The taxes on buying a house in Greece add roughly 8 to 10% to the purchase price for most existing residential properties. The main charge is the 3% property transfer tax (FMA), paid before the notarial deed is signed. For new-build properties, VAT at 24% may apply instead, though a suspension regime currently limits this for most residential purchases. This guide covers every tax and charge involved, when each is payable, and how they interact.
Introduction to property purchase taxes in Greece
Greece taxes property purchases through two separate regimes that do not overlap: the property transfer tax (FMA), which applies to most existing residential properties, and VAT, which applies to certain new-build properties sold for the first time. The correct regime for a specific property depends on its construction date, its VAT status, and whether the current suspension of VAT on residential new-builds applies. Getting this classification wrong at the planning stage is one of the most common causes of budget errors.
Beyond the main tax, registration fees, notary charges, and ongoing annual property tax (ENFIA) add to the total cost of ownership. Each has its own rate, its own calculation method, and its own payment deadline. The sections below cover each in turn.
Property Transfer Tax (FMA)
The Property Transfer Tax (Fóros Metavívasis Akínitou, or FMA in Greece) is the main tax payable when purchasing most residential properties in Greece. It is one of the largest upfront costs associated with a property transaction and must be paid before ownership can be transferred.
The standard Property Transfer Tax rate is 3%, calculated on the property’s taxable value. In practice, this tax is paid by the buyer and must be declared and paid to the tax authorities before the final notarial deed of purchase is signed.
FMA primarily applies to resale properties, i.e. properties not subject to VAT. In contrast, newly built properties sold by a developer may fall under the VAT regime instead of the FMA, depending on their construction date and VAT status. Therefore, establishing whether a property is subject to FMA or VAT is a crucial first step in budgeting for tax costs.
The tax base used to calculate FMA is usually the property’s objective value, as determined by the official zone value system, unless the declared purchase price is higher. In such cases, the higher amount is used for tax calculation. This mechanism can differ significantly from systems in other countries and often results in discrepancies between market value and taxable value.
As a concrete example: if a property has a taxable value of €200,000, the property transfer tax is €200,000 × 3% = €6,000.
This amount must be paid in advance for the notary to proceed with signing the purchase deed.
It is essential to understand whether FMA applies, how the taxable value is determined and when the tax must be paid in order to accurately plan costs and avoid delays in completing the transaction.
VAT on property in Greece
The VAT regime is one of the most complex aspects of property taxation in Greece and requires careful consideration before committing to a purchase.
VAT may apply to certain property purchases in Greece, but whether it does or not depends on the nature of the property, the date on which the construction permit was issued, and the legislative regime applicable at the time of purchase.
When VAT is payable
In principle, VAT applies to newly built properties sold by a developer, where the building permit was issued after 1 January 2006 and the property is being sold for the first time. In such cases, VAT replaces the Property Transfer Tax (FMA).
However, Greece has introduced a temporary suspension of VAT on new residential properties, which has been extended multiple times. Under the current suspension regime, most new residential properties are exempt from VAT and instead subject to Property Transfer Tax, provided that certain conditions are met and the developer has opted into the suspension scheme.
As of 2026, the VAT framework will remain part of Greek tax law, but its application will depend on whether the suspension is continued or expires. For this reason, the potential for VAT liability must always be verified on a property-specific basis before purchase.
When VAT applies, it is charged at the standard rate of 24%, calculated on the taxable value of the property as defined by law. This represents a significant difference compared to purchases subject to FMA and has a major impact on the overall acquisition cost.
Exemptions and special cases
There are several situations in which VAT is not payable even on newer properties: where the property is covered by the VAT suspension regime, where the property is being sold after first occupation, or where the developer has not opted to apply VAT.
Additionally, specific exemptions or alternative treatments may apply, depending on how the property is classified and how the sale is structured. These distinctions are technical and require verification through tax and legal due diligence.
As a concrete example: if VAT applies to a new property with a taxable value of €250,000, the VAT is €250,000 × 24% = €60,000, payable in addition to the purchase price and replacing the property transfer tax.
This amount would be payable in addition to the purchase price and would replace the Property Transfer Tax.
Land registry fees and registration costs
When buying a property in Greece, ownership is not transferred simply by signing the notarial deed. The transfer must also be officially registered with the relevant land registry or cadastre office, which involves specific fees.
