Greek Property Tax and Closing Costs: What You Actually Pay in 2026
Transfer tax or VAT, notary and lawyer fees at purchase, then ENFIA and rental tax every year after. The full cost of owning, in one place.
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At purchase: transfer tax or VAT
Most purchases carry a 3.09% transfer tax. New builds can fall under 24% VAT instead, but VAT on qualifying new homes is suspended until 31 December 2026, so most presale buyers currently pay the transfer tax. The suspension is the developer's choice, so ask which one applies to your unit, in writing, before you pay a deposit.
Where 3.09% comes from
The transfer tax is 3% of the taxable value. A further 3% of that tax goes to the municipalities, so the buyer pays 3% x 1.03 = 3.09%. The taxable value is the higher of the price in the deed and the property's objective value set by the state. In central Athens the two are often close; in some areas the objective value is above a negotiated price, and the tax follows the higher figure.
A worked example
An apartment bought for €300,000, with an objective value below the price and the developer's VAT suspension in place:
| Item | Amount |
|---|---|
| Transfer tax, 3% | €9,000 |
| Municipal surcharge, 3% of the tax | €270 |
| Transfer tax paid | €9,270 |
| Notary, registry and your lawyer, with VAT on fees | roughly €6,000 to €15,000 |
The second line is the one that varies, with the notary's scale, the registry office and what your lawyer charges. Ask for a written quote before you commit.
At purchase: the costs on top
| Item | Typical range |
|---|---|
| Transfer tax (or VAT) | 3.09% (or 24%) |
| Notary | about 0.8% to 1.5% |
| Land registry / Cadastre | about 0.5% to 0.7% |
| Your own lawyer | about 1% to 2% |
All in, budget roughly 5% to 8% on top of the price when transfer tax applies. Notary and lawyer fees carry 24% VAT, which is why the total runs above the sum of the percentages. Your lawyer gives you the exact breakdown for your unit before you sign.
Announced, not yet law: a higher rate for non-EU buyers
In September 2026 the Greek government announced that the transfer tax on homes bought by non-EU individuals without long-term residence in the EU would rise from 3% to 15%, about 15.45% with the municipal surcharge. That covers most Israeli buyers. Reports give the start as 1 January 2027 or 1 July 2027, and as of October 2026 no law has been passed, so the rate, the date and any transition for deposits already paid are all still open.
On the €300,000 example above, 15.45% would be €46,350 instead of €9,270. If you are close to signing, ask your lawyer which rate will apply on the date of the final deed, not on the date of the reservation.
After 31 December 2026
The VAT suspension has been extended year by year. If it is not extended again, a new home sold by a developer after that date carries 24% VAT instead of the transfer tax. For a presale unit delivered in 2027 or later, what generally counts is the rule in force when the transfer deed is signed, not when the unit is delivered, so ask the developer and your lawyer when the deed will be signed.
Every year after: ENFIA
ENFIA is the annual property tax. It is calculated from the property's objective (assessed) value, not from what you paid, which is why two flats with the same price can carry different bills. Size, location, age and floor all feed into it. Ask your lawyer or accountant for an estimate before you buy.
If you rent it out
Rental income from Greek property is taxed in Greece. For rent received from 1 January 2026 the scale is 15% up to €12,000, 25% from €12,001 to €24,000, 35% from €24,001 to €36,000 and 45% above that. You file a Greek return even if you live elsewhere. Whether you also pay at home depends on the double-taxation treaty between Greece and your country of residence. A treaty prevents paying twice; it does not remove the tax.
The three things people forget
- A Greek tax number (AFM) is needed before you can buy.
- ENFIA is charged on what you own on 1 January. Own the property on that date and the whole year's bill is yours.
- Capital-gains tax on property sales by individuals is suspended through the end of 2026. It has been extended more than once, so check the rule in force when you sell, not when you buy.
Common questions
How much tax do I pay when buying a new apartment in Greece?
Usually the 3.09% transfer tax, because VAT on qualifying new homes is suspended until 31 December 2026. Add notary, registration and your lawyer, and plan for roughly 5% to 8% on top of the price.
Is Greek property tax charged on the price I paid?
No. ENFIA, the annual tax, is based on the property's objective value set by the state, which is often different from the purchase price.
Do I pay tax twice on rent if I live outside Greece?
Greece taxes the rent first. A double-taxation treaty between Greece and your country of residence then decides how your home country credits it, so you do not pay the full tax twice.
Will Israelis pay 15% transfer tax from 2027?
The government announced it in September 2026 for non-EU individuals without EU long-term residence, but as of October 2026 it is not law and the start date is not settled. Until a law is published, purchases pay 3.09%.
Sources
- Transfer tax rate and municipal surcharge: Law 5219/2025, article 27 (Greek).
- VAT suspension on new buildings: VAT Code, Law 5144/2024, article 70, extended to 31 December 2026 by Law 5246/2025, article 12 (Greek).
- The planned 15% rate: government announcement of September 2026, not yet law. Check whether a law has been published before you sign.
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.
