Updated 7 October 2026 · 2026 rules (Law 5246/2025, AADE guidance)
What you pay once when you buy, what you pay every year, what changes if you rent it out, and what to expect if you sell. The figures below are the 2026 rules; use the calculator for your own numbers.
Short answer
A foreign buyer in Greece pays about 6 % on top of the price: 3.09 % transfer tax on resale homes (new builds: 24 % VAT, suspended until 31 December 2026), about 1 % notary and 1 % lawyer plus VAT, and about 0.5 % land-registry fees. Example: €21,245 for a €350,000 resale home, before the agency commission. After buying, you pay the yearly ENFIA property tax. A 15 % transfer tax for non-EU buyers has been announced for 1 July 2027 but is not law yet.
Property cost calculator — Greece 2026
| One-off costs when buying | € | % |
|---|---|---|
| Total on top of the price | ||
| Total budget |
| Every year | € |
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Estimate for information only, based on the 2026 rules. Fees vary by notary, lawyer and property; ENFIA depends on the official zone price, age and floor. Confirm the figures with your accountant before you sign.
1. What you pay once, when you buy
| Item | Rate | Who pays |
|---|---|---|
| Transfer tax (Φόρος Μεταβίβασης) | 3.09 % of the price or the official value, whichever is higher | Buyer, before the deed |
| VAT on new builds | 24 %, suspended until 31 December 2026 (Law 5246/2025): 3.09 % transfer tax applies instead; the developer may opt out | Buyer |
| Notary | ≈ 0.8–1.2 % + 24 % VAT | Buyer |
| Lawyer (recommended) | ≈ 1 % + 24 % VAT | Buyer |
| Land registry / cadastre | ≈ 0.5 % + small fixed fees | Buyer |
Example, €350,000 resale: transfer tax €10,815 + notary €4,340 + lawyer €4,340 + land registry €1,750 = €21,245 (6.07 %).
2. Non-EU buyers: the announced 15 % rate
On 6 September 2026 the Prime Minister announced at the Thessaloniki International Fair that nationals of countries outside the EU and EEA will pay a 15 % transfer tax on residential property, planned from 1 July 2027. As of today it is an announcement, not a law: the rate for everyone is still 3.09 %. Greek, EU and EEA citizens are not affected; commercial property and land are excluded. If you are a British, Serbian, North Macedonian, Swiss or American buyer, completing before July 2027 avoids the question entirely. We update this page when the bill is published.
3. What you pay every year
ENFIA (ΕΝΦΙΑ, the unified property tax) is issued every spring and paid in up to 12 monthly instalments. The main tax is €2.50 to €16.25 per square metre depending on the zone price of the location, multiplied by coefficients for age, floor and facade. In Halkidiki most holiday homes fall between €2.5 and €10 per m²: a 100 m² house in a coastal village is typically €400–700 a year. If your total Greek property value exceeds about €400,000–500,000, a surcharge of 0.1–1 % is added on the excess.
Discounts in 2026: 20 % for homes insured against earthquake, fire and flood for the full year (10 % above €500,000 value); 50 % for a primary residence in a village of up to 1,500 inhabitants (value up to €400,000); 5–10 % for certified green buildings.
TAP (municipal property fee) is 0.025–0.035 % of the official value, charged through the electricity bill: usually a few euros a month.
Swimming pools: a pool adds the “luxury living” tax (about €3,000 a year for a 100 m² outdoor pool) and a deemed minimum income of €160 per m² for the first 60 m² and €320 per m² above that (double for indoor pools). The deemed income only matters if your real Greek income is lower.
4. If you rent it out
Rental income is taxed separately from other income, after a flat 5 % expense deduction. Brackets for 2026: 15 % up to €12,000, 25 % from €12,001 to €24,000 (new this year), 35 % from €24,001 to €35,000, 45 % above €35,000. Example: €15,000 of rent → taxable €14,250 → tax €2,363. Short-term rentals (Airbnb, Booking) need a registration number (ΑΜΑ) and the guest pays the climate resilience fee per night. Owners of up to two short-term properties pay no VAT.
5. When you sell
The 15 % capital gains tax for private individuals is suspended until 31 December 2026, so a private seller pays no tax on the profit. Sales that count as business activity (frequent sales, developers) are taxed. The seller also pays for the engineer’s certificates and the energy certificate.
6. Golden Visa 2026
Halkidiki is in the €400,000 zone: one property of at least 120 m² bought for €400,000 or more gives a five-year renewable residence permit for the buyer and family. Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents require €800,000. Conversions of commercial buildings and listed buildings qualify from €250,000. The calculator flags purchases that meet the Halkidiki threshold.
7. Practical: what you need before you buy
- Greek tax number (ΑΦΜ): one day at the tax office in Polygyros with a passport; we accompany you.
- A Greek bank account is optional; proof of the origin of funds is required for the transfer.
- Halkidiki is not a restricted border zone: no permit is needed for non-EU buyers.
- An accountant files your annual return (E1) and the ENFIA is issued automatically; expect about €150–250 a year.
Official sources
- Independent Authority for Public Revenue (AADE): transfer tax, ENFIA, Greek tax number
- Hellenic Cadastre: registration and fees
- Law 5246/2025: suspension of VAT on new buildings until 31/12/2026
Frequently asked questions
How much tax do I pay when buying a house in Greece?
Transfer tax is 3.09 % of the price for resales and for new builds sold under the VAT suspension (extended to 31 December 2026). Add notary, lawyer and land registry fees: about 6 % in total.
Do foreigners pay more property tax in Greece?
Not today: EU and non-EU buyers pay the same 3.09 %. On 6 September 2026 the government announced a 15 % transfer tax for non-EU/EEA buyers of residential property from 1 July 2027. It is not law yet.
How much is ENFIA for a holiday home in Halkidiki?
ENFIA is charged per square metre by zone: roughly €2.5–3.5/m² inland, €4–6/m² in coastal villages, €7–10/m² in premium seafront zones. A 100 m² coastal house: about €400–700 a year, 20 % less if insured against natural disasters.
Is there capital gains tax when I sell?
For private individuals the 15 % capital gains tax is suspended until 31 December 2026. Sales classed as business activity are taxed.
How is rental income taxed in 2026?
After a flat 5 % expense deduction: 15 % up to €12,000, 25 % from €12,001 to €24,000, 35 % from €24,001 to €35,000 and 45 % above. Short-term lets need an ΑΜΑ registration number.
Does a €400,000 house in Halkidiki qualify for the Golden Visa?
Yes, if it is a single property of at least 120 m² (Halkidiki is outside the €800,000 zones of Attica, Thessaloniki, Mykonos, Santorini and the large islands). Conversions and listed buildings qualify from €250,000.
Want the exact figures for a property you like?
Send us the listing number; our accountant returns the full cost sheet within two working days, free of charge.
Ask for a cost sheet Browse 582 properties for sale in GreeceSources: Law 5246/2025 (VAT suspension and 2026 income tax reform), AADE ENFIA guidance 2026, Ministry of Finance announcement of 6–7 September 2026. Last updated 7 October 2026.
