Greece plans to raise the property transfer tax on home purchases by non-EU nationals from 3% to 15%. With the municipal surcharge, the total rate will rise from 3.09% to 15.45%. The announced start date is 1 July 2027, but as of 27 October 2026 the measure has not yet been passed into law. For a Golden Visa investor buying a €400,000 home, that means about €49,000 in extra tax. The suspension of VAT on new builds, the suspension of capital gains tax, new rental income tax bands, the ENFIA discount and the short-term rental ban also directly affect Golden Visa investors. This article explains each one: where it stands today and what it means for you.
For the full requirements and total cost of the programme, see Greece Golden Visa requirements and costs.
At a glance: taxes that matter to Golden Visa investors
| Item | Today | What is changing? | Impact on investors |
|---|---|---|---|
| Property transfer tax | 3.09% | 15.45% for non-EU buyers (announced start 1 July 2027, not yet law) | +€49,440 on a €400,000 home |
| VAT on new builds | 24% VAT suspended; 3.09% transfer tax paid instead | Suspension announced to continue into 2027, no end date set | If it continues, new builds also face 15.45% |
| Capital gains tax | 15%, suspended until 31 December 2026 | May be revisited in the 2027 budget | No tax on sale profits for now |
| Rental income tax | New 25% band from 2026 income | €12,001–24,000 taxed at 25% instead of 35% | Lower tax for long-term landlords |
| ENFIA (annual property tax) | Up to 20% discount for insured homes | – | Disaster insurance earns a discount |
| Short-term rentals | Banned for Golden Visa properties | – | €50,000 fine and permit revoked |
The 15% transfer tax: what changes for non-EU buyers?
Today, a buyer of a resale home in Greece pays 3% transfer tax, plus a municipal surcharge of 3% of the tax, for a total of 3.09%. The tax is calculated on the contract price or the property’s official value (objective value), whichever is higher, and is paid before the deed is signed at the notary.
On 6 September 2026, at the Thessaloniki International Fair, Prime Minister Kyriakos Mitsotakis announced that the rate for buyers from outside the EU would rise to 15%. The government presented the step as a way to curb rising house prices. With the municipal surcharge, the total rate will be 15.45%.
When does it start?
The announced start date is 1 July 2027. Early reports mentioned 1 January 2027; the date was later moved to July 2027 so that purchases already under way could be completed. As of 27 October 2026, no draft law has been published. Until the law is published, the date, the rate and the exemptions may change.
Who will pay it, and who is exempt?
As announced, the tax will apply to home purchases by individuals who are nationals of countries outside the EU and the European Economic Area. This includes, for example, buyers from the United States, the United Kingdom (outside the EU since Brexit), Turkey, China and the Gulf states. Nationals of Norway, Iceland and Liechtenstein, which are in the EEA, are outside its scope.
- Exempt: people of Greek descent (omogeneis), who will need to prove their ancestry.
- Exempt: holders of long-term resident status in Greece. A Golden Visa is not this status.
- Out of scope: commercial property, land and industrial buildings.
- Companies are not in the announced scope, but the final law may include them.
Buyers who also hold the citizenship of an EU country (for example, a British national with an Irish passport) may be able to buy as EU citizens. How dual nationals will be treated should become clear in the law.
How much more will a Golden Visa cost?
Assumes the taxable value equals the contract price; municipal surcharge included.
| Property price | Golden Visa route | Today (3.09%) | After 1 July 2027 (15.45%) | Difference |
|---|---|---|---|---|
| €250,000 | Conversion project | €7,725 | €38,625 | +€30,900 |
| €400,000 | Areas outside Athens and Thessaloniki | €12,360 | €61,800 | +€49,440 |
| €800,000 | Athens, Thessaloniki, Mykonos, Santorini | €24,720 | €123,600 | +€98,880 |
Notary, registration, legal and residence permit fees do not change. Golden Visa investment thresholds stay the same; only the tax paid at purchase goes up.
What about €250,000 conversion projects?
This is the biggest open question. The €250,000 Golden Visa route applies to properties converted from commercial buildings into homes. Because these properties are registered as residential when sold, they may fall under the 15% rate. According to the Greek press, the industry is asking for an exemption or a lower rate for these projects. Until the law is published, it is safer to budget for 15.45% on €250,000 projects too.
I have signed a preliminary contract. Am I protected at the old rate?
