Greece Rental Income Tax: Non-Resident Guide 2026 | Greece
Progressive 15 to 45% Greek rental income tax for non-residents: brackets, filing steps, deductible expenses, AFM setup, and Golden Visa STR restrictions.
By Greek Invest Editorial · Updated July 4, 2026 · 10 min read
Quick answer: Greece applies a progressive rental income tax to all landlords, residents and non-residents alike. The schedule runs from 15% on the first €12,000 of annual rental income up to 45% on the top band. Non-residents must hold a Greek AFM (tax number), register any rental contract, and file an annual income tax return through the myAADE online portal. Golden Visa qualifying properties are barred from short-term tourist rentals entirely. Verify current rates and exemptions with a licensed Greek tax advisor before completing a purchase.
Why Non-Residents Face Greek Rental Tax
Why Non-Residents Face Greek Rental Tax 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.
Greece treats rental income earned within its borders as Greek-source income, fully taxable in Greece regardless of where the owner is tax-resident. This principle applies whether you own one apartment in Athens or a portfolio of villas in Crete.
The regulatory framework was significantly tightened between 2021 and 2024. AADE (the Greek tax authority) now cross-references property transfer records, E2 rental contract declarations, short-term rental licence registries, and Airbnb/Booking.com data feeds. Undeclared rental income is actively pursued, with penalties running to 50 to 100% of the unpaid tax plus interest.
Understanding your tax position before you buy is not optional, it is a core part of calculating whether a Greek rental investment makes financial sense.
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 greek Rental Income Tax Brackets (2026)?
| Annual Rental Income (€) | Tax Rate | Tax Payable on Band |
|---|---|---|
| €0 to €12,000 | 15% | Up to €1,800 |
| €12,001 to €24,000 | 25% (verify with advisor) | Up to €3,000 on this band |
| €24,001 to €35,000 | 35% | Up to €3,850 on this band |
| Over €35,000 | 45% | On the excess |
Important: Tax brackets for rental income are separate from general income tax slabs. The 25% rate for the €12,001 to €24,000 band reflects legislative framing discussed in 2025 to 2026; always confirm the current schedule with a licensed Greek tax professional, as Parliament can revise rates annually through the Finance Bill.
Under Greek tax rules, non-residents cannot offset most property-related expenses (management fees, maintenance, mortgage interest) against their gross rental income. Rental income is taxed in full at the applicable progressive rate. This is materially different from the UK, Germany, or the US where landlords typically deduct operating costs.
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 additional Property Taxes on Rental Owners?
Additional Property Taxes on Rental Owners 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.
Rental income tax is not the only annual charge. Non-resident landlords face a stack of overlapping levies:
| Tax / Levy | Basis | Approximate Rate |
|---|---|---|
| ENFIA (annual property tax) | Objective property value | 0.10% to 0.80% of assessed value |
| Rental income tax | Gross annual rent | 15% to 45% progressive |
| Special Solidarity Contribution | Applicable in prior years; check current status | Suspended since 2023; confirm with advisor |
| Municipality levy (ΤΑΠ) | Embedded in utility bills | Low; typically €50 to 200/year |
| Accountant / filing fees | Non-resident compliance | €500 to €1,500/year |
ENFIA is assessed against the official objective value of the property, which typically sits 20 to 40% below market value. Even so, a €400,000 Golden Visa property assessed at €260,000 objective value can generate an ENFIA bill of €500 to €2,000/year depending on location, floor level, and age.
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.
What should foreign buyers know about non-Resident Filing Requirements?
Step 1: Obtain an AFM
Before you can own, rent, or declare income from Greek property, you need a Greek Tax Identification Number (AFM). This is a mandatory prerequisite, not optional bureaucracy. See our dedicated guide: How to get a Greek AFM as a foreign buyer.
