Tool
Greece Rental Yield Calculator 2026 — Gross vs Net
Model gross and net long-term rental yield before you buy. Adjust rent, ENFIA, management, vacancy, and a flat tax estimate.
Quick answer: Gross yield is annual rent divided by purchase price. Athens averaged 5.43% gross in late 2025 surveys; net yield after ENFIA, management, vacancy, and income tax often falls to roughly 2.5–3.5% on the same apartment unless you buy in a higher-yield district such as Kipseli.
How to Use This Calculator
- Enter your all-in purchase budget (price plus acquisition costs if you want true net-on-capital).
- Add realistic long-term monthly rent from comparable listings — not STR peak season quotes.
- Include ENFIA and insurance in the annual fixed costs field.
- Set management and vacancy assumptions: 8% and 5% are common starting points for Athens LTR.
- Use the tax field as a flat planning rate; confirm progressive bands with a Greek accountant.
Indicative Gross Yields by Market
| Market | Gross LTR range | Notes |
|---|---|---|
| Athens city average | ~5.43% | Global Property Guide Nov 2025 |
| Athens north (Kipseli belt) | 6–7.5% | Working-class LTR demand |
| Athenian Riviera | 4.5–5.5% | Lower yield, stronger capital focus |
| Thessaloniki | 5–6.5% | Student and young professional demand |
| Crete cities | 5–6% | GV properties: LTR only on qualifying asset |
Full framework: Greece rental yield guide, gross vs net yield explainer, yield by area, buy-to-let guide. Golden Visa rental restrictions: no STR on qualifying property.
Limitations
This is a planning calculator, not a tax return. It does not model progressive Greek rental tax bands, furniture packs, major repairs, or mortgage interest. Short-term rental income is excluded by design for Golden Visa compliance planning. See rental income tax for non-residents for bracket detail.
Frequently Asked Questions
Athens city-wide gross long-term rental yield averaged about 5.43% in Global Property Guide data for late 2025. Working-class northern districts such as Kipseli can reach 6–7.5% gross, while the Athenian Riviera often runs 4.5–5.5% gross on premium stock.
Gross yield divides annual rent by purchase price before expenses. Net yield subtracts ENFIA, management, vacancy, maintenance, and rental income tax. Net typically lands 40–55% below the gross headline on the same asset.
No. Law 5100/2024 prohibits short-term tourist rentals on the qualifying Golden Visa asset. Model long-term residential rent only on the GV property. STR assumptions belong on separate non-GV units.
Greek rental income tax is progressive — 15% on the first €12,000 of annual rental income and higher bands above that for individuals. The calculator uses a flat percentage you choose as a planning shortcut, not a full tax return.
The highest rental yield areas in Greece guide lists indicative gross yields for Athens, Thessaloniki, Crete, Patras, and Kavala with disclaimers on net drag.
Most Golden Visa buyers underwrite residency and capital preservation first, with LTR income as a secondary benefit. Use this tool alongside the buy-to-let guide and lawyer review — not as the sole investment test.
Need yield-screened properties?
LTR-focused shortlists · GV-compliant · net yield sanity check