These costs are usually calculated as a percentage of the property’s taxable value, typically ranging between 0.5% and 0.7% depending on whether the area is covered by the cadastre or traditional land registry system. These fees are payable by the buyer and are required for ownership to be legally recorded.
Registration is a critical step as it establishes the buyer’s rights against third parties and ensures that the property is properly reflected in official records. Delays or errors at this stage can cause problems later on, particularly in the event of future sales or inheritance.
Annual property tax (ENFIA)
ENFIA (the Unified Real Estate Ownership Tax) is an annual tax on property ownership payable by all property owners in Greece, including foreign nationals. ENFIA applies to all properties, whether they are rented out, used as holiday homes or left vacant. ENFIA is payable regardless of the owner’s tax residence, and is separate from any income tax obligations.
ENFIA is calculated based on the objective value of the property, its surface area in square metres, the location and zone value, and the age and type of the building.
ENFIA is assessed annually by the tax authorities and is usually payable in multiple instalments over the course of the year.
For most foreign owners of residential property, the annual ENFIA cost is relatively modest, typically ranging from a few hundred euros per year for standard apartments to higher amounts for larger or more valuable properties. While not negligible, it is generally lower than equivalent recurring property taxes in many other European countries.
As an indicative example: for an apartment with an objective value of €150,000, ENFIA typically results in an annual tax of approximately €300 to €600, depending on the property’s location, size, and characteristics.
As ENFIA is calculated using official valuation criteria rather than market prices, the actual tax burden can vary significantly between properties that appear similar in market terms. For a full breakdown of how ENFIA is calculated and what owners pay each year, see our guide to property tax in Greece.
Additional taxes and charges to consider
In addition to the main purchase taxes, buyers should be aware of several ancillary charges that arise during the process of transferring a property. Although these amounts are usually smaller than transfer tax or VAT, they still form part of the overall transaction cost and should therefore be included in budget planning from the outset.
Notary fees related to taxes and registration
Notary fees are mandatory for Greek property transactions and are calculated according to a statutory scale based on the property’s value. Although not technically a tax, notary fees are closely linked to the tax and registration process and must be paid by the buyer at the time of signing.
In addition to the core notary fee, there may be minor tax-related charges associated with drafting, certifying and filing the purchase deed. These include stamp duties on certain notarial acts and administrative costs required for completing and registering the transaction.
Minor taxes and administrative charges
A number of smaller charges may apply during the purchase process, depending on the characteristics of the property and the transaction. These can include fees for obtaining tax certificates, cadastral extracts or official copies of records required for the transfer.
Although each individual charge is relatively modest, they can accumulate if not anticipated. For this reason, buyers are advised to request a detailed breakdown of all applicable taxes and administrative costs before proceeding with the final stages of the purchase.
Municipal property charges linked to utilities
Property ownership in Greece also involves minor municipal charges, which are usually collected through electricity bills. These charges are calculated based on the property’s surface area and location, and they fund local services. While not a purchase tax, they represent a recurring cost of ownership.
Stamp duty on ancillary agreements (limited cases)
Stamp duty no longer applies to the main purchase deed of residential property in Greece. However, in limited cases, it may still apply to ancillary agreements or specific contractual arrangements connected to the transaction. These charges are generally minor, but should be confirmed as part of the overall tax review.
Tax treaties and avoidance of double taxation
Greece has signed double taxation treaties (DTTs) with many countries, including most EU member states, as well as non-EU countries such as the United States, the United Kingdom, Canada and Australia. These treaties are designed to prevent the same income or asset being taxed twice in different jurisdictions.
For foreign property owners in Greece, these treaties play a key role in determining where income is taxed, how tax credits and exemptions are applied, and how property ownership is reported in the owner’s home country. While the exact rules vary depending on the applicable treaty, the underlying principles are broadly consistent.
Generally, immovable property is taxed in the country where it is located. This means that taxes related to the ownership or rental of property in Greece are usually payable in Greece, regardless of the owner’s country of residence. The owner’s home country may still require the income or property to be declared, but will usually grant a tax credit or exemption to avoid double taxation.
