Property purchase cost calculator
Transfer Tax Calculator
Calculate Transfer Tax (FMA) and closing costs for property in Greece.
ROI calculator Need full ROI analysis? Track your values Just want to track income & expenses?
Real estate transfer tax (FMA) at 3% plus a 3% municipal levy on that tax (~3.09% effective on the taxable base). Default path models investment / non-exempt purchases on your entered purchase price. Qualifying primary-residence (first home) buyers can be fully exempt up to value caps — select the owner-occupier profile to model the unmarried EUR 200,000 exemption band.
| Component | Rate |
|---|---|
| FMA (incl. municipal levy) | 3.09% |
Primary home
ΑΑΔΕ grants substantial FMA relief on qualifying first-home purchases. For an unmarried buyer, the first EUR 200,000 of value is exempt; tax applies only to the portion above that cap at the standard ~3.09% rate.
Example: EUR 180,000 purchase → EUR 0 FMA. EUR 220,000 → ~3.09% on EUR 20,000 ≈ EUR 618. Married buyers and families have higher caps — confirm with your notary.
Must be your first home meeting housing-need and residency conditions per ΑΑΔΕ.
Primo-accédant shield on taxe départementale (first €100,000 exempt on that component)
Select Primary home in the buyer type dropdown above .
Limitations & caveats
- Taxable base is generally the higher of contract price and objective (cadastral) value — this estimate uses your entered purchase price only.
- Primary-residence exemption caps are EUR 200,000 (unmarried) or EUR 250,000 (married) plus child increments — this estimate uses the unmarried EUR 200,000 shield.
- New-build VAT path and Thracian regional exemptions are not included in this estimate.
Beyond Transfer Tax (FMA), buyers typically pay the following fees when purchasing property in Greece. These are included in the calculator above.
Notary Fees (Symvolaiografos)
Illustrative average for budgeting: statutory fees follow a sliding scale (~1% up to EUR 120K, ~0.7% for EUR 120K–380K, ~0.65% above EUR 380K) plus 24% VAT on the fee. Actual notary quotes vary.
Lawyer Fees (Dikigoros)
Illustrative average: legal fees often fall around 1–2% of purchase price + 24% VAT (negotiable). Not always legally mandatory but strongly recommended — especially for foreign buyers.
Land Registry / Cadastre Fee
Fee for registering the property transfer with the Ktimatologio (Cadastre) or local Land Registry. Flat rate of 0.475% of the purchase price.
Tax Certificate (Pistopoiitiko ENFIA)
Certificate confirming the seller has paid all ENFIA property tax. Required for the sale to proceed. Typically EUR 50-100.
Energy Performance Certificate
Mandatory energy audit certificate required for all property sales. Typically EUR 150-400 depending on property size.
Mortgage Registration Fee
Fee for registering the mortgage with the Land Registry. Typically ~0.5% of the mortgage amount.
Only applies when financing with a mortgage.
Property Valuation
Independent property valuation required by the bank for mortgage approval. Typically EUR 200-400.
More calculators