In Greece, ownership passes when the deed is signed at the notary and registered at the Land Registry (Ktimatologio). A deposit, a reservation or a preliminary contract does not transfer ownership. So unless the law says otherwise, the date that counts is the deed date. The government has not yet said whether preliminary contracts will be protected. If the deed for an off-plan project is signed after July 2027, the extra tax falls on the buyer unless the contract says otherwise. Ask your lawyer about adding a “change in tax law” clause to the preliminary contract.
Is buying through a company a solution?
Under certain conditions, a Golden Visa can also be obtained through a purchase made by a company owned by the investor. However, the final law may bring companies into scope, and a company structure has its own tax and accounting costs. Setting up a company only to avoid this tax is not recommended.
24% VAT on new builds is suspended
Sales of new homes with a building permit issued after 2006 normally carry 24% VAT. This VAT is suspended until 31 December 2026, and during that period buyers of new homes also pay the 3.09% transfer tax instead. In September 2026 the government announced that the suspension will continue, but it has not set an end date. If the suspension continues into 2027, non-EU buyers of new homes will pay 15.45% transfer tax from 1 July 2027. If it ends, the 24% VAT returns.
Capital gains tax is suspended
Greek law provides for a 15% capital gains tax on the profit when a property is sold for more than its purchase price. The tax has been postponed for years and is currently suspended until 31 December 2026. Sales made before that date pay no tax on the profit. Whether the suspension continues in 2027 will be decided in the budget process.
Rental income tax: new 25% band
The new bands apply to rental income earned from 2026. The first tax returns under the new bands will be filed in 2027.
| Annual rental income | Old rate | New rate (2026 income) |
|---|---|---|
| €0 – 12,000 | 15% | 15% |
| €12,001 – 24,000 | 35% | 25% |
| €24,001 – 35,000 | 35% | 35% |
| Over €35,000 | 45% | 45% |
Example: An investor with €20,000 in annual rental income paid €4,600 under the old system (€12,000 × 15% + €8,000 × 35%). Under the new system the tax is €3,800 (€12,000 × 15% + €8,000 × 25%), a saving of €800 a year.
ENFIA insurance discount
ENFIA is the property tax owners pay in Greece every year. Owners who insure their home against earthquake, fire and flood for 12 months get a discount: 20% for homes with a taxable value up to €500,000 and 10% above that. If the home is insured for less than 12 months, the discount is reduced proportionally. The discount applies only to the insured home, not to the owner’s whole portfolio.
Short-term rentals are banned for Golden Visa properties
A home bought through the Golden Visa cannot be rented out short-term on platforms such as Airbnb or Booking. Owners who break the ban face a €50,000 fine and the loss of their residence permit. The property can only be let under a long-term lease. If your investment plan relied on holiday-rental income, recalculate the return using long-term rents before you buy.
What should you do before 2027?
- Plan around the deed date. What counts is the signing and registration of the deed. The deed takes about 2 weeks after you choose a property, but allow a few extra weeks for delays with documents or payments.
- Budget for both rates: 3.09% and 15.45%. On a €400,000 home, the difference is about €49,000.
- Prepare your funds early. International transfers and source-of-funds checks by banks take time. Have your bank statements and proof of income or sale ready before you choose a property.
- Check the handover date of off-plan projects. If the deed will be signed after July 2027, have the contract state who pays the extra tax.
- Check the location. Non-EU buyers need an extra permit to buy in some border areas, such as the Evros region and some eastern Aegean islands.
- Do not rush into the wrong property. Do not buy a property that misses the investment threshold or has not been fully checked by a lawyer just because the tax is going up.
Frequently Asked Questions
Is the 15% transfer tax final?
Will UK and US citizens pay the 15% tax?
Are the Golden Visa investment thresholds changing?
Are Golden Visa holders exempt from the 15% tax?
Does the tax affect Golden Visas through funds, deposits or bonds?
Can I rent out my Golden Visa property on Airbnb?
Sources
- Protothema – 15% transfer tax: who is exempt and the Golden Visa question (8 September 2026, in Greek)
- Katsouris Law Firm – Greece’s 15% transfer tax from 1 July 2027 (14 October 2026)
- Ballas Pelecanos Law – 15% property transfer tax (14 September 2026)
- To Vima – Greece extends tax incentives to boost housing supply (7 September 2026)
- Elxis – New rental income tax bands (19 September 2025)
- Hellas Direct – ENFIA insurance discount
Once the law is published in the Greek Government Gazette, a link to the official text will be added at the top of this list.
