Greece Property ROI Calculator

Transfer Tax (FMA) in Greece is a flat rate of 3.1% of the purchase price. Investment / non-primary-residence assumption: 3.09% effective transfer tax (3% FMA plus a 3% municipal levy on the main tax, i.e. +0.09 percentage points on the taxable base). Under ΑΑΔΕ rules the taxable base is generally the higher of the declared contract price and the objective (cadastral) value — this calculator uses your entered purchase price only, so align the price with the taxable base you expect. Primary residence (first home) purchases can qualify for a substantial FMA exemption (value caps and conditions — not modelled here yet). New builds may fall under 24% VAT unless suspension/election applies; commentary cites extension through end of 2026 (verify current law). Resale / investment modelling often uses the FMA path.

When purchasing property in Greece, typical closing costs include: Notary Fees (Symvolaiografos), Lawyer Fees (Dikigoros), Land Registry / Cadastre Fee, Tax Certificate (Pistopoiitiko ENFIA), Energy Performance Certificate, Mortgage Registration Fee, Property Valuation. These are paid by the buyer at or before completion, in addition to the purchase price and Transfer Tax (FMA).

Ongoing costs for property owners in Greece typically include: ENFIA (Annual Property Tax), Municipal Tax (TAP), Property Insurance, Maintenance & Repairs. These are annual costs that should be factored into your rental yield and cash flow calculations.

Greece does not currently charge capital gains tax on property sales. Capital gains tax on property sales has been suspended in Greece since 2014. The suspension was extended to 31 December 2026 by Law 5162/2024. If/when reinstated, the rate would be 15% on the gain. Note: frequent property sales classified as "business activity" are taxed at standard income tax rates (15-45%).