The annual costs of owning property in Greece: ENFIA, charges, insurance and rental tax
What you pay every year after buying: ENFIA and the insurance discount, building charges, fees on the electricity bill, and the 2026 rental tax scale.
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In short
An owner in Greece pays ENFIA every year, an annual property tax worked out from the property's objective value, not from what you paid. On top come building charges, insurance and municipal fees billed with the electricity. If you let, rental income in Greece from 2026 is taxed at 15% up to EUR 12,000 a year, rising in steps to 45%. Insuring the home against earthquake, fire and flood cuts ENFIA by 20%.
The price and the closing costs are paid once. This guide is about what comes back every year, so you can work out a real yield before you buy.
ENFIA: the annual property tax
The Greek tax authority (AADE) works out ENFIA from the property's objective (assessed) value: location, size, age and floor. Two flats bought at the same price can therefore pay different amounts. The tax falls on whoever owns the property on 1 January, for the whole year. Ask your lawyer or accountant for an estimate before you buy.
The ENFIA discount for an insured home
According to AADE, a private individual's home insured in the previous year against earthquake, fire and flood gets 20% off ENFIA if its taxable value is up to EUR 500,000, and 10% above that. Cover for part of the year earns a proportional discount, from three months of cover. The claim is filed on AADE's myPROPERTY platform early in the year.
Building charges
In a shared building you pay common charges (κοινόχρηστα): cleaning, electricity for the common areas, the lift and, in buildings with central heating, a share of the heating. For a resale flat ask for last year's statements. For a new project ask the developer for an estimate and who will manage the building after handover.
Municipal fees on the electricity bill
The municipality charges a cleaning and lighting fee, and there is also a small property levy (ΤΑΠ). Both are billed through the electricity account, so you pay them even when the flat is empty. The amount depends on the municipality and the size of the flat.
Insurance
Beyond the ENFIA discount, building and contents cover protects the investment. For a let flat check third party liability too, and for short-term letting make sure the policy covers that use.
If you let: income tax in Greece
According to the Greek Ministry of Finance tax guide, rent received from 2026 is taxed separately from other income:
| Annual rental income | Rate |
|---|---|
| Up to EUR 12,000 | 15% |
| EUR 12,001 to 24,000 | 25% |
| EUR 24,001 to 36,000 | 35% |
| Over EUR 36,000 | 45% |
An individual deducts 5% for repairs and maintenance. Short-term letting of up to two properties is taxed on the same scale; from three properties it counts as business income. You file a Greek return even if you live abroad.
Management
A long-term letting manager usually charges a percentage of the rent. For short-term letting the percentage is much higher, because it covers cleaning, check-in and guest messages. Get a written quote before you work out a yield.
At home
Your home country may tax rent from abroad too, usually with a credit for the Greek tax under a double tax treaty. Israeli residents can read Israeli tax on property in Greece.
An annual budget checklist
| Cost | When | Depends on |
|---|---|---|
| ENFIA | Yearly, in instalments | The objective value |
| Building charges | Monthly | The building, lift and heating |
| Municipal fees | On the electricity bill | Municipality and size |
| Insurance | Yearly | Cover and value |
| Tax on rent | In the annual return | Rental income |
| Management | Monthly or per booking | Type of letting |
Related guides
- Greek property tax and closing costs
- Reading a Greek rental yield honestly
- Short-term rental rules in Athens
Common questions
Who pays ENFIA in the year you buy?
ENFIA falls on whoever owns the property on 1 January. If you buy during the year, that year's bill is the seller's, and from the next year it is yours.
What is the tax rate on rental income in Greece in 2026?
According to the Greek Ministry of Finance: 15% up to EUR 12,000 a year, 25% from EUR 12,001 to 24,000, 35% from EUR 24,001 to 36,000 and 45% above that. An individual deducts 5% for repairs and maintenance.
Is short-term letting taxed differently?
Short-term letting of up to two properties by an individual is taxed on the same rental scale. From three properties the income counts as business income. Guests also pay a climate resilience fee per night.
Sources
- Greek Ministry of Finance, income tax guide: minfin.gov.gr/en/tax-policy/tax-guide/income-taxation
- AADE, ENFIA discount for insured homes, January 2026: aade.gr
General information, checked against public sources in November 2026. Not legal or tax advice. Rules change and every purchase differs, so have a licensed Greek professional confirm your own position.
