For many resale purchases, buyers describe this as an effective 3.09% transfer-tax cost before professional fees. The exact base and treatment should be checked by the notary and accountant for the specific property.
When the tax is paid
AADE's guide states that transfer tax is paid before drawing up the transfer contract. This matters for overseas buyers because funds need to be cleared, converted and available before the final signing date.
Do not wait until completion week to solve banking, source-of-funds or foreign exchange logistics.
ENFIA annual property tax
ENFIA is Greece's annual real estate ownership tax. The Ministry of Economy and Finance explains that it applies to rights in rem to real estate located in Greece and owned on 1 January each year. The calculation depends on property characteristics such as location, area, use, age, floor and facades, plus value-based elements.
AADE's guide for non-residents also notes the E9 real estate statement process after acquisition and describes ENFIA payment in up to ten monthly instalments. Your accountant should handle the registration and annual filing calendar.
Other buying costs to plan for
- Notary fees and deed preparation.
- Independent lawyer fees for title, contract and closing support.
- Land registry or cadastre registration fees.
- Engineer or survey costs for building condition, permits and unauthorised works.
- Translation, apostille and power-of-attorney costs for remote buyers.
- Real estate agent commission if agreed under the brokerage mandate.
- Bank, mortgage, valuation and foreign-exchange costs where relevant.
New-build and VAT caution
VAT treatment for new buildings has changed through suspension rules in recent years. Because the rules can affect the total cost materially, buyers should ask the notary and accountant to confirm whether the transaction is subject to transfer tax, VAT or another specific treatment before offer terms are finalised.
Ongoing ownership costs
After completion, budget for ENFIA, building common charges, utilities, insurance, accounting, property management, maintenance, repairs, rental compliance and income tax if the property is rented. Island and villa properties may also need garden, pool, water, security and seasonal opening or closing costs.
Practical next move
Ask your lawyer or accountant for a completion statement before you sign any binding agreement. It should show purchase price, tax, notary, registration, legal, engineering, agency, translation, banking and reserve amounts in one place.
Sources reviewed on 19 May 2026
- Greek Ministry of Economy and Finance: capital taxation and transfer tax
- Greek Ministry of Economy and Finance: ENFIA
- AADE tax guide for Greeks abroad and non-residents
Build the budget in three layers
Foreign buyers often ask for one percentage to add to the asking price. That is a useful rough planning shortcut, but it is not a reliable transaction budget.
A stronger budget separates tax and transfer costs, professional and property-specific costs, and first-year ownership costs.
Three-layer buyer budget
Real-estate transfer tax
AADE states that in a purchase and sale of property or a real right over property in Greece, the buyer is responsible for real-estate transfer tax.
The general rate is 3% of taxable value. AADE also states that the main transfer tax is subject to a municipal and community levy at 3% of the main tax.
This is one reason buyers should ask the notary or accountant for the actual tax calculation rather than applying 3% to an online asking price and assuming the answer is final.
First-residence exemptions are not automatic for every foreign buyer
AADE publishes exemptions for qualifying first-residence purchases, but eligibility depends on factors including status, existing housing rights and residence conditions.
Do not build a budget around an exemption until an adviser has confirmed that you qualify.
Notary and registration costs
The notarial deed is central to the transfer. Registration with the appropriate land registry or Hellenic Cadastre process also carries transaction costs.
The exact amount depends on the deed, property and services involved. Ask for written estimates rather than relying on a single generic percentage from a blog.
Lawyer and engineer costs
A lawyer can investigate title, ownership, encumbrances, contracts and transaction structure. An engineer can review the physical property, permits, recorded area and building condition.
Those services are not interchangeable, and the cost can rise when a property is legally or technically complicated.
Our due-diligence checklist explains why both reviews matter.
Translation, certification and power of attorney
Overseas buyers may need translations, authentication, courier services or a power of attorney.
The amount depends on where documents originate and how much of the process is completed remotely. These costs are usually modest relative to the property price, but they should still be in the completion budget.
The remote-buying guide sets out the administration involved.
Currency can move the effective purchase price
A buyer earning or holding savings in Australian dollars, pounds, US dollars, Canadian dollars or another currency has a second price to manage: the exchange rate.
Do not compare foreign-exchange providers only by the headline rate. Consider the full amount of euros delivered, transfer charges, timing and the security of the payment process.
If the purchase depends on a mortgage, read \1.
Renovation and immediate work
A property that needs roof, electrical, plumbing, waterproofing, structural or heating work can change the true acquisition cost dramatically.
Separate essential work from discretionary finishes. Obtain written scopes where possible and maintain a contingency appropriate to the age and condition of the building.
The \1 is particularly relevant for renovation purchases.
ENFIA and E9 after completion
AADE requires owners to deal with the E9 property statement after acquisition. ENFIA is calculated annually on Greek real estate based on the ownership position on 1 January.
AADE also explains that E9 may be created automatically for qualifying digital myPROPERTY transactions. The owner should still verify the record.
Because current AADE English pages display differing deadline wording for E9, confirm the live filing deadline with your accountant rather than relying on a static article date.
Insurance and building charges
Budget for insurance appropriate to the property and location. Apartment buyers should ask for current common charges and any planned major works. Villa buyers may need pool, garden, security and exterior maintenance.
If you live abroad, local management or periodic inspections can also be part of responsible ownership.
Rental-property operating costs
A gross rental figure is not a net return.
Include management, cleaning, utilities where owner-paid, maintenance, replacement items, platform charges, insurance, tax and vacancy.
For short-term accommodation, also confirm the current registration and safety requirements before assuming the property can operate as planned. See the \1.
Create a completion statement before signing
Before the deed, ask for a simple written schedule showing: purchase price, tax, estimated professional fees, registration, funds already paid, completion funds, immediate works and a first-year reserve.
This makes foreign-exchange transfers easier to plan and prevents the buyer from spending the full cash budget on the property price itself.
The shorter \1 can be used as a checklist alongside this article.
Sources reviewed
Primary tax references are AADE's Real Estate Transfer Tax and E9/ENFIA guidance. AADE confirms the buyer's transfer-tax liability, the 3% general rate and the municipal levy on the main tax. Property-specific professional fees, registration charges and exemptions should be confirmed before completion.
