Updated August 2026. A BUY GREECE LLC report for international buyers and owners.

Greece has rewritten more property law in the last two years than in the previous ten. Most of it helps foreign buyers; some of it changes what a property is worth. Here is what changed, what it means, and what to do about it, in the order it is likely to affect you.

The changes at a glance

What changed in the Golden Visa, and who it pushed where

The 2024 reshuffle ended the era of a single national threshold. Attica, Thessaloniki, Mykonos, Santorini and the larger islands sit at €800,000; everywhere else is €400,000; listed-building restorations and commercial-to-residential conversions qualify at €250,000 anywhere. Only one property counts, it must be at least 120 m², and it cannot be short-term let. The practical effect has been a migration of Golden Visa money toward Crete, the Peloponnese and suburban Attica, exactly where BUY GREECE tracks the best value. Full detail in the Golden Visa guide.

What changed for Airbnb and short lets

Three layers. Law 5170/2025 made every short let meet a safety and insurance standard from October 2025 (roughly €800–1,500 up front for a typical apartment, plus a €8-per-night climate fee). New AMA registrations are frozen in Athens' 1st, 2nd and 3rd municipal districts (Plaka, Koukaki, Kolonaki, Exarcheia, Pagrati, Neos Kosmos, Petralona, Gazi and their neighbours) through at least the end of 2026, with central Thessaloniki added in March 2026; because an AMA is issued to the owner, not the property, it does not transfer on sale, so a buyer in a frozen district should underwrite as a long let. And from May 2026, EU Regulation 2024/1028 makes platforms delist anything without a displayed registration number and share host revenue data with tax authorities. Our short-term rental guide has the full district list and compliance checklist; the STR rule-checker tells you which rules apply to a specific address.

The new inheritance law

In force from 1 November 2025, this is the most significant inheritance reform in decades and it affects anyone who owns or plans to buy Greek property, including foreigners and Greeks abroad.

• Inheritance contracts. Owners and heirs can now sign binding agreements on how an estate is distributed, which gives international families real estate-planning flexibility for the first time.
• Revised compulsory shares. The legal share reserved for heirs has changed; a surviving spouse now receives 33% where there are children.
• No more default co-ownership. Heirs no longer automatically hold property in forced joint ownership, which made Greek inheritances notoriously slow to untangle.
• Unmarried partners. A right to remain in the shared home for up to three years, and inheritance of the estate in certain cases where no relatives exist.

For buyers, this makes succession planning across two countries simpler and reduces the family disputes that used to freeze Greek property for years.

Tax and rental income

• Rental income tax. The €12,001–€24,000 bracket drops from 35% to 25% from the 2026 tax year, a meaningful improvement for long-let and short-let investors. The first €12,000 remains at 15%; above €35,000 stays at 45%.
• Capital gains. The 15% capital gains tax on resale by individuals remains suspended to 31 December 2026. It has been extended before; do not plan on it being extended again. Detail in our capital gains guide.
• VAT on new builds. The 24% VAT on new construction is suspended to the same date, which is why most new-build purchases currently pay 3% transfer tax instead.
• Small-island VAT relief. Border islands under 20,000 residents carry a 30% VAT reduction.
• ENFIA. No increases announced for 2025–2026, so annual holding costs remain predictable.

What this means if you are buying in 2026

1. Check the Golden Visa tier of the specific address before you fall for the property.
2. If short-let income is the plan, buy outside the frozen districts; a seller's AMA does not come with the flat.
3. If you are buying for family use across generations, use an inheritance contract.
4. If you are selling, the capital gains exemption and the VAT suspension both have a date on them.
5. Expect a cleaner process: the digital Hellenic Cadastre now covers most of the country, which shortens due diligence.

Frequently asked questions

Is the Greece Golden Visa still €250,000?

Only for listed-building restorations and commercial-to-residential conversions. Standard residential purchases require €400,000 in most of Greece and €800,000 in Attica, Thessaloniki, Mykonos, Santorini and the larger islands.

Can I still run an Airbnb in central Athens?

If you already hold an AMA for the property, yes, subject to Law 5170/2025 compliance. If you are buying in the 1st–3rd districts, no: new registrations are frozen through 2026 and the seller's AMA does not transfer. Outside those districts, registration remains open.

Is there capital gains tax when I sell property in Greece?

Not for individuals until 31 December 2026, while the suspension holds. After that the 15% rate returns unless extended.

Does the new inheritance law apply to foreigners?

Yes, for Greek property it applies regardless of the owner's nationality, and inheritance contracts are available to foreign owners.

About this guide

Published by BUY GREECE LLC, the US real estate company with offices in Chicago, Illinois and Glyfada, Athens. Reviewed by Kirill Samarits, Founder & CEO. This is information, not legal or tax advice; Greek law changes and specific planning needs a licensed Greek lawyer or accountant. Corrections: contact BUY GREECE.