Greece’s 15% property transfer tax: a 2027 guide for international buyers

Short answer: It is announced, not law. In September 2026 the government said homes bought by individuals who are not Greek citizens, ethnic Greeks, EU/EEA citizens or long-term residents would pay 15% transfer tax (15.45% with the municipal levy) instead of today's 3.09%, expected from 1 July 2027 (Finance Ministry, TIF 2026 measures). Companies, commercial premises and land are excluded. On a €500,000 home the tax would rise by €61,800.

Last reviewed October 2026 by Kirill Samarits, Founder & CEO, BUY GREECE®. Status: announced; the bill had not been published as of 11 October 2026.

Prime Minister Kyriakos Mitsotakis announced the higher rate at the Thessaloniki International Fair on 6 September 2026 (Prime Minister’s announcement). This guide explains the announcement, shows what it could cost and lists the questions to settle before you commit.

The change raises the cost of buying. It is not a prediction that the property itself will become more valuable.

What is Greece’s current property transfer tax?

The Greek tax authority, AADE, states that the standard transfer tax is 3% of the taxable value, which is the higher of the contract price and the objective value. A municipal levy equal to 3% of the tax brings the total to 3.09%, and the buyer pays it. Exemptions and the type of deal can change the amount. AADE: real estate transfer tax

This is a one-off tax on the purchase. It is separate from ENFIA, Greece’s annual property tax, so the increase is not a new yearly 15% charge on existing owners. AADE: annual property taxation

What has been announced, and who could be affected?

The government’s detailed explanation describes a 15% base rate, or 15.45% with the municipal levy, for covered residential purchases by individuals. These buyers are outside the measure:

• Greek citizens and qualifying people of Greek origin;
• EU and EEA citizens;
• qualifying long-term residents;
• companies, and purchases of commercial premises, plots or land.

The explanation also refers to tax residence in third countries, so a passport alone does not settle the question: the enacted definitions and your own circumstances must be checked. Government policy explanation

For Americans, Australians, Britons and Israelis, the practical question is whether their particular purchase falls within the measure. On our reading of the exempt list, a Greek-American who holds Greek citizenship would be outside it. US buyers can read our legal guide for US buyers, and Greek-Americans our guide for diaspora buyers.

How much more could buying a home in Greece cost?

The table applies today’s total rate (3.09%) and the announced total rate (15.45%) to the same taxable value, with no exemption or relief assumed.

On the base rates alone (3% against 15%), the €500,000 example is €15,000 against €75,000, or €60,000 more. €800,000 is the Golden Visa minimum in Attica and on the large islands. These are calculations from the stated rates, not a personal tax assessment.

Legal, notary, registration and financing costs come on top. Ask for an itemised acquisition budget rather than applying one headline percentage to an asking price.

A rise from 3% to 15% is a 12-percentage-point increase, a 400% increase in the tax and a rate five times as high. Those descriptions are mathematically equivalent; “a 15% increase” is not.

When is the higher tax expected to start?

Reporting published on 7 September 2026, after the government’s detailed presentation, gives 1 July 2027 as the planned start. Earlier coverage cited January 2027. Use the newer date when you plan, subject to the law once it is enacted. September 7 reporting

An announcement is not an enacted law. Buyers need the effective date, the transitional rules and the legal event that fixes which rate applies. Do not assume a deposit or a preliminary contract secures today’s rate. We log the bill’s progress on our Greek property law tracker.

Will the change make Greek homes more affordable?

The government links the measure to housing demand and to pressure on permanent residents’ access to homes. Government explanation

The following is our assessment of possible market effects, not a forecast based on a statistical model.

Some purchases may move forward. Buyers already prepared to proceed could try to complete before the applicable deadline. Others may wait for legal clarity. Neither response guarantees a nationwide buying rush.

Negotiations may become tougher. A buyer with a fixed total budget may offer less for the property to absorb the tax. Sellers may accept, wait or sell to an unaffected buyer. The tax does not automatically produce an equal cut in asking prices.

The effect may differ by neighbourhood and property type. A luxury coastal residence and a modest apartment serving local households do not necessarily compete for the same buyers. Affordability also depends on incomes, finance and the supply of homes.

New development could face a tradeoff. If sales slow, some developers may delay future projects. Less demand for existing homes could help certain local buyers, while a weaker construction pipeline could limit future supply.

What should Athens Riviera and island buyers check?

Whether you are searching in Glyfada, Voula, Vouliagmeni or on a Greek island, compare the full acquisition cost, the home’s suitability and the strength of its documents.

For a new build, get written confirmation of the VAT or transfer-tax treatment of that sale. VAT of 24% applies unless the developer suspends it; the suspension is legislated to 31 December 2026, and a 2027–2030 extension has been announced (Law 5246/2025). Construction status, title, permits, delivery terms and the developer’s obligations matter as much as the tax. Our new developments page explains what to check.

For an existing home, verify title, planning compliance, registered area, condition and any limits on the use you intend. A sea view cannot fix a documentation problem.

What should you settle before committing?

Ask your Greek lawyer, notary and tax adviser to establish:

1. Your status: how citizenship, tax residence and any qualifying residence status affect the purchase.
2. The property’s treatment: its legal category, taxable value and applicable tax regime.
3. The complete budget: tax, levy and other acquisition costs, including any exemption actually available.
4. The timing rule: which event fixes the tax rate and whether transitional protection applies.
5. The due diligence: title, planning, technical checks and financing, without squeezing essential work to meet a headline deadline.

Frequently asked questions

Is the announced 15% transfer tax an annual charge?

No. It is a one-off tax on buying a covered home, not a yearly charge on owners. Annual ownership tax is ENFIA, which is separate and unchanged by this announcement. The 15% rate (15.45% with the municipal levy) would replace today's 3.09% for covered buyers, expected from 1 July 2027, and it is not yet law.

Does every American buying a home in Greece face the 15% rate?

No. The announcement covers individuals who are not Greek citizens, ethnic Greeks, EU/EEA citizens or long-term residents. On our reading of that list, a Greek-American who holds Greek citizenship would be exempt, as would a US citizen with long-term resident status. Buying through a company is outside the announced measure. Confirm your status once the law is published.

Will the 15% transfer tax apply to Golden Visa buyers?

As announced, yes: there is no Golden Visa exemption. How the tax would apply to Golden Visa buyers, including on the €250,000 conversion route, is unresolved. Industry bodies have asked for an exemption or a lower rate, with 8% reported. The bill had not been published as of October 2026, so check the final text before you commit.

Would a €500,000 home cost €60,000 more in tax?

Yes, if €500,000 is the taxable value and the full rates apply. The base tax rises from €15,000 at 3% to €75,000 at 15%, a €60,000 difference; with the municipal levy, €15,450 becomes €77,250, or €61,800 more. The tax is charged on the higher of the price and the objective value.

Should I buy before the planned change?

Only if the property is right for you anyway. The expected start is 1 July 2027, but the law and its transitional rules have not been published, and a preliminary contract may not lock in today's rate. Confirm with a Greek lawyer which event fixes the rate, and never cut due diligence short to beat a deadline.

How to plan a purchase around the 15% tax

1. Price the whole purchase at today’s rates, with every fee, in our guide to buying property in Greece.
2. Compare homes and locations among our properties for sale in Greece.
3. Ask for an itemised acquisition budget for a specific home through our cost enquiry form. Your own lawyer and tax adviser then confirm the treatment before you commit.

Editorial note: This article separates published policy announcements, reported implementation timing, illustrative calculations and market analysis. It does not claim legal or tax-professional review. Information reviewed 11 October 2026; general information only.