Step 2: Register Rental Contracts (E2 Declaration)
Every rental agreement, whether a standard 12-month tenancy or a short-term licence, must be declared to AADE within 30 days of signing. This is done via the myAADE online portal using the E2 form. Unregistered contracts carry fines and expose the owner to back-tax assessments.
For short-term rental operators, AADE automatically imports data from licensed STR platforms (Airbnb, VRBO, Booking.com) and cross-checks it against E2 declarations. Gaps trigger audit flags.
Step 3: File an Annual Income Tax Return
Non-residents file the E1 income tax return each year, declaring all Greek-source income including rental receipts. The annual deadline is typically the end of June for the prior calendar year, though AADE sometimes extends this.
Filing calendar for non-residents:
| Obligation | Deadline | Notes |
|---|---|---|
| E2 rental contract registration | Within 30 days of lease start | Via myAADE; applies to each new or renewed contract |
| E2 amendment (if rent changes) | Within 30 days of change | Must reflect any rent increases or terminations |
| Annual E1 income tax return | End of June (typically) | Declares all Greek-source income for prior year |
| ENFIA payment | Varies; AADE issues notice | Can be paid in 1 to 5 instalments depending on amount |
| STR licence renewal | Annual | Registry administered by AADE; tied to property, not owner |
Filing is now entirely online via myAADE.gr. Non-residents who do not speak Greek almost always engage a local accountant (logistis) or tax representative, which runs €500 to €1,500/year depending on complexity.
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 working Example: Tax on a €15,000 Annual Rent?
Working Example: Tax on a €15,000 Annual Rent 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.
Consider a non-resident owner earning €15,000/year gross rental income from an Athens apartment:
- First €12,000 taxed at 15% = €1,800
- Remaining €3,000 taxed at 25% = €750
- Total rental income tax = €2,550 (17% effective rate)
On top of this: ENFIA (say €800), accountant fees (€700), building maintenance contribution (€600), vacancy allowance at 8% (€1,200 income not earned). After all charges, net income is approximately €9,150 on €15,000 gross, an effective deduction of nearly 39% before any mortgage costs.
This example illustrates why gross yield numbers quoted in property listings are a poor guide to actual investor returns. See our Greece Rental Yield Guide for a full gross-to-net yield framework.
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 golden Visa Properties: The Short-Term Rental Prohibition?
If your property qualifies for, or was purchased under, the Greek Golden Visa programme, it cannot be used for short-term tourist rentals. This restriction has been hardened progressively since 2023 and is enforced at the point of permit renewal.
Specifically:
- Properties used for STR (Airbnb, VRBO, holiday lettings) do not satisfy the investment condition of the GV residence permit
- Any GV qualifying property listed on an STR platform can result in permit non-renewal or revocation
- The restriction applies to the qualifying property itself, even if you own other non-qualifying properties that you do rent short-term
This does not mean GV properties cannot generate income. Long-term rentals of 12 months or more are fully permitted and are in strong demand across Athens and Thessaloniki. The STR prohibition affects only tourist-style rentals.
Full details on the STR restriction, the 120 sqm conversion rule, and which property categories are affected: Greece Golden Visa: No Short-Term Rental Explained.
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 double Taxation Treaties?
What should foreign buyers know about double Taxation Treaties 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.
Greece has signed double taxation agreements (DTTs) with over 50 countries, including the United Kingdom, Germany, France, the Netherlands, the United States, Canada, and Australia.
Under most of these treaties, rental income from Greek property is taxable in Greece (source country) and the owner can claim a credit or exemption in their country of residence to avoid paying tax twice on the same income. The specific mechanism, credit method vs exemption method, depends on the individual treaty.
Key points:
- The Greek tax paid can typically be credited against your domestic tax liability on the same income
- Your home country tax advisor needs to see documentation of Greek tax paid (tax return receipt, tax clearance certificate)
- Some treaties cap the Greek withholding rate; most set it at the standard progressive schedule
Do not rely on treaty provisions without advice from a tax advisor qualified in both jurisdictions.
