Greek Golden Visa and Residence Permit Taxes: What Property Owners Pay

Greek Golden Visa and residence permit taxes

The Greek Golden Visa and other residence permits are among the most popular ways for non-EU citizens to relocate to Europe. But along with the keys to your new home and your residence card come tax obligations that are rarely mentioned when you buy.

In this article we explain which taxes property owners pay in Greece, how a residence permit relates to tax residence, which changes are planned for 2026 and which special regimes can reduce your tax burden.

The Golden Visa in a nutshell

The Golden Visa is a residence permit for investors, most often obtained by buying real estate. The minimum investment depends on the region:

  1. €800,000 — Attica (Athens), the Regional Unit of Thessaloniki, Mykonos, Santorini and islands with more than 3,100 inhabitants;
  2. €400,000 — the rest of Greece;
  3. €250,000 — special cases, such as converting commercial property into housing or restoring a listed building.

These thresholds are set by Article 64 of Law 5100/2024. For the €800,000 and €400,000 thresholds the investment must, as a rule, be a single property of at least 120 m². Short-term rentals (Airbnb and similar platforms) of such properties are prohibited — only long-term leases are allowed.

A residence permit is not tax residence

This is the key point: receiving a Golden Visa or another residence permit does not automatically make you a Greek tax resident.

Tax residence depends on where you actually live: as a rule, more than 183 days a year in Greece, or your centre of vital interests being here — family, home, main activity. Many Golden Visa holders spend only a few weeks a year in Greece and remain non-residents for tax purposes.

Your status determines the essentials:

  1. a Greek tax resident declares their worldwide income in Greece;
  2. a non-resident declares in Greece only Greek-source income — for example, rent from a Greek property.

Taxes when buying property

When you buy property you pay real estate transfer tax (ΦΜΑ): 3% of the taxable value plus a 3% municipal surcharge on that tax — 3.09% in total. New builds could be subject to 24% VAT instead, but VAT on real estate is suspended until the end of 2030, so in practice transfer tax applies in this case too.

On top of the tax, budget for the notary, Land Registry (Ktimatologio) registration and a lawyer — usually another 2–3% of the price.

One more requirement: you need a Greek tax number (AFM) to buy property. It is worth getting one as one of your first steps.

Important: transfer tax may rise to 15% for buyers from non-EU countries

In September 2026 it emerged that the government is promoting an increase in real estate transfer tax from 3% to 15% for home purchases by certain categories of buyers — tax residents of third countries, i.e. outside the EU. Including the municipal surcharge, the effective rate would rise from 3.09% to 15.45%.

What this means in numbers:

  1. at a taxable value of €250,000, the tax rises from €7,500 to €37,500;
  2. at €500,000 — from €15,000 to €75,000;
  3. at €800,000 — from €24,000 to €120,000.

The government's reasoning is that foreign demand is pushing up housing prices and making homes less affordable for permanent residents.

Please note: the measure depends on the buyer's tax residence, not citizenship. At the time of writing it has not yet been passed into law — the final terms, the start date and any exemptions are not yet known. If you are planning a purchase, including through the Golden Visa programme, follow the news and calculate both scenarios in advance. We will publish an update as soon as the law is passed.

Annual property tax — ENFIA

Every property owner in Greece pays ENFIA (ΕΝΦΙΑ) every year. It does not matter whether you live in Greece or rent the property out — it is a tax on the property itself.

ENFIA depends on the zone value, floor area, floor and age of the building. If the total value of your property is high, a supplementary tax is added. The assessment is issued automatically, usually in spring, and can be paid at once or in instalments during the year.

Every change in your property — purchase, sale, inheritance — is reflected in the E9 property declaration. Make sure the E9 data is correct: your ENFIA is calculated from it.

If you rent out your property

Rental income from Greek property is taxed in Greece — for residents and non-residents alike. It is declared on form E2 together with the annual E1 income tax return.

Tax rates on rental income:

  1. up to €12,000 a year — 15%;
  2. €12,001 to €35,000 — 35%;
  3. over €35,000 — 45%.

A 5% deduction for repairs and maintenance applies. The lease must be registered in TAXISnet — otherwise you may face problems both with the tax office and when renewing your residence permit.

Tax returns: who files and when

The annual E1 income tax return is usually filed in spring–summer for the previous year.

Tax residents must file. Non-residents file in many cases — for example, if they have rental income or other income in Greece. Non-residents from outside the EU generally need a tax representative in Greece to deal with the tax authority.

Special tax regimes for people who move to Greece

If you decide to actually move to Greece and become a tax resident, check the special regimes of the Greek Income Tax Code:

  1. Article 5B — pensioners: foreign pensions and other foreign income taxed at a flat 7% for up to 15 years;
  2. Article 5C — employees: only 50% of employment income is taxed for 7 years;
  3. Article 5A — investors: a flat €100,000 a year on all foreign income, with an investment in Greece of at least €500,000.

Each regime has strict conditions and applications must be filed within set deadlines. It is best to look into them before you move.

Common mistakes of Golden Visa holders

  1. Believing that a residence permit automatically makes you a Greek tax resident — or, conversely, that without 183 days there are no Greek taxes at all. ENFIA and tax on rental income are due in any case.
  2. Not filing a tax return despite having rental income in Greece.
  3. Renting out a Golden Visa property short-term — this is prohibited and can put the residence permit at risk.
  4. Not checking the E9 declaration after the purchase — and paying the wrong ENFIA.
  5. Learning about the 5B and 5C regimes only after the application deadline has passed.
  6. Ignoring the possible rise in transfer tax to 15% for non-EU tax residents — on a large purchase the difference can reach tens of thousands of euros.

How we help

We are an accounting office in Thessaloniki, working in English, Greek and Russian, in person and online across Greece. We help you get an AFM, determine your tax status, file E1, E2 and E9 returns, check your ENFIA and choose the right special regime if you are moving.

More on the Golden Visa & residence permit taxes page.

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This article is for information only and is not individual tax advice. Legislation changes — for a decision on your situation, consult an accountant.