The aim of this text is to provide you with a clear picture and all the information regarding financial obligations before and after purchasing real estate in Greece.
The purchase of real estate in Greece can seem enticing: sunny beaches, favorable prices compared to Western European destinations, and various options for living or renting. However, along with all the advantages come significant costs that every buyer must understand before embarking on the process.
Preparation before purchase is not just about choosing the location and type of property - a crucial part is understanding all financial obligations, from taxes and fees to notary costs and administrative procedures. Unknown costs can significantly increase the total investment, so planning ahead is necessary.
In this text, you will find a complete overview of the costs that a buyer of an apartment, house, or villa in Greece needs to be aware of:

  • Transfer Tax
  • VAT for new buildings
  • Notary and administrative fees
  • Annual property tax (ENFIA)
  • Additional maintenance and utility costs

Our goal is for this guide to be a useful resource - a guide for all those considering purchasing real estate in Greece, especially for buyers from the Balkans, who often ask us these questions. After reading this text, you will know what to plan for in your budget and how to avoid unpleasant surprises.

Transfer Tax (Φόρος Μεταβίβασης Ακινήτου)

When buying real estate in Greece, the transfer tax is one of the key financial obligations. This tax is paid by the buyer, and its amount depends on the objective value of the property, determined by the state according to cadastral data and zones, not necessarily according to market price.
The current rate is 3% of the property value, in accordance with Greek Law Law 4172⁄2013 and current tax amendments (AADE, 2025).
In addition, an additional municipal levy of 3% is applied to this amount, effectively increasing the total tax to around 3.09%.

Payment of the tax is linked to the notarial contract - the notary verifies whether the tax has been settled before entering it into the land registry\, and only after that does the transfer of ownership become legally valid.
Submission of the tax return (Transfer Declaration / ΦΜΑ):

  1. Digitally through the AADE portal (myPROPERTY / myAADE) - the applicant can directly submit the declaration and pay the tax online. Official AADE website.
  2. Paper application - by mail\, courier service\, or in person at the competent tax office (DOY / ΔΟΥ or KEFOK / ΚΕΦΟΚ) - the competent office depends on the location of the property.
  3. Practical note: Most foreigners engage a lawyer or a licensed agency to prepare and submit the tax return, pay the tax, and coordinate with the notary, ensuring that the process goes smoothly.

Deadline: The tax return and tax must be submitted / paid within three working days of submitting the declaration, before the final notarial contract is concluded. Properly planning for this cost in advance helps the buyer avoid sudden financial obligations and ensures the smooth completion of the purchase.

VAT on new buildings in Greece

When purchasing a new building directly from the developer, in the case of first sale, the standard VAT rate (ΦΠΑ) is 24%. However, according to Law 5144⁄2024, article 70, certain new properties may be exempt from VAT until December 31, 2025, when instead a property transfer tax of 3% (Transfer Tax / RETT) is applied. Law 5144⁄2024

It’s important to know that you never pay both VAT and transfer tax for the same property - only one of the options is applied\, depending on the investor’s status and the property’s characteristics. However\, the difference in amounts is significant\, so you must check before purchasing.

To check the status of a specific property and the application of VAT, buyers can use the official portal of the Greek tax authorities: AADE – Property Transfer Tax & VAT.

In practice, most foreign buyers hire a lawyer or a licensed agency to prepare, submit the tax return, and pay the tax, to ensure that the process goes smoothly and that all legal obligations are met and to take advantage of any benefits if they exist.

Our advice: When buying directly from a developer, be sure to engage a lawyer or a licensed agency to check in advance whether your purchase is subject to VAT or not. Since this is an amount of 24%, it significantly increases the price of the property, and it’s essential to know in advance.

Notary and administrative fees

In addition to taxes, buying real estate in Greece also includes additional costs for a notary and the land registry. It’s important to plan for these expenses in advance as they can significantly impact the overall budget.
The costs include:

  • Notary fees
    The notary authenticates the sales contract and registers ownership in the land registry. The cost usually ranges from 1% to 2% of the property value, with possible minor deviations depending on the complexity of the contract. The fee amount depends on the contract value.
  • Land registry / registration
    A fee of around 0.5% of the contract value, plus VAT, is paid for registering property rights.

Example of approximate costs:

  • Apartment 70 m², value €120,000
    • Notary: 1% → €1,200 (if it’s 2% → €2,400)
    • Land registry: ~ €600
    • Total: €1,800 (if notary is 2% → €3,000)

Note: These are approximate values; the actual cost may vary depending on the notary, location, and complexity of the contract.

Practical advice: Always engage a lawyer or a licensed agency to check all costs and ensure that the process goes smoothly.

Annual property tax (ENFIA) – procedure for owners

What is ENFIA?

ENFIA (Ενιαίος Φόρος Ιδιοκτησίας Ακινήτων) is the annual property tax in Greece. It is mandatory for all owners - Greek and foreign citizens - for all properties you own on January 1st of the current year in Greece. Buyers from abroad have the same obligations as Greek residents.

How is it calculated?

