Property Taxes in Greece 2025

Although property taxation in Greece in 2025 retains its transparent structure and remains attractive to foreign investors, it requires a thorough understanding of all applicable rules and rates. Investors face several main types of taxes when purchasing property in Greece: property transfer tax, VAT, annual ENFIA tax, and rental income tax. There are also obligations when selling or inheriting property.

The tax burden when purchasing real estate depends on the type of property. For older properties, a property transfer tax of 3.09% of the property’s value or objective (tax) value applies if a building permit was issued before January 1, 2006. For new buildings, a building permit issued after January 1, 2006, incurs a 24% VAT. Depending on the characteristics of the property and the purchase agreement, the investor may choose a more favorable tax regime.

Additionally, property owners are required to pay a utility tax levied through electricity bills. This tax is calculated based on the “objective value” of the property and ranges from 0.025% to 0.035%. In 2025, the Greek government will introduce an automated system for reviewing the estimated value of real estate, which could impact the tax base and subsequent payments.

The main annual obligation for property owners in Greece is the ENFIA tax. Levied on both individuals and legal entities, it depends on the property’s characteristics — location, area, age, and type of building. The base rate ranges from €2 to €16.2 per square meter for buildings and from €0.0037 to €9.25 per square meter for land plots. In 2025, owners of insured property will receive concessions: properties valued at up to €500,000 will be taxed at a reduced rate of 20%, while properties valued above this amount will be taxed at a reduced rate of 10%, provided that the insurance was in force for at least three months in the previous year. ENFIA payments in 2025 will be made in 12 monthly installments, starting in March.

Property owners also pay local charges included in their electricity bills, which cover street lighting and trash collection costs. These charges range from €0.018 to €0.073 per square meter and may increase annually at the municipality’s discretion.

If the property is used for rental purposes, the owner must pay income tax. Progressive rates are set for individuals: 15% for income up to €12,000; 35% for income from €12,001 to €35,000; 37% for income from €35,001 to €40,000; and 45% for income exceeding €40,000. A corporate tax rate of 22% applies to legal entities. A temporary preferential regime will be in effect in 2025: long-term leases of residential properties up to 120 square meters that have not been previously leased on a short-term basis will be exempt from income tax for up to 36 months.

Until the end of 2026, capital gains tax on the sale of real estate for individuals in Greece has been suspended, provided the sale is not commercial and does not exceed two properties in two years. Profits from sales of real estate by legal entities are taxed at a rate of 22%.

When inheriting or donating real estate, the tax depends on the degree of kinship. Immediate family members (spouse, children, parents, and grandchildren) are exempt from tax on the first €150,000, after which rates ranging from 1% to 10% apply. Higher rates apply to more distant relatives and third parties, reaching 40%.

Foreign investors can purchase real estate in Greece under the same conditions as Greek citizens. Additionally, there is a program that grants residence permits to those who purchase real estate worth €250,000 or more, making the Greek market particularly attractive to investors. Remember that all changes in property status must be reflected in form E9 in a timely manner, as this form serves as the basis for calculating ENFIA tax.

To obtain ENFIA tax benefits, it is recommended that you insure the property, carefully choose between VAT and transfer tax when purchasing, and take into account the planned change in the estimated value, which may increase the tax base. Investors using properties for rental purposes should study the long-term and short-term rental requirements carefully, as short-term rental restrictions are being introduced in several regions, including Athens.

Overall, Greece’s 2025 tax system combines stability and flexibility. It provides moderate acquisition rates, reasonable annual obligations, and incentives for owners and investors. With competent tax planning, insurance, and compliance with all reporting requirements, real estate in Greece remains an attractive investment and source of stable income.

Taxes when buying property in Greece

Investors face several types of taxes and mandatory payments when purchasing real estate in Greece. The amount depends on the property’s characteristics, construction year, and transaction status. The main tax on the purchase of real estate not subject to VAT is the transfer ownership tax, levied at a rate of 3.09% of the purchase price or the “objective value” of the property, whichever is higher. The buyer pays this tax before the transaction is registered in the land registry.

If the property is a new building for which a building permit was issued after January 1, 2006, value-added tax (VAT) at a rate of 24% applies. This VAT is only levied on the initial sale by the developer and does not apply to subsequent sales. In certain cases, exemptions are available, but they are subject to conditions and time limits.

