Taxes and costs of buying and owning a home in Greece in 2026

Transfer tax or VAT: what applies to a new home

A resale home in Greece is taxed with property transfer tax: 3% of the higher of the agreed price and the property's official objective value, plus a municipal surcharge of 3% on that tax, giving an effective rate of 3.09%. New buildings are different. Under Greek law a newly built home sold by its developer falls within VAT at the standard rate of 24%, which on a typical apartment would add tens of thousands of euros to the cost. Since 2020 developers have been able to opt out of this regime temporarily, so that buyers of qualifying new homes pay transfer tax instead of VAT.

That suspension has been extended several times. Law 5246/2025, published in November 2025, allows developers to apply it to unsold stock until 31 December 2026 and extended existing suspensions to the same date. As of October 2026, no extension into 2027 has been legislated, although the Greek press has reported that one is under consideration. In practice, a buyer completing a new-build purchase in 2026 should confirm in writing that the developer has activated the suspension for the specific unit, and should understand that a completion slipping into 2027 could, without a further extension, attract 24% VAT.

The 15% transfer tax announced for many non-EU buyers

At the Thessaloniki International Fair on 6 September 2026, the Prime Minister announced that transfer tax on homes bought by individuals from outside the EU and EEA would rise from 3% to 15%, an effective 15.45% with the municipal surcharge. Greek press reports give 1 July 2027 as the start date. The measure is limited to residential property and, as reported, does not apply to third-country nationals holding long-term residence in Greece or to buyers who qualify for the existing first-home exemption. As of early October 2026 the legislative text had not been published, so details may still change.

Israeli citizens are third-country nationals for this purpose unless they also hold an EU or EEA passport, which many do. For an Israeli buying without such a passport, the timing of completion could matter a great deal: on a EUR 300,000 home the difference between 3.09% and 15.45% would be about EUR 37,000. It is not yet clear how the new rate will interact with new homes sold under the VAT regime, so buyers of new builds completing after mid-2027 should check the final law with their lawyer before signing.

Notary, lawyer, land registry and agent fees, with a worked example

Every Greek purchase is signed before a notary, whose fee follows an official scale: 0.8% on the first EUR 120,000 of value and 0.7% from EUR 120,000 to EUR 380,000, plus 24% VAT and small charges for copies. Registration at the Hellenic Cadastre costs roughly 0.5% of the value. A lawyer is not compulsory but is strongly advisable for a foreign buyer; fees are agreed freely and commonly run at about 1% plus VAT. An estate agent, where one is used, typically charges 2% to 4% plus VAT, although buying directly from a developer usually avoids this.

Take a new apartment priced at EUR 300,000, bought directly from a developer in 2026 with the VAT suspension in place and an objective value at or below the price. Transfer tax with the surcharge is EUR 9,270. The notary's scale fee is EUR 2,220, or about EUR 2,800 with VAT. Cadastre registration is about EUR 1,500, and a lawyer at 1% plus VAT about EUR 3,720. The total is roughly EUR 17,300, or about 5.8% of the price. Had the sale fallen within VAT instead, the tax alone would have been EUR 72,000 at 24%.

Owning: ENFIA and tax on rental income

Owners pay ENFIA, the annual property tax, on what they hold on 1 January. It is calculated from the property's size, location zone, age and floors, with a supplementary charge where an individual's total holdings are larger. AADE issues the assessments each spring; in 2026 the first of up to 12 monthly instalments was due on 31 March. Recent reductions include a discount of up to 20% for homes insured against natural disasters and, from 2026, a 50% cut for main residences in settlements of up to 1,500 people, which requires Greek tax residence and so rarely helps foreign investors.

Rent from Greek property is taxed in Greece whether or not the owner lives there. For rent received from 2026, Law 5246/2025 introduced a new middle band: 15% up to EUR 12,000 a year, 25% from EUR 12,001 to EUR 24,000, 35% from EUR 24,001 to EUR 36,000 and 45% above that. Rental income is taxed on gross rent less a flat 5% allowance for repairs rather than actual expenses, and rent should be paid through a bank to keep that allowance. A non-resident owner needs a Greek tax number and files an annual Greek return.

Selling, and tax across borders

Greece's 15% capital gains tax on property sold by individuals, introduced in 2013, has never been applied in practice because it has been suspended each year since. The current suspension runs until 31 December 2026, and as of October 2026 no extension into 2027 has been enacted, though one has been widely discussed. Investors planning a sale should watch the 2027 budget legislation. Projects with later delivery dates, such as AKI GROUP's Ardittos Residences in Athens, due in Q4 2027, will reach their owners under whatever rules apply by then, which makes it sensible to model both outcomes.

Greece has double tax treaties with most European countries and with Israel. The Greece-Israel convention was signed in Jerusalem in October 1995, ratified by Greece through Law 2572/1998 and appears on AADE's list of treaties in force. As with Greece's other treaties, income from immovable property may be taxed where the property is located, and the owner's country of residence then gives relief, usually by a credit for the Greek tax. Israeli residents remain taxable in Israel on worldwide income, so the Israeli treatment of Greek rent or gains should be confirmed with an Israeli adviser.

This article is general information as of October 2026, not legal or tax advice.