How Much Will You Pay to Own Property in Greece in 2026?

How to use discounts sensibly

• If you intend to declare the property as your primary residence, make sure you hold the appropriate insurance and that the E9 declaration accurately marks the property as primary.
• Keep records of insurance and payments—these are required if AADE queries the reduction.

Paying ENFIA in 2026 and using myAADE

AADE publishes the annual ENFIA statement on the myAADE online portal once the E9 real estate declaration is processed. For 2026 the payment terms are:

• Split into 12 interest-free monthly instalments, with the first due at the end of March 2026 and the last in February 2027.
• Owners may also pay the full bill in a single settlement for a small overall discount.

The myAADE system pulls property data from the MIDA land registry, which means administrative mistakes can cause financial pain:

• Errors in the KAEK land registry number or in the E9 declaration can lead to lost discounts or an inflated bill.
• You should verify the E9 entry well before the March deadline and correct mistakes through your tax office or authorised professional.

Payment channels include bank transfer, web banking and tax office counters. We recommend saving the payment receipts and the myAADE statement as proof in case of later queries.

Practical checklist for buyers and foreign owners

Use this checklist when you are negotiating, closing or already own a property in Greece:

• Request the zone rate and the objective value the tax office will use for ENFIA and transfer tax calculations.
• Ask whether the transaction is a first-sale subject to 24% VAT or a resale subject to 3% transfer tax.
• Budget 9–12% on top of the purchase price for transfer tax, notary, lawyer, registry and agent fees.
• If aiming for ENFIA reductions, obtain property insurance covering fire, earthquake and flood with at least €1,000 per sqm cover and ensure the property is declared as your primary residence on E9.
• Check the KAEK and E9 entries on myAADE early and correct any errors before the March deadline.
• For high-value portfolios, ask your lawyer to model the supplementary ENFIA based on the total objective value of all holdings.

We advise buyers to get a lawyer with Greek tax experience to run these checks. Mistakes are usually administrative rather than legal, but correcting them after purchase costs time and can cost money.

Risks and common pitfalls we see

• Owners of premium Athens apartments and island villas can face several thousand euros extra annually due to the supplementary ENFIA; buyers who ignore objective values and thresholds risk underestimating running costs.
• Relying on the market price rather than the objective value for tax planning is a mistake—AADE calculations use objective (government-assessed) values.
• Assuming a transaction will be subject to the lower 3% transfer tax without checking the build and permit conditions can be costly when the 24% VAT option applies.
• Administrative errors in the E9 form or the KAEK code cause lost discounts or inflated bills; these are a major cause of owner disputes with AADE.

What this means for investors and second-home buyers

For investors, ENFIA is another operating cost that reduces net rental income. In high-demand markets such as central Athens or the Cyclades islands, anticipated yields should be modelled after both principal and supplementary ENFIA, local property taxes, and operating expenses.

For second-home buyers, the insured-primary-residence reduction will usually not apply, so ENFIA will be paid without that relief. That makes location and zone rate central to affordability decisions.

We recommend a simple rule of thumb: run two scenarios before purchase—one using principal ENFIA only, a second adding the supplementary rate and the likely transfer tax/closing costs. Compare outcomes against your target yield or cash-flow requirement.

Frequently Asked Questions

How much is the main ENFIA per square metre?

The principal ENFIA rate in 2026 runs from €2 to €16.20 per sqm, depending on zone, age and use of the property. For an 80 sqm apartment in a mid-range Athens area expect roughly €400–€700 per year.

What triggers the supplementary ENFIA and how big is it?

The supplementary tax applies when total objective values exceed roughly €200,000–€250,000. Rates for the tier range from 0.1% to 1.15% on the value above the threshold.

What is the transfer tax when I buy in Greece?

For most resale properties the transfer tax is around 3% of the objective value, paid before the final notary signing. Some new-build first sales meet conditions for 24% VAT instead of the 3% transfer tax.

Can foreign owners reduce their ENFIA bill?

Yes. Owners of an insured primary residence can obtain 10–20% reductions depending on the objective value and the insurance level. Insurance must cover fire, earthquake and flood, with a minimum of €1,000 per sqm.

Final practical takeaway

When you budget for a Greek purchase, assume an extra 9–12% in closing costs on top of the price and check the administrative zone rate and objective value before you commit. If you are buying in Athens or an Aegean island, ask for a full ENFIA model that includes the supplementary levy—luxury homes can carry several thousand euros in additional annual costs. For 2026 the myAADE calendar gives you time to correct E9 errors before the first instalment due at the end of March, so verify your entries now and keep receipts of insurance and payments as proof of entitlement to discounts.