In addition to transfer tax or VAT, notary and registration fees must be considered when purchasing real estate. Notaries charge a fee of between 0.8% and 1.2% of the property’s value, and registration fees for entering the transaction in the land registry are usually around 0.5%.

Additionally, the buyer must pay a small municipal tax (TAP), which is collected through the utility payment system and calculated based on the “objective value” of the property. The amount varies from 0.025% to 0.035%.

Note that Greece will introduce a new automated property valuation system in 2025, resulting in regular reviews of “objective values.” This may affect the amount of taxes payable at the time of purchase, as well as subsequent annual ENFIA tax payments.

Thus, the main tax expenses when purchasing real estate in Greece are: 3.09% property transfer tax for properties without VAT, 24% VAT for new buildings, notary fees of up to 1%, registration fees of approximately 0.5%, and the municipal TAP tax. In total, including ancillary costs, the overall tax burden when purchasing real estate in Greece is usually around 4-5% of the property’s value if it is not subject to VAT and up to 25% if the standard VAT rate applies.

The cost of legal services when purchasing real estate in Greece depends on the complexity of the transaction, the cost of the property, and the scope of support. On average, it ranges from 1% to 1.5% of the property price.

The cost depends on the complexity of the transaction, the property’s cost, and the scope of support. On average, it ranges from 1% to 1.5% of the property price. A solicitor plays a key role in the purchase process. They conduct a legal review of the property, analyze its ownership history, encumbrances, debts, and legal restrictions. They also prepare a draft purchase agreement and represent the client before the notary and land registry.

Initially, the lawyer verifies that the property complies with the law and that the title documents and data in the registers are authentic. This stage takes from a few days to two weeks, depending on the region and the readiness of the documents. The lawyer then oversees the conclusion of the preliminary contract and monitors the deposit and payment arrangements. In the final stage, the lawyer ensures the registration of ownership rights in the cadastre and the receipt of all supporting documents.

The cost of legal services may vary depending on whether the buyer is a foreign investor. In such cases, the lawyer also prepares tax documentation, helps obtain a Greek tax number (AFM), opens a bank account, and advises on money transfers and currency control. These services are usually paid for separately and cost between €300 and €800, depending on the complexity.

On average, support for a standard residential property purchase transaction in Greece, worth around €300,000, costs between €3,000 and €4,500. If the transaction involves corporate ownership, joint ownership, a mortgage, or purchase through a legal entity, the cost of legal support can reach two percent of the transaction amount.

Thus, legal services are a necessary element in protecting the buyer’s interests when purchasing real estate in Greece. A competent lawyer ensures the legality and transparency of the transaction and prevents possible risks associated with purchasing real estate. This reduces the likelihood of disputes and additional costs in the future.

The cost of notary services when purchasing real estate in Greece

Notary fees are determined as a percentage of the property’s contractual or “objective” value and are regulated by current legislation. On average, notary fees range from 0.8% to 1.2% of the property value. The minimum fee is set by law and includes the notary’s fee for preparing and certifying the purchase agreement, as well as the costs of drawing up additional documents, extracts, and certifications.

The main part of the notary fee is calculated on a progressive scale: 0.8% of the first €120,000 of the property’s value, plus approximately 0.7% of any amount exceeding this threshold. This calculation is based on the value specified in the contract. However, if the tax (objective) value is higher, then the notary fees are calculated based on that value.

In addition to the basic fee, the notary charges fixed administrative costs for issuing extracts, certifying copies, and preparing accompanying documents. These costs usually range from €250 to €500. The buyer pays the state notary fees, which are included in the total amount payable when signing the contract.

Additional costs are added to the notary’s fee if the transaction involves a mortgage loan, the execution of powers of attorney, or the participation of an interpreter. Interpreting services usually cost €100–200, and executing a power of attorney or certifying bank documents costs around €150–250.

Thus, when purchasing a €300,000 property in Greece, notary fees will amount to approximately €2,400 to €3,600, including all associated fees and administrative costs. These costs are paid on the day the purchase agreement is signed. Without the involvement of a notary, the transaction cannot be legally recognized in Greece because notarization is a mandatory element of transferring ownership.

The cost of real estate agent services when purchasing property in Greece

The cost of real estate agent services is regulated by market practice and usually ranges from 2% to 3% of the property’s final cost. The buyer usually pays the commission, but the parties may agree to split the costs between the seller and buyer. Real estate agencies in Greece typically offer services such as selecting suitable properties, organizing viewings, negotiating with owners, checking market value, preparing offers, and coordinating the transaction until it is notarized.

