Greece Capital Gains Tax on Property: 2026 Complete Guide
Greece capital gains tax on property is suspended until 31 Dec 2026. Learn how CGT works, exemptions, rates when reinstated, and how it affects your investment.
By Greek Invest Editorial · Updated July 4, 2026 · 9 min read
Quick answer: Greece’s 15% capital gains tax on property is suspended through 31 December 2026, individual sellers pay zero CGT on residential or commercial property gains under current law. The suspension has been renewed annually since 2014. If CGT returns, it applies at 15% on net gain (sale price minus acquisition cost, documented improvements, and taxes paid at purchase). Sellers in 2026 should still obtain a tax clearance certificate from AADE before completion.
Greece has one of the most investor-friendly CGT regimes in the EU, not because the law is generous on its face, but because the government has suspended the tax entirely for over a decade. For foreign buyers weighing an exit strategy, understanding exactly what the suspension means, when it could end, and what the reinstated rules would look like is essential due diligence. This guide covers all three, alongside how CGT interacts with other Greek property taxes, double-tax treaty protections for non-residents, and what your actual tax bill looks like when selling in 2026.
For the full cost picture at purchase, including the 3.09% FMA transfer tax, notary fees, and lawyer fees; see the cost of buying property in Greece guide. For the investment case including yield projections, see the Greece rental yield guide and is Greece property a good investment in 2026.
What Is Greece’s Capital Gains Tax on Property
What Is Greece’s Capital Gains Tax on Property requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
However, the government suspended the CGT from the moment it was introduced, citing market conditions and the need to stimulate property transactions during the post-crisis recovery. The suspension has been renewed by ministerial decision every year since, most recently through 31 December 2026.
The practical result: since 2014, not a single individual property seller in Greece has had to pay CGT. The tax exists in the Income Tax Code, the rate and calculation methodology are defined, but the operative clause suspending it has been extended year after year.
Insider tip: MORE Group files in 2026 show this step fails most often when engineer certificates, cadastre extracts, or bank traceability are sequenced after the reservation instead of in parallel with the lawyer review.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
Insider tip: MORE Group sequences engineer, cadastre, and bank files before reservation deposits on 2026 Golden Visa purchases.
What should foreign buyers know about current Status: Suspended Through 31 December 2026?
| Parameter | Current Status |
|---|---|
| CGT rate (if active) | 15% flat on net gain |
| Suspension in force until | 31 December 2026 |
| CGT payable by individual sellers | Zero during suspension |
| Buyer FMA transfer tax | 3.09% (still applies, separate tax) |
| Corporate sellers | Subject to corporate income tax, not individual CGT |
| Annual renewal history | Renewed every year since 2014 |
Important disclaimer: The suspension is renewed by ministerial decision, typically in November to December of each year, for the following calendar year. If you are planning a sale close to or after 31 December 2026, you must confirm the current legislative status with a Greek tax lawyer before exchanging contracts. The information in this guide reflects the position as at June 2026.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
Insider tip: MORE Group underwriting in 2026 sequences engineer certificate, cadastre extract, and bank traceability before reservation wires, not after.
How CGT Is Calculated When the Suspension Ends
How CGT Is Calculated When the Suspension Ends requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
Under the full CGT rules as written in the Income Tax Code, the taxable gain is:
Taxable Gain = Sale Price − (Acquisition Cost + Acquisition Taxes + Documented Improvements + Inflation Adjustment)
Each deductible component is defined precisely:
| Deduction Component | What It Includes | Evidence Required |
|---|---|---|
| Acquisition cost | Original contract price paid at purchase | Notarial deed, bank transfer records |
| Acquisition taxes | FMA transfer tax paid at purchase (typically 3.09%) | Tax payment receipts from AADE |
| Notary and lawyer fees at purchase | Documented professional fees paid at acquisition | Official invoices |
| Documented improvement expenditure | Renovation and major improvement costs | Licensed contractor invoices, building permits |
| Inflation adjustment | Adjustment using the official consumer price index from year of purchase to year of sale | AADE publishes the relevant coefficients |
The net figure after all deductions is the taxable gain. A flat 15% rate applies. There is no tiered schedule, no annual allowance, and no relief for long-hold periods, the rate is 15% regardless of whether you held the property for 2 years or 20.
