Property taxes in Greece are an important part of the ongoing costs foreign owners should understand after buying a home.
The most important of these is ENFIA, Greece’s annual property ownership tax. Foreign residents who own property in Greece generally have the same E9 and ENFIA obligations relating to that property as Greek residents.
Here are the main things property owners should know.
Property Taxes in Greece: What Is ENFIA?
ENFIA — the Unified Property Tax — is the main annual tax on real estate ownership in Greece.
It applies to properties located in Greece, including buildings, plots and parcels of land. The tax is calculated each year based on the property information registered with the Greek tax authorities through the E9 real estate declaration.
One important date to remember is January 1. ENFIA for each year is based on the real estate you own in Greece on January 1 of that year.
How Much Is ENFIA?
When estimating property taxes in Greece, it is important to understand that there is no single ENFIA amount that applies to every property.
The calculation depends on information about the property recorded with the tax authorities, including its characteristics and location. This means two properties with similar purchase prices can have different annual tax bills.
For that reason, foreign buyers should not estimate their future ENFIA simply as a percentage of the purchase price.
Before buying, it is sensible to ask an accountant or tax professional to explain the likely ongoing tax obligations for the specific property.
What Is the E9 Declaration?
The E9 is the Greek real estate information declaration used to record property ownership and changes to your real estate holdings.
Foreign residents, just like Greek residents, must ensure that property they acquire in Greece is correctly recorded in E9.
In many digitally processed property transactions, the E9 can now be created automatically through the myPROPERTY system. However, owners should still check that the information recorded is correct rather than simply assuming everything has been completed automatically.
The information in E9 matters because it is used to calculate ENFIA.
How Do You Pay ENFIA?
Property owners can access their ENFIA assessment through the myAADE digital portal using their personal credentials.
According to AADE, ENFIA can be paid in up to 10 equal monthly instalments, with the final instalment due by the last working day of February of the following year. Each instalment must be at least €10.
This makes ENFIA different from some of the costs you pay when purchasing property: it is an ongoing ownership expense that should be included in your annual budget.
Do Foreign Property Owners Pay ENFIA?
Yes. Being a foreign resident does not by itself remove the obligation to declare Greek property and pay the corresponding ENFIA.
AADE specifically states that foreign residents who own property in Greece have E9 and ENFIA obligations relating to their Greek real estate.
This is particularly important for people who own a holiday home in Greece but continue to live and pay most of their taxes in another country.
Owning Greek property and being a Greek tax resident are not the same thing.
What If You Rent Out Your Property?
Owning a property and earning income from it are two separate tax issues.
If you rent out your Greek property, rental income can create additional tax and reporting obligations beyond ENFIA. Foreign residents with leased property in Greece must also deal with the relevant income declarations.
Rental taxation deserves its own explanation, so we will cover it separately rather than mixing it into the annual property ownership tax.
Keep Your Property Details Correct
Errors in E9 can affect the ENFIA assessment, which is why property owners should make sure the information held by AADE accurately reflects their property.
Changes to property rights and other relevant changes may require the real estate information declaration to be updated. AADE provides the E9/ENFIA service through myAADE, where taxpayers can submit or amend declarations and view their property tax assessments.
For foreign owners who are not familiar with the Greek tax system, working with a Greek accountant can make this considerably easier.
Selling the Property Later
ENFIA can also become relevant when you eventually sell or otherwise transfer a property.
A property owner who wants to transfer Greek real estate may be required to provide an ENFIA certificate to the notary. This certificate can generally be issued electronically through myAADE.
Keeping your property records and tax obligations in order therefore matters not only while you own the property, but also when you eventually decide to sell it.
Final Thoughts
Understanding property taxes in Greece helps foreign owners plan the ongoing costs of owning real estate more accurately.
Owning property in Greece comes with ongoing responsibilities, but the basic structure is relatively straightforward once you understand it.
For most foreign owners, the key points are to keep the E9 property record accurate, check the annual ENFIA assessment, and make sure payments and any additional tax obligations are handled correctly.
The exact amount you pay will depend on your property and personal circumstances, so individual tax advice is worthwhile when buying or managing Greek real estate.