In the Greek market, the agency commission is charged only after the preliminary or main contract of sale is signed. The average commission rate is 3% for properties costing up to €250,000 and can be as low as 2% for more expensive properties or investment properties. In some resort areas, such as Crete, Rhodes, and Santorini, the commission can reach 4% due to high demand and limited supply.

Additionally, agents may charge a fixed fee for services such as document preparation, negotiating with a notary, and assisting clients with tax number applications. Such additional services usually cost between €300 and €800.

Note that real estate activities in Greece are subject to licensing, and only accredited agencies can represent parties in real estate transactions. Reputable agencies include full transaction support in their commission, including assistance with completing tax and banking documents, and support from the initial property selection to the ownership registration in the land registry.

When purchasing a €300,000 apartment or house, buyers should expect to pay between €6,000 and €9,000 for an agent’s services, depending on the region and the agency’s level of service. For investment transactions involving multiple properties or commercial real estate, the commission can be negotiated and reduced for large investments. Thus, the cost of real estate agent services in Greece is a significant but unavoidable part of the transaction. These services provide buyers with professional support, transparent procedures, and minimized legal and market risks.

Taxes on property ownership in Greece

Ownership of real estate in Greece comes with the obligation to pay annual taxes and fees levied at the national and local levels. The main tax applicable to all owners is the single property tax, ENFIA. It is calculated based on the data specified in the E9 declaration and depends on the property’s characteristics — location, area, type of construction, year of construction, condition, and valuation zone.

The ENFIA tax consists of two parts: the basic tax and the additional tax. The basic portion is calculated for each property based on its area and tax value. The base rate ranges from €2 to €16.2 per square meter for buildings and from €0.0037 to €9.25 per square meter for land plots. For apartments and residential buildings, the rate increases depending on the area category and the building’s age. An additional tax is applied if the total tax value of all properties belonging to one owner exceeds a set threshold, typically €400,000.

Since 2025, Greece has offered a tax rebate program to owners of insured properties. If a property has been insured for at least three months in the previous year, the ENFIA tax is reduced by 20% for properties valued at up to €500,000, and by 10% for properties valued above that threshold. This program encourages owners to insure their property, thereby reducing their tax burden and risks.

ENFIA tax payments in 2025 are made in 12 equal monthly installments, starting in March. Owners are notified of the amount due via the myAADE electronic system and can make payments online or through Greek banks.

In addition to the ENFIA tax, property owners pay local taxes and fees included in electricity bills. These fees finance municipal services, such as street lighting, cleaning, and rubbish collection. These fees vary by municipality but usually range from €0.018 to €0.073 per square meter per year.

Note that Greece will introduce a new automated property valuation system in 2025 that will allow for regular reviews of “objective values.” This may lead to an increase in the tax base and, consequently, the annual tax amount for properties in prestigious areas or tourist zones.

Thus, property owners in Greece are obliged to pay ENFIA tax and local utility charges annually. The total tax burden, including all mandatory payments, is usually between 0.1% and 0.3% of the property’s market value per year, depending on the region, property category, and valuation. Regular payment of these taxes ensures legal ownership, the absence of penalties, and the ability to dispose of the property unhindered in the future.

Taxes on short-term property rentals in Greece

Short-term property rentals are subject to special tax rules and are considered a source of income by the tax authorities that must be declared. A short-term rental is defined as a rental of up to 90 days (or up to 60 days on sparsely populated islands) through platforms such as Airbnb or Booking.com. To operate legally, property owners must register their properties in the Short-Term Rental Property Registry and obtain a registration number. This number must be included in advertisements and contracts.

Income from short-term rentals is taxed on a progressive scale. For individuals, the rates are 15% for annual income up to €12,000, 35% for income between €12,001 and €35,000, and 45% for income over €35,000. If an owner rents out multiple properties systematically, the tax authorities may classify this activity as entrepreneurial. This classification entails the obligation to pay income tax at a rate of 22% and contributions to the social security system.

Starting in 2025, owners renting out short-term accommodations will be subject to additional requirements. Properties larger than 80 square meters can only be registered if they comply with fire and health regulations. Additionally, the number of properties that a single owner can rent out is limited. In tourist areas, especially in Athens and on the islands, municipalities are introducing limits on the number of short-term rental properties to prevent housing prices from rising.