Calculation Example
Assume a 90 m² Athens apartment:
| Item | Amount |
|---|---|
| Original purchase price (2019) | €200,000 |
| FMA paid at purchase (3.09%) | €6,180 |
| Notary and legal fees at purchase | €4,500 |
| Documented renovation (2022) | €18,000 |
| Inflation adjustment (2019 to 2026, ~12%) | €24,000 |
| Total deductible base | €252,680 |
| Sale price (2027, hypothetical) | €310,000 |
| Taxable gain | €57,320 |
| CGT at 15% | €8,598 |
If the sale price is below the AADE objective value for the property, the tax authorities use the objective value as the notional sale price. This prevents under-declaration at notaries.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
Who Is Exempt from CGT Under the Full Rules
Primary-residence exemption: If you owned the property and used it as your principal residence for at least 5 consecutive years immediately before the sale, the gain is fully exempt from CGT, provided you reinvest the entire proceeds in another Greek primary residence within 12 months of the sale. This is the most significant exemption and the one most likely to apply to Greek nationals.
Inheritance and gift transfers: Property transferred through inheritance or as a formal notarial gift (δωρεά) is not a CGT event in itself. However, if the recipient later sells, the acquisition cost for CGT purposes is the value declared in the inheritance/gift declaration.
Divorce settlements: Transfers of property between spouses as part of a court-approved divorce settlement are typically exempt.
Legal entities: Companies, partnerships, and other legal entities are not subject to the individual CGT regime. Their property gains are taxed under corporate income tax rules at 22%.
| Exemption | Condition | Notes |
|---|---|---|
| Primary-residence sale | 5+ years ownership and use as main home; reinvest proceeds in 12 months | Most significant permanent exemption |
| Suspension (2014 to 2026) | All individual sellers | Reviewed and renewed annually |
| Inheritance or gift receipt | No CGT on transfer itself | Recipient’s base cost = declared value |
| Divorce settlement transfer | Court-approved settlement | Only the transfer; future sale is taxable |
| Corporate sellers | N/A, taxed under CIT at 22% | Separate regime entirely |
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
Insider tip: MORE Group underwriting in 2026 treats this as a hard gate: engineer certificate, cadastre alignment, and Circular 1/2026 bank traceability must be complete before any reservation wire, not after.
What should foreign buyers know about non-Residents and Double-Tax Treaties?
Non-Residents and Double-Tax Treaties requires verified thresholds under Law 5100/2024: €800,000 prime tiers in Attica, Thessaloniki, Mykonos, and Santorini versus €400,000 regional municipalities, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account in the buyer’s name. Budget 8% to 12% purchase costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment before comparing gross yield quotes.
Non-resident sellers, whether EU citizens or non-EU nationals, are subject to the same individual CGT regime as Greek residents when the tax is active. There is no surcharge or different rate for foreigners.
The more important question for non-residents is whether their home country will also tax the gain. Greece has double-tax agreements (DTAs) with most EU member states, the UK, the US, Russia, UAE, and over 50 other countries. These treaties generally follow one of two approaches:
- Exclusive source-country taxation: The DTA gives Greece the exclusive right to tax gains on Greek immovable property. The seller’s home country exempts the gain (common in German, French, Dutch, and UK treaties with Greece).
- Credit method: Both countries can tax the gain, but the home country gives a credit for CGT paid in Greece, preventing double taxation.
Foreign buyers considering an investment should read buying property in Greece as a foreigner for the full acquisition framework, and review the Greece property market forecast 2026 to 2027 to model expected appreciation.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
What Taxes You Actually Pay When Selling in 2026
What Taxes You Actually Pay When Selling in 2026 requires verified thresholds under Law 5100/2024: €800,000 prime tiers in Attica, Thessaloniki, Mykonos, and Santorini versus €400,000 regional municipalities, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account in the buyer’s name. Budget 8% to 12% purchase costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment before comparing gross yield quotes.
With CGT suspended, the seller’s direct tax exposure in 2026 is effectively zero on the gain itself. However, several obligations must be fulfilled before a sale can complete:
1. Tax clearance certificate (φορολογική ενημερότητα): AADE will not issue this certificate if the seller has outstanding ENFIA bills, unpaid income tax on past rental income, or any other tax arrears. The notary cannot complete the sale without it. Sellers should request the certificate at least 2 weeks before the planned completion date and resolve any outstanding liabilities first.
2. Outstanding ENFIA: All ENFIA instalments for the current year must be paid up to the date of sale. AADE will verify this when issuing the clearance certificate.
3. Income tax on rental income: If the property was let, all rental income must have been declared and taxed in prior years. Failure to declare rental income is a separate offence; it does not prevent the sale legally but will emerge during the clearance process.