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 practical Setup Checklist for Non-Resident Landlords?
What should foreign buyers know about practical Setup Checklist for Non-Resident Landlords 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.
Before you receive your first rent payment, complete these steps in order:
-
AFM registration: at a Greek DOY tax office or via power of attorney (step-by-step guide)
-
Greek bank account: required for rent receipts and tax payments; most non-residents use Piraeus Bank, Alpha Bank, or Eurobank
-
Property registration: confirm the property is registered in the Cadastre (Ktimatologio) in your name; see buying costs guide for acquisition tax context
-
STR licence (if applicable): apply through the AADE short-term rental registry before listing; do not list first and register later
-
Engage a local accountant: essential for non-Greek speakers; budget €500 to €1,500/year
-
Annual E1 filing: set a calendar reminder for May to June each year
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 key Takeaways?
Key Takeaways means Greek rental income tax is straightforward in structure but often surprising in impact. The headline 15% entry rate unde. Buyers typically require engineer certification of €1,800 usable residential area, Circular 1/2026 bank traceability, and transfer tax near €12,001 on the higher of contract or objective value before any deposit. MORE Group underwrites this step on live 2026
- The rate rises steeply to 45% as income grows
- Expenses are largely non-deductible against gross rental income
- ENFIA, accountant fees, and compliance costs add another 3 to 8 percentage points of drag
- Golden Visa owners face an additional constraint: no short-term rental at all
Factor all of this into your underwriting before purchase, not after. A property advertising 7% gross yield in Crete or Athens will typically deliver 3.5 to 5% net after Greek taxes and holding costs, which may still be attractive, but needs to be evaluated on those terms.
For yield modelling tools and city-by-city benchmarks, see our Greece Rental Yield Guide.
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 buyer scenarios fit greece rental income tax non resident?
What buyer scenarios fit greece rental income tax non resident 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.
Yield-focused investor: Model net yield after ENFIA, flat 15% rental tax (or progressive scale if elected), 20 to 25% management, and 4 to 6 weeks vacancy. Compare gross 4 to 6% Riviera LTR with your home-market net benchmark.
Cash lifestyle buyer: Accept lower nominal yield for walkability, schools, and flight access. Stress-test FX on EUR entry and future exit; Greece CGT remains suspended but not guaranteed indefinitely.
Apply this decision framework to greece rental income tax non resident before you sign a preliminary agreement.
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 Tax Optimization for a Non-Resident Landlord in Athens?
How does Tax Optimization for a Non-Resident Landlord in Athens 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 Greek tax code, rental income is taxed on a progressive scale:
- Up to €12,000: 15%
- €12,001 to €35,000: 35%
- Over €35,000: 45%
Here is the step-by-step calculation of the annual tax liability:
-
Gross Rental Income: €14,400
- Deductible amount: €14,400 × 5% = €720
-
Taxable Rental Income: €14,400 - €720 = €13,680
-
First Tax Bracket Calculation (15% on the first €12,000): €12,000 × 15% = €1,800
-
Second Tax Bracket Calculation (35% on the remaining €1,680): €1,680 × 35% = €588
-
Total Annual Rental Income Tax: €1,800 + €588 = €2,388
The effective tax rate on this rental income is 16.58%. In addition to this income tax, the owner must pay the annual ENFIA property tax, which for a property of this size in Pagkrati is approximately €350 to €500 per year. To file these taxes, the non-resident must appoint a local tax representative (φορολογικός εκπρόσωπος) and submit the E1 and E2 forms annually through the Taxisnet portal before the summer deadline.
Greek Invest verification snapshot:
- Tier check: €800,000 Attica prime vs €400,000 regional under Law 5100/2024
- Area rule: 120m² certified usable residential floor on engineer certificate
- Cost stack: 3.09% transfer tax plus 8% to 12% closing on Attica deeds
- Rental model: twelve-month leases only on Golden Visa assets; STR banned 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 tax Compliance Checklist for Non-Resident Owners?
