Owning Property in Greece with Confidence: Katsouris Law Firm’s One-Stop Tax, Rental and Property Support Service

In this article, we explain:

• How an international property owner obtains a Greek tax number, known as an AFM
• How a local tax representative can be appointed to manage communications with the Greek tax authorities
• How the property is correctly registered in the owner’s E9 property declaration
• How Greece’s annual ENFIA real-estate ownership tax is assessed and paid
• How residential lease agreements are drafted and declared through the Greek tax platform
• How rental income received by a private individual is taxed in Greece
• How Katsouris Law Firm monitors rent payments and manages communication with tenants
• How delayed or unpaid rent can be addressed promptly and effectively
• Why international owners should insure their Greek properties
• How qualifying property insurance can reduce the annual ENFIA liability
• How our one-stop service provides international owners with a trusted point of contact throughout the entire period of ownership

Purchasing property in Greece should be an exciting and rewarding investment. It should not become a continuing administrative burden simply because the owner lives in another country.

At Katsouris Law Firm, our role is to make the ownership of Greek real estate as straightforward, secure and professionally managed as possible. Through our one-stop approach, and in cooperation with the accounting firms, insurance advisers and other trusted professionals with whom we work, we assist international owners with their legal, tax, rental and practical obligations from the moment the property is acquired.

Rather than requiring the owner to communicate separately with lawyers, accountants, tax authorities, insurance providers and tenants, our firm can coordinate the entire process through one reliable point of contact in Greece. Our clients remain fully informed and in control of their investment, without being burdened by the day-to-day administration associated with owning property from abroad.

The Greek AFM and Local Tax Representation

Every international investor purchasing real estate in Greece must obtain a Greek tax registration number, known as an AFM, or Arithmos Forologikou Mitroou.

The AFM is the owner’s permanent identification number within the Greek tax system. It is required for the property purchase, the submission of tax declarations, the payment of taxes, the registration of lease agreements and almost every other formal interaction with the Greek tax authorities.

The investor will also require personal access credentials for the electronic services of the Independent Authority for Public Revenue, known as AADE, through the myAADE platform. These credentials allow the taxpayer and their properly authorised advisers to access property records, tax declarations, assessments, payment information and official communications.

A non-resident taxpayer must also establish a reliable, officially registered method through which the Greek tax authorities can communicate with them. Under the current framework, a non-resident may appoint a natural person or legal entity that is tax resident in Greece as their local tax representative. Current rules also permit a taxpayer to elect to receive notices directly through their registered contact details. Within the service offered by Katsouris Law Firm, however, we ordinarily treat the appointment of a local tax representative as an essential and reassuring part of the client’s Greek tax structure, providing a dependable local point of communication and reducing the risk of important correspondence being overlooked.  

The tax representative acts as the registered communication point for the non-resident taxpayer. The appointment does not, by itself, make the representative personally responsible for the owner’s tax liabilities.

Katsouris Law Firm can coordinate:

• The application for the client’s Greek AFM
• The issuance of myAADE and TAXISnet credentials
• The registration of the local tax representative
• The preparation of the necessary authorisations
• The registration and maintenance of the client’s contact information
• Ongoing communication with the client’s accountant and the tax authorities

Once this initial tax structure has been established, the client can instruct Katsouris Law Firm and its associated accounting professionals to provide any or all of the continuing services described below.

Correct Registration of the Property in the E9 Declaration

Following completion of the purchase, the property must be accurately recorded in the owner’s Greek property declaration, known as the E9.

A non-resident owner is subject to the same E9 property-declaration obligations as a person who is tax resident in Greece. As a general rule, an acquisition or other change affecting real estate in Greece must be declared by 31 January of the following year. In many digitally processed property transactions, an E9 entry may be created automatically through the myPROPERTY system. Nevertheless, an automatically generated entry should always be carefully reviewed rather than simply assumed to be complete and correct.  

The E9 declaration includes information that directly affects the calculation of the annual ENFIA liability, including:

• The surface area of the property
• The floor on which it is located
• The owner’s percentage of ownership
• The type of ownership right
• The age and designated use of the property
• The classification of principal and auxiliary areas
• Storage rooms and parking spaces
• The location and applicable property zone

An inaccurate entry may result in the owner paying more ENFIA than is legally required. Conversely, an incomplete entry may lead to too little tax being assessed, creating the possibility of corrective assessments, additional tax and penalties at a later stage.

Errors can also create unnecessary complications when the owner wishes to sell, donate or otherwise transfer the property.

Katsouris Law Firm coordinates the review of the E9 entry against the notarial purchase deed, horizontal-property deed, floor plans, cadastral information and other available technical documents. Where an error or omission is identified, we work closely with the client’s accountant to arrange the appropriate corrective declaration.

Our aim is to ensure that the property is correctly recorded from the outset, providing the owner with a clear and reliable tax record for the years ahead.

ENFIA: Greece’s Annual Real-Estate Ownership Tax

Every owner of real estate in Greece should be familiar with ENFIA, the Unified Real Estate Property Tax.

ENFIA is not simply a land tax. It is an annual tax imposed on rights held over real estate situated in Greece, including apartments, houses, commercial properties, plots of land and other forms of immovable property.

The tax is calculated each year according to the property rights held by the taxpayer on 1 January. In practical terms, where an investor purchases a property after 1 January, the seller will ordinarily be responsible for that year’s ENFIA. The purchaser will ordinarily receive their first ENFIA assessment during the following year, provided that the property has been correctly registered in the E9 declaration.  

The exact assessment and payment timetable is confirmed for each tax year. For 2026, the ENFIA assessments were issued in March, and taxpayers were permitted either to pay the entire amount immediately or to pay it in up to 12 monthly instalments. The first instalment for 2026 was due on 31 March 2026.  

As part of our continuing property-support service, Katsouris Law Firm and its associated accounting professionals can:

• Monitor the issuance of the annual ENFIA assessment
• Review the assessment against the property’s E9 record
• Identify discrepancies or incorrect property information
• Inform the owner of the amount payable
• Provide a clear schedule of the applicable payment dates
• Coordinate payment in full or by monthly instalments
• Arrange corrective action where the assessment appears inaccurate
• Maintain an organised record of the property’s annual tax position

For an owner living abroad, this service provides valuable reassurance. There is no need to monitor the Greek tax platform personally or worry that an annual assessment or payment deadline may have been missed. Our team follows the process, keeps the owner informed and coordinates the necessary action in accordance with the client’s instructions.

Drafting and Declaring the Lease Agreement

Where an owner decides to rent the property, the tenancy should begin with a