4. No withholding at source: Unlike some jurisdictions, Greece does not require the buyer to withhold CGT from the purchase price on behalf of a non-resident seller. The seller’s obligation is simply to have clean tax records, the notary verifies this through the clearance certificate.
| Obligation | Who Pays | When |
|---|
| FMA transfer tax (3.09%) | Buyer | At notarial completion | | ENFIA (outstanding) | Seller | Before clearance certificate | | Income tax on prior rents | Seller | Per annual tax returns | | Tax clearance certificate | Seller obtains, presents to notary | Before completion | | Notary and lawyer fees | Both parties (own lawyers) | At completion |
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
What should foreign buyers know about planning Considerations for Investors?
What should foreign buyers know about planning Considerations for Investors requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
Selling before year-end 2026: With the suspension in place through 31 December 2026, sellers who are considering an exit have a clear incentive to complete before that date, or at minimum to ensure the extension has been confirmed before signing. Conditional completion clauses tied to CGT status are uncommon but can be negotiated.
Holding period and reinvestment: For investors planning to hold long-term, the primary-residence exemption (5-year occupancy + reinvestment) is worth structuring for at acquisition stage if the property may ultimately become a primary home.
Corporate ownership structures: Some investors acquire Greek property through companies to benefit from different tax treatment on gains. Corporate gains are taxed at 22% CIT, not 15% CGT. However, corporate ownership adds compliance costs (annual accounts, corporate income tax returns, potential dividend withholding on distributions). The optimal structure depends on hold period, intended use, and the investor’s home country tax position. A Greek tax lawyer should review any structure before purchase.
Improvement documentation: Investors who carry out renovations should retain all contractor invoices and building permit documentation. These reduce the taxable gain if CGT is reinstated. Many buyers fail to document improvements adequately during the renovation and lose the deduction if they sell after reinstatement.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
How does Exit Strategy and Capital Gains Tax Suspension in 2026?
How does Exit Strategy and Capital Gains Tax Suspension in 2026 requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
However, to stimulate the real estate market and attract foreign capital, the Greek government has repeatedly suspended this tax:
- Actual Tax Paid: Because of the active suspension, the investor paid €0 in capital gains tax on the €300,000 profit, retaining the full capital for reinvestment.
This suspension makes Greece one of the most tax-efficient real estate exit markets in Europe, particularly compared to Spain or Portugal where capital gains taxes on non-residents can reach 19% to 28%. However, buyers should note that the 15% tax remains on the statute books and could be reactivated after 2026. Structuring your holding period and exit timing with a qualified tax advisor is essential to maximize your net returns.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
What should foreign buyers know about capital Gains Tax and Exit Checklist?
What should foreign buyers know about capital Gains Tax and Exit Checklist requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
- Active Suspension Status: Always confirm with your notary and accountant whether the capital gains tax suspension has been extended beyond the current 31 December 2026 deadline before signing a sales agreement.
- Business Activity Reclassification: If you buy and sell more than two properties within a two-year period, the tax authority (AADE) may classify your transactions as “business activity” (επιχειρηματική δραστηριότητα), taxing the gains at progressive corporate rates (up to 44%) rather than the suspended individual rate.
- Municipal Transfer Fees: While the seller is exempt from capital gains tax during the suspension, the buyer remains liable for the 3.09% property transfer tax (FMA) and land registry fees, which should be factored into the negotiation of the final sales price.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
MORE Group underwriting snapshot (Greek property tax and non-resident rental filings)
Insider tip: MORE Group tracks Greek property tax and non-resident rental filings on live 2026 buyer files. Run engineer certificate, cadastre extract, and bank traceability in parallel with the reservation, not after. Clients who wire before AFM and pink slip issuance lose two to four weeks to branch KYC stalls and often miss notary dates tied to Golden Visa quota windows.
Who we are (citable snapshot)
Greek Invest is the English-language Greece property desk for MORE Group. We publish net-yield models, Law 5100/2024 tier maps, Circular 1/2026 compliance notes, and foreign-buyer checklists for Attica, Thessaloniki, Crete, and regional markets. We are not a developer and not a listing portal. Enquiries may be referred to licensed Greek lawyers and brokers after a free shortlist review at our consultation page.
Greek Invest editorial data shows foreign buyers accounted for roughly 10.8% of residential transactions in 2025, with Attica and Crete leading volume. Law 5100/2024 sets €800,000 prime thresholds in Attica, Thessaloniki, Mykonos, and Santorini versus €400,000 regional tiers elsewhere, and Circular 1/2026 requires engineer certificates confirming 120m² usable residential area plus bank traceability through a named Greek account. Acquisition costs typically add 8% to 12% on Attica deeds: 3.09% transfer tax on the higher of contract or objective value, notary near 1.2% to 1.5%, lawyer 1% to 1.5%, and registry fees. MORE Group underwrites Greece Capital Gains Tax on Property: 2026 Complete Guide against those line items before recommending any deposit transfer on Greek property tax and non-resident rental filings.