Income from short-term rentals must be declared annually on the E1 tax return form. The platform through which the rental is made must report transaction details to the tax authorities. All payments from tenants must be made to a bank account registered with the Greek tax system to ensure transparency and control.

In addition to income tax, property owners must pay a tourist tax if they rent their property through a licensed agency or if it is equivalent to hotel services. This tax ranges from €0.50 to €4 per night depending on the property’s category and size. If the owner advertises independently and does not provide additional services such as cleaning, meals, or transportation, the tourist tax is usually not charged.

It is also important to note the obligation to pay the annual ENFIA tax, which remains in effect regardless of how the property is used. Income from short-term rentals does not exempt owners from paying property taxes or local utility charges.

Thus, while short-term property rentals in Greece can be profitable, they require strict compliance with tax and administrative requirements. For individuals, the tax burden is usually between 15% and 35% of net income, plus utility charges and reporting obligations. Failure to comply with registration rules or file a declaration can result in fines of up to €5,000 and temporary exclusion of the property from the short-term rental system.

Taxes on long-term property rentals in Greece

Long-term property rentals are regulated by tax legislation as a source of income that must be declared in the annual tax return. A long-term rental is considered a rental of more than 90 days based on a written contract registered in the myAADE electronic tax service system. For landlords, such an agreement establishes the basis for calculating income tax and provides legal protection in the event of disputes with tenants.

Income from long-term rentals is taxed on a progressive scale, similar to short-term rentals. For individuals, the following rates apply in 2025: 15% for annual income up to €12,000; 35% for income between €12,001 and €35,000; and 45% for income exceeding €35,000. However, if an owner rents out multiple properties and their total income exceeds the established limits, the tax authorities may classify their activity as entrepreneurial. This entails paying income tax at a rate of 22%, as well as additional social contributions.

A corporate tax rate of 22% applies to legal entities that own real estate and receive rental income. In this case, expenses related to the maintenance and upkeep of the property are tax-deductible, allowing for tax optimization.

Greece has a preferential regime in place in 2025 to encourage long-term rentals. If an owner enters into a lease agreement for at least 36 months for a property up to 120 square meters that hasn’t been rented short-term, they may be exempt from income tax for up to three years. This measure aims to increase the supply of affordable housing for local residents and reduce pressure on the short-term rental market.

All rental income must be declared on the E1 tax return form. Payments from tenants are best made through a bank account registered with the Greek tax system, as the use of cash is limited and may raise questions from the tax authorities.

In addition to income tax, property owners continue to pay the ENFIA property tax and local fees included in electricity bills annually. These taxes are not dependent on whether the property is rented out and are calculated based on its “objective value.”

Thus, long-term property rental in Greece is a stable source of income. The tax burden for individuals ranges from 15% to 45%, depending on the level of profit. Proper registration of the contract and compliance with the conditions of the preferential regime allow owners to significantly reduce their tax liabilities while legally receiving income. This ensures transparency of the transaction and protection of property rights.

Taxes on the sale of real estate in Greece

The sale of real estate in Greece is subject to several taxes depending on the seller’s status, the property’s ownership period, and the ownership form. The main tax on real estate disposal is capital gains tax, which applies when the sale price exceeds the recorded purchase price in the original contract.

Under current legislation, the capital gains tax rate for individuals in Greece is 15%. However, its application has been suspended several times since 2014 to stimulate the property market. As of 2025, the tax remains temporarily suspended until the end of 2026. This means individuals selling real estate do not pay capital gains tax provided the sale is not commercial and does not exceed two properties within two years.

For legal entities selling real estate, income tax is applied at a rate of 22%. The tax base is calculated as the difference between the sale price and the property’s book value, taking depreciation and documented improvement expenses into account.

When completing the transaction, the buyer pays transfer tax (3.09%) or VAT (24%), depending on the property’s characteristics, but these expenses are not included in the seller’s tax liabilities. The seller is responsible for paying any fees associated with removing encumbrances and obtaining certificates of tax compliance and an energy certificate for the property. Without these certificates, the transaction cannot be registered.

A stamp duty is also payable when selling real estate for registering the contract in the cadastre. This duty is usually around 0.5% of the transaction value and is paid together with notary fees.

If the property was inherited or received as a gift, the seller is exempt from capital gains tax on its subsequent sale if at least five years have passed since acquiring ownership.

If the seller is a foreign resident, their tax obligations depend on whether Greece has a double taxation agreement with their country of residence. If so, income from the sale of real estate is taxed only in Greece.

