Reading a Greek Rental Yield Honestly

Gross is the easy part

Annual rent divided by purchase price. It ignores every cost of actually owning the property, which is why it is the number that gets advertised.

What comes off it

• ENFIA, the annual property tax.
• Income tax on the rent. From 2026 the scale starts at 15% up to €12,000 a year and rises in steps to 45%.
• Management. Short-let managers usually charge a share of the gross, and it is a much bigger share than long-let management. Get quotes before you run the numbers.
• Building charges: communal fees, lift, cleaning.
• Vacancy. A holiday let is rarely full all year, and island demand is seasonal.
• Maintenance. Assume something every year, because there usually is.

Take those off and the net figure lands well below the gross one. Run the calculation for the specific unit rather than trusting a headline percentage.

Short-let vs long-let

Short-let shows a higher gross with a much higher cost base and workload. Long-let shows a lower gross and behaves more like a bond. Note that a property bought for a Golden Visa may not be short-let at all.

One question worth asking

Ask what comparable achieved rents are (signed contracts in that building or street), not asking prices. Asking prices are an aspiration; achieved rents are a fact.

General information, checked against public sources in October 2026. Not legal or tax advice. Rules change and every purchase differs, so have a licensed Greek professional confirm your own position.