  • Basic part: takes into account the location, area, age of the property, number of floors, and number of facades. The rate can range from ~€2 to ~€16 per m², depending on the zone and characteristics of the property.
  • Additional part: is paid only if the total value of all the owner’s properties exceeds a certain threshold. The rate is progressive and can go up to 1.15% on the part of the value above the threshold.

Benefits and changes (2025)

  • A discount of up to 20% is available if the property is insured against natural disasters (earthquakes, fires, floods) and the value is up to €500,000.
  • For properties above €500,000, the discount is 10%.
  • ENFIA can be paid in up to 10 monthly installments (minimum installment €10).

How is the registration and record of the annual tax done

  • A condition for tax return is the payment of the property transfer tax without which the notary cannot authenticate the sales contract.
  • Each property must be registered using the E9 form on the portal: myAADE (https://www.aade.gr/en/e9enfia) Owners, including foreigners, can submit it through their lawyer, accountant in Greece, or themselves online through the portal. The deadline for submission is no later than March 31 for the previous year.
  • Only in case the property transfer tax is paid digitally through myPROPERTY, your E9 is automatically created. (However, we advise you to check).
  • The portal sends notifications and certificates for the ENFIA tax via email. Enter a correct and active email to receive notifications.
  • You can track your account status and tax amount online through the My Property portal: https://myproperty.aade.gov.gr.

Buyer’s advice
Even if tax obligations are handled by a lawyer or accountant, monitor your property status online every year to have control and ensure that the tax is correctly calculated and paid.

Monthly - regular costs if you are a property owner in Greece

In addition to the purchase and annual tax (ENFIA), property owners in Greece should also consider regular additional costs throughout the year.

1. Maintenance costs (condo fee / κοινόχρηστα)

If you buy an apartment in a building or a complex, there is usually a monthly or annual fee for maintaining common areas, elevators, lighting, and garden areas.
Maintenance (condo fee / κοινόχρηστα)

  • Small apartment in a building: ~€25–50 monthly (~€300–600 annually)
  • Apartment in a luxury complex: ~€65–125 monthly (~€800–1,500 annually)
  • Houses outside of complexes do not have this cost.

Utilities (electricity, water, gas, waste disposal)

  • Small apartment: ~€42–75 monthly (~€500–900 annually)
  • Larger coastal house: ~€125–250 monthly (~€1,500–3,000 annually)

Property insurance (recommendation: natural disasters - earthquakes, fires, floods)

  • Cost: ~0.1–0.3% of the property value annually
  • Example: a house worth €300,000 - ~€300–900 annually (usually paid annually, rarely monthly) .

Advice and recommendation for future property buyers in Greece

Plan these costs in advance as they significantly impact the overall property budget, especially if the goal is renting or long-term ownership.
Engage a lawyer or a licensed agency in Greece to guide you through the purchase and property registration process but also regular payment of the annual tax.
Note that bills in Greece are not monthly but are often calculated bimonthly or quarterly, which differs from the system in the Balkans. Keep your records.

Buying real estate in Greece involves various types of costs in addition to the purchase price. Planning the budget in advance and engaging with professionals ensures a safe and predictable process.
The main costs to keep in mind:

  • Property price + transfer tax
  • Notary and administrative fees
  • Annual property tax ENFIA
  • Maintenance and utility bills

Altogether, with realistic planning, it allows your investment to be more secure and lets you enjoy property ownership without any unpleasant surprises.

Our articles on buying a house, apartment on the sea can help you better prepare.
Buying Property in Greece – a clear, step-by-step introduction to the entire process, including taxes, costs and ownership obligations.
Buying an Apartment or House by the Sea in Greece – Real Experiences – real buyer stories, practical examples and advice based on first-hand experience.
Work Permits and Property Purchase in Greece – an overview of residence and work permit options and how they connect to property ownership.
Where Is the Best Place to Buy Property in Greece? – an analysis of the most popular regions, with recommendations based on budget and intended use.
Buying Real Estate Near Thessaloniki - Tips and Recommendations - a practical guide to the most attractive areas around Thessaloniki
Greek Golden Visa – a complete guide to the investment requirements, application process and benefits of the Golden Visa program.
Working from Greece: A Guide for Digital Nomads – a detailed overview of residence and visa options for digital nomads who want to live and work in Greece.

We are always here to help you explore Greece! Follow us for the latest information, useful tips, and authentic experiences to make your holiday in Greece unforgettable!

We offer over 3,000 accommodations. Choose the one that suits you and your family by clicking HERE

+
You can have internet as soon as you cross the border by purchasing our Nikana eSIM card here: https://nikana-esim.com/
Setting it up is very simple, through the barcode within a few seconds you will have internet on your phone for any country in the world.
Detailed instructions on how to check if your phone supports eSIM and answers to all questions can be found here: Nikana ESIM internet

Follow us on social media where we regularly share exclusive offers, discounts, and special holiday packages in Greece as well as information, tips, and useful news.
Facebook:Nikana.gr
Instagram: @nikana.gr
Tiktok: nikana.gr
Facebook group: Live from Greece
YouTube channel @NikanaTravel
Write to us via email: nikana@nikana.gr
Visit our website nikana.gr for leading information about Greece in the Balkans.