For Greek property tax and non-resident rental filings, Greek Invest applies a repeatable checklist aligned with Ministry of Migration files: verify engineer classification and 120m² usable area on the certificate, pull cadastre alignment from the Hellenic Cadastre, confirm ENFIA clearance and building permit legality, and archive twelve-month lease assumptions only because Golden Visa assets cannot run Airbnb for the permit period under Law 5100/2024. Non-resident landlords often model 15% flat tax on gross rent or progressive E1/E2 filings with a Greek accountant costing €800 to €1,400 per year. Gross yields of 4% to 6% on Attica long-term leases frequently net 2.5% to 4% after management near 20% to 25%, ENFIA, and vacancy of four to six weeks. Cash buyers still need AFM, pink slip, Greek IBAN, and power-of-attorney scope confirmed before any 10% reservation wire because operating costs, not headline price alone, determine whether Greece Capital Gains Tax on Property: 2026 Complete Guide clears a realistic net yield band.
Frequently Asked Questions
Greece introduced a 15% capital gains tax on real estate in 2014, but has suspended it continuously since then. The suspension is currently in force until 31 December 2026. During the suspension no CGT is payable on gains from residential or commercial property sales by individuals. The government reviews the suspension annually; it has been renewed each time since 2014. Investors should verify the status at the time of sale and obtain tax advice if selling close to a renewal deadline.
Greece has renewed the CGT suspension every year since 2014, most recently extending it through 31 December 2026. There is no official signal the suspension will end; however, as Greece's fiscal position and property prices strengthen, there is a theoretical risk of reinstatement. If reinstated, the rate would be 15% on the net gain. Sellers who want certainty should complete a sale well before 31 December 2026 or consult a Greek tax lawyer about the latest legislative status.
Under the suspended CGT rules, the taxable gain equals the sale price minus the original acquisition cost, transfer taxes paid at purchase, documented improvement expenditure, and inflation adjustment. Legal and notary fees paid at acquisition are also deductible. The net gain is taxed at a flat 15%. Losses on one property cannot be offset against gains on another. If the sale price is below objective value, tax authorities use the higher objective value as the notional sale price.
During the current suspension (through 31 December 2026), all individual sellers, Greek residents, EU citizens, and non-EU nationals, are exempt. Under the full CGT law, the main permanent exemption is the primary-residence sale: if you owned and used the property as your main home for at least 5 years and reinvest the proceeds in another Greek primary residence within a year, the gain is fully exempt. Corporate sellers (companies) are subject to different rules under corporate income tax, not the individual CGT regime.
No CGT is currently payable by anyone, resident or non-resident, during the suspension period through 31 December 2026. If CGT is reinstated, non-resident EU citizens would be subject to the 15% rate on the same terms as Greek residents. Non-EU sellers may face additional withholding obligations at the notary. In all cases, the seller's home country may also tax the gain; double-tax treaties between Greece and most EU member states, the UK, and the US typically allow a credit for tax paid in Greece to avoid double taxation.
In 2026, with CGT suspended, the only taxes on a sale fall on the buyer, not the seller. The buyer pays FMA (Φόρος Μεταβίβασης Ακινήτων) of 3.09% of the contract or objective value (whichever is higher). As the seller, your obligations are: settle any outstanding ENFIA bills, obtain a tax clearance certificate (φορολογική ενημερότητα) from AADE, and ensure the notary withholds nothing from the proceeds beyond any agreed agent commission. Income tax on past rental income must also be up to date before AADE issues the clearance certificate.
These are two entirely separate taxes paid by different parties. The FMA property transfer tax is paid by the buyer at the time of purchase, currently 3.09% of the higher of contract price or objective value. Capital gains tax is a tax on the seller's profit from the sale. Both can exist simultaneously in principle. Currently Greece suspends CGT while FMA still applies. Sellers should not confuse the two; their liability under the current rules is zero for CGT but they should ensure their tax affairs are clear to obtain the required tax clearance certificate.
This guide reflects Greek tax law and ministerial decisions in force as at June 2026. Tax legislation, particularly the annual CGT suspension, is subject to change. Always consult a qualified Greek tax lawyer or accountant before completing a property transaction. Greek Invest Editorial does not provide tax advice.
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