Thus, individuals selling real estate in Greece in 2025 are effectively exempt from capital gains tax, making purchase and sale transactions more profitable. For companies, however, the 22% profit tax rate remains in place, as does the obligation to confirm sources of financing and expenses. Additional costs for a notary, registration, and obtaining technical certificates accompany the sale of real estate, but the overall tax burden in Greece remains one of the most moderate in Southern Europe. This supports investor interest in the Greek market.

Taxes on the sale of real estate by individuals in Greece

The sale of real estate by an individual in Greece in 2025 is governed by tax legislation, which provides for several possible tax liabilities depending on the nature of the transaction, the term of ownership, and the origin of the property. The main tax applicable to individuals selling real estate is capital gains tax; however, its application is currently suspended, making sales particularly advantageous for private owners.

In Greece, capital gains tax was set at a rate of 15%, calculated as the difference between the sale price and the purchase price, adjusted for inflation and property improvement costs. However, the government has extended the suspension until the end of 2026. Thus, in 2025, individuals will be exempt from paying capital gains tax on the sale of real estate if the property was not used for business purposes and if they have not exceeded the limit of two sales in two years.

At the same time, the seller must confirm the property’s legal ownership and the absence of debts to the tax authorities. Before completing the transaction, a certificate of tax compliance (φορολογική ενημερότητα) must be obtained, as the notary cannot register the purchase and sale agreement without it.

Additionally, the seller pays for the preparation of the necessary documents, including an energy certificate, a cadastral extract, and a certificate showing there are no outstanding utility bills. The total cost of preparing the transaction is usually between €500 and €1,000.

If the property was inherited or received as a gift, the sale is exempt from tax if at least five years have passed since the date of acquisition of ownership. Foreign citizens who are not tax residents of Greece are only taxed in Greece on income from the sale of real estate if there is a double taxation agreement between Greece and the country of residence.

It is important to note that exemption from capital gains tax does not mean that there are no other obligations. The seller must still declare the income from the sale on their tax return to confirm the movement of funds and avoid questions about the origin of the capital.

Thus, individuals selling real estate in Greece in 2025 are in a favorable position because capital gains tax is not applicable temporarily, allowing them to receive the full amount from the sale without tax deductions. However, all administrative requirements must be met, including confirming there are no outstanding debts, obtaining an energy certificate, and registering the transaction in the land registry. These procedures make the Greek real estate market particularly attractive to private investors and owners who are planning to sell with a minimal tax burden.

Taxes on the sale of real estate by a company in Greece

The sale of real estate by a company in Greece is subject to corporate income tax, which, in 2025, is 22%. Unlike individuals, for whom capital gains tax has been temporarily suspended, companies must pay tax on the difference between the sale price and the property’s book value, adjusted for depreciation and verified improvement costs.

When calculating the tax base, a company may include all costs directly related to the property in its expenses — including repair, renovation, insurance, utility payments, and management company services — provided they have been declared and documented. The costs of notary and registration services incurred during the sale may also be deducted.

If the property was acquired as an investment asset and recorded on the company’s balance sheet at its initial cost, tax is levied only on the actual profit from the sale. No tax is charged when selling loss-making properties (when the sale price is lower than the book value), and the loss can be carried forward to subsequent tax periods and used to reduce future profits.

In addition to corporate tax, companies selling commercial real estate or properties subject to VAT must charge and pay VAT at a rate of 24%. However, if the property is more than 15 years old or not newly constructed, VAT does not apply, and the transaction is subject only to a property transfer tax paid by the buyer at a rate of 3.09%.

Selling real estate requires confirmation of the company’s tax compliance and a certificate showing there are no outstanding debts to tax authorities or social funds. Without these certificates, the notary cannot register the transaction in the land registry. An energy certificate and technical passport for the property are also necessary.

If the property belongs to a foreign company with a permanent representative office in Greece, income from the property’s sale is taxed as usual. For companies without a representative office, tax is withheld at source at a rate of 15%, unless an international agreement on the avoidance of double taxation provides otherwise.

Thus, when a company sells real estate in Greece, the main taxes are corporate income tax, which is levied at a rate of 22%, and, in some cases, value-added tax (VAT), which is levied at a rate of 24% on new buildings. Thanks to the possibility of deducting expenses and carrying forward losses, the tax burden can be optimized. As long as all formalities are complied with and accounting is done correctly, selling real estate through a legal entity in Greece remains a legal and cost-effective way to liquidate assets.