Greece Property Investment Calculator

On a resale bought through an agent, taxes and fees usually add 7–10% to the price. Buying a new home directly from the developer costs less, because there is no agent and the tax may already be in the price.

• Transfer tax: 3% of the value, plus a municipal surcharge of 3% of the tax, so 3.09%. It is charged on the higher of the price and the property's objective (tax) value, and the buyer pays it.
• VAT on new homes: 24% on the first sale of a building whose permit dates from 2006 or later. It is included in the developer's price. Developers can suspend it until 31 December 2026 (an extension through 2027 has been proposed), and the buyer then pays 3.09% transfer tax instead.
• Notary: an official scale of 0.8% up to €120,000, 0.7% from €120,000 to €380,000, 0.65% to €2 million and less above that, plus small fixed charges and 24% VAT. That is about 0.9–1.1% of the price.
• Land registry (Hellenic Cadastre): 0.5% of the value, plus fixed charges.
• Lawyer: usually about 1% plus 24% VAT, often with a minimum fee.
• Agent: usually 2% plus 24% VAT, paid by the buyer; developers selling directly often charge nothing.
• Other costs: an energy certificate, translations at signing and, if you do not attend, a power of attorney. Budget about €1,000.

You also need a Greek tax number (AFM), which is free, and in practice a Greek bank account. Pay by traceable bank transfer: it is how the price is proven, and the Golden Visa requires funds brought in from abroad.

A draft tax bill published for consultation on 18 October 2026 would raise the transfer tax on homes bought by individuals who are not EU or EEA tax residents from 3% to 15% (15.45% with the surcharge), from 1 July 2027. Companies, commercial property and land are not covered. Greeks, Greeks abroad, EU and EEA nationals, long-term residents and refugees are exempt.

It is not yet law: the vote is expected in November 2026, and some details are still open, such as how contracts signed before 1 July 2027 are treated and whether it applies to new homes sold with VAT suspended. The calculator applies it only if you choose a tax residence outside the EU and EEA and a completion from 1 July 2027. We will update this page when the law is passed.

Rental income from a home in Greece is taxed in Greece, whatever your tax residence. Individuals pay on a separate scale, per owner, for income earned from 2026:

• 15% on the first €12,000 a year, per owner
• 25% from €12,000 to €24,000
• 35% from €24,000 to €36,000
• 45% above €36,000

There is no tax-free amount. A flat 5% is deducted from the rent when it is paid into a bank account declared to the tax authority; actual costs, management fees and mortgage interest are not deductible. The calculator assumes the 5% deduction applies. Your own country may tax the same income too; its double tax treaty with Greece stops you paying twice, by a credit for the Greek tax or by exempting the income.

For holiday lets, the property must first be registered (an AMA number) with the tax authority. Owners of one or two short-term rentals are taxed on this scale; owners of three or more are treated as a business and charge 13% VAT. Guests also pay a climate resilience fee per night: €8 from April to October and €2 from November to March, or €15 and €4 for a detached house over 80 m². The calculator does not count this fee, because the guest pays it.

The annual property tax (ENFIA) is based on the objective value, not the price. For a new house of about 100 m² in rural Crete, it is roughly €150–500 a year, and 20% less if the home is insured against earthquake, fire and flood. Add insurance, upkeep, a pool if there is one, and the utilities you pay between guests. The calculator starts from €3,000 a year; change it to match the property.

Greek banks do lend to non-residents, but fewer and on stricter terms: typically 50–70% of the price, over 15–25 years. New floating-rate home loans in Greece averaged 3.39% in August 2026, according to the Bank of Greece; non-residents can expect more, often 3.5–5.5%. For a second home, the Bank of Greece limits loans to 80% of the value and repayments to 40% of income. The costs of buying are paid in cash, so the calculator adds them to your deposit.

Capital gains tax on property sold by an individual is 15% of the gain, but it has been suspended since 2014, currently until 31 December 2026, and the draft bill would extend the suspension through 2027. The calculator leaves it out unless you switch it on, and then applies 15% to the gain after the costs of buying and selling. The real calculation adjusts the gain for the years you held the property, so this overstates the tax. Selling through an agent usually costs about 2% plus VAT.

A five-year residence permit, renewable, for non-EU buyers who invest in Greek property. Since 31 August 2024 the minimum is:

• €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 inhabitants. Crete is in this group.
• €400,000 in the rest of Greece.
• €250,000 only for converting a commercial building to homes or restoring a listed building.

At the €800,000 and €400,000 levels the investment must be in one property of at least 120 m². A Golden Visa property cannot be let short-term; the fine is €50,000 and the permit is revoked. A Creta Hills residence (from €290,000, 100 m²) does not qualify.

Switching on Use Creta Hills figures loads the price of the phase you choose and the returns Creta Hills publishes for its hotel residences: the Guaranteed Model's 5%, 5.5% and 6% for years one to three, or the Dynamic Model illustrated at 8%, 9% and 10%, with a 13th month of returns if you give up your 30 nights.

• No agent's fee is added: residences are sold directly.
• Whether VAT or transfer tax applies to your residence is for us to confirm; the calculator starts with transfer tax.
• Running costs for owners in the investment model are not yet confirmed, so they start at €0.
• The tax on the returns is estimated with the rental income scale.
• It stops at year three, because no returns have been published after that, and does not estimate a sale.

For the returns alone, year by year, use the Creta Hills investment calculator.

• Transfer tax: Law 5219/2025 (Property Tax Code).
• VAT suspension to 31 December 2026: Law 5246/2025, summarised by KPMG.
• Draft bill of 18 October 2026 (15% transfer tax, 2027 extensions): taxheaven.
• Land registry fees: Cadastre decision of 12 January 2026.
• Rental income scale from 2026: AADE circular Ο.3068/2025; 5% deduction: Income Tax Code, Art. 39.
• Climate resilience fee: Law 4389/2016, Art. 53.
• Golden Visa: Migration Code, Art. 100.
• Home loan rates: Bank of Greece, 1 October 2026.