A key distinction concerns the use of the property. If a property is held for personal use only, the owner will generally only be liable for ownership-related taxes in Greece, such as ENFIA, and will not need to declare any rental income. However, when the property generates income through rentals, that income is normally first taxable in Greece, and then reported in the owner’s country of tax residence in accordance with the relevant treaty.
Similar principles apply to non-EU owners, including residents of countries such as the US or UK, although reporting obligations and credit mechanisms may differ in practice. This is why it is often necessary to seek treaty-specific advice, particularly if you plan to rent out the property or hold multiple assets abroad.
As tax treaties interact with domestic tax rules in both Greece and the buyer’s home country, foreign owners are advised to assess their position on a case-by-case basis, ideally with coordinated advice from Greek and home-country tax professionals. This ensures correct reporting, avoids compliance issues and provides clarity on the overall tax implications of owning property in Greece.
Taxes on buying a house in Greece: practical examples
The following examples illustrate how purchase taxes and related costs usually apply to various types of property in Greece. All figures are indicative and based on common scenarios in 2026. Actual amounts may vary depending on the property’s location, taxable value and specific characteristics.
Example 1: Resale apartment in a Greek city
Property type: Apartment
Purchase price / taxable value: €180,000
VAT: Not applicable (resale property)
Property Transfer Tax (3%): €5,400
Notary fees and related charges (approx.): €2,000
Land registry / cadastre fees (approx.): €1,000
Estimated total purchase taxes and registration costs: €8,400–€8,700
This is a typical scenario for buyers of existing apartments in urban areas, where FMA applies instead of VAT.
Example 2: Detached house in a regional or suburban area
Property type: Detached house
Purchase price / taxable value: €300,000
VAT: Not applicable (resale property)
Property Transfer Tax (3%): €9,000
Notary fees and related charges (approx.): €3,000
Land registry / cadastre fees (approx.): €1,800
Estimated total purchase taxes and registration costs: €13,500–€14,000
This example illustrates a typical purchase for those seeking additional space outside major city centres or in regional areas.
Example 3: New-build property subject to VAT
Property type: New apartment purchased from a developer
Purchase price / taxable value: €250,000
VAT (24%): €60,000
Notary fees and related charges (approx.): €2,500
Land registry / cadastre fees (approx.): €1,500
Estimated total purchase taxes and registration costs: €64,000–€65,000
This example illustrates the significant impact that VAT can have when applicable. Therefore, it is crucial to confirm whether a property falls under the VAT or transfer tax regime before committing to a purchase.
Practical advice for managing purchase taxes
Effective management of purchase taxes begins well before the signing of the notarial deed. It is essential to understand which taxes apply, when they are payable and how they interact with the overall transaction timeline in order to avoid delays and budgeting errors.
The involvement of a solicitor, and a tax advisor where appropriate, is crucial. A buyer-side solicitor will verify whether the transaction is subject to transfer tax or VAT, ensure that tax declarations are prepared correctly and coordinate with the notary to ensure that all tax obligations are settled before completion, as part of the structured buying process in Greece. In more complex cases, particularly those involving foreign buyers with tax obligations in more than one country, a tax advisor can help to clarify reporting requirements and treaty implications.
Tax costs should be incorporated into the initial purchase budget rather than being treated as secondary expenses. Transfer tax or VAT, registration fees, notary charges and other related costs can have a significant impact on the total investment, so it is important to plan for these costs from the outset to avoid the need for last-minute financial adjustments.
Finally, buyers should pay close attention to tax filing and payment deadlines. Certain taxes must be declared and paid before the transfer can take place, while others, such as annual property tax, are assessed and payable after completion. Failure to meet deadlines or submit incorrect information can result in penalties or administrative complications, so proactive management is essential for a smooth purchase process.
Planning taxes when buying property in Greece
Taxes play a central role in any property purchase in Greece and can have a significant impact on the overall cost of the investment. Understanding which charges apply and when they are payable is essential for avoiding delays and unexpected expenses, from transfer tax and VAT to registration fees and ongoing property taxes.
The difference between FMA and VAT on a single purchase can be €50,000 or more. Whether the suspension regime applies to a specific new-build property requires a property-specific check, not a general assumption. Clarifying the full tax position before any contract is signed is what an In-Depth Property Consultation covers, alongside the legal due diligence on the property itself.