What should foreign buyers know about tax Compliance Checklist for Non-Resident Owners 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.
- Appoint a Greek Tax Representative: This is legally required for non-residents. Your representative receives official notices from the Independent Authority for Public Revenue (AADE) but is not liable for your tax debts.
- Annual E2 and E1 Filing: Submit the E2 (Rental Income Declaration) and E1 (Income Tax Return) forms between April and July of the year following the tax year. Late filings carry a minimum €100 penalty plus interest.
- Annual E9 and ENFIA Verification: Ensure your property is correctly declared on the E9 form (Property Registry). The annual ENFIA tax assessment is generated based on this form. Any errors in square footage or zone rates can lead to overpayment or future fines.
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 double Taxation Treaties and Foreign Tax Credits?
What should foreign buyers know about double Taxation Treaties and Foreign Tax Credits 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.
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 (non-resident banking, AFM, and fund traceability for Greek purchases)
Insider tip: MORE Group tracks non-resident banking, AFM, and fund traceability for Greek purchases 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 Rental Income Tax: Non-Resident Guide 2026 | Greece against those line items before recommending any deposit transfer on non-resident banking, AFM, and fund traceability for Greek purchases.
For non-resident banking, AFM, and fund traceability for Greek purchases, 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 Rental Income Tax: Non-Resident Guide 2026 | Greece clears a realistic net yield band.
MORE Group underwriting snapshot (non-resident banking, AFM, and fund traceability for Greek purchases)
Insider tip: MORE Group tracks non-resident banking, AFM, and fund traceability for Greek purchases 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 Rental Income Tax: Non-Resident Guide 2026 | Greece against those line items before recommending any deposit transfer on non-resident banking, AFM, and fund traceability for Greek purchases.
For non-resident banking, AFM, and fund traceability for Greek purchases, 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 Rental Income Tax: Non-Resident Guide 2026 | Greece clears a realistic net yield band.
Frequently Asked Questions
Greece taxes rental income at progressive rates: 15% on the first €12,000, 25% on €12,001 to €24,000 (verify current framing with a licensed Greek tax advisor), and 45% on amounts above €35,000. Non-residents are subject to the same schedule and must file an annual income tax return. Always confirm current brackets with a Greek tax professional.
Yes. Any non-resident who earns rental income from Greek property must register for a Greek AFM (Tax Identification Number), file an annual income tax return (E1 form) with AADE, and pay the applicable tax. Filing is done online through the myAADE portal, typically by the end of June for the prior calendar year.
No. Greek law prohibits short-term tourist rentals on properties that qualify for a Golden Visa residency permit. Listing a GV-qualifying property on Airbnb or similar STR platforms violates permit conditions and can jeopardise residency status. Long-term rentals of 12 months or more are permitted.
Under current Greek tax law, non-residents generally cannot deduct operating expenses against rental income; rental income is taxed gross. ENFIA (annual property tax), management fees, and maintenance costs are separate charges and are generally not deductible at source. Confirm applicable allowances with a licensed Greek accountant.
ENFIA is an annual property tax assessed on the property's objective value at rates of approximately 0.10 to 0.80%. It is charged to the registered owner regardless of whether the property is rented. For a €400,000 GV property with an assessed value of €260,000, ENFIA typically runs €500 to €2,000/year depending on location and property characteristics.
You apply at any local AADE tax office (DOY) in Greece, or via a notarised power of attorney through a Greek lawyer or accountant. You will need a valid passport, proof of foreign address, and the M1 form. An AFM is required to sign a purchase deed, open a Greek bank account, or register rental contracts.
Possibly. Most countries tax worldwide income of their residents and provide relief via double taxation treaties. Greece has DTTs with over 50 countries including the UK, Germany, and the US. The treaty typically allows you to offset Greek rental income tax against your domestic liability. Obtain advice from a tax advisor in both Greece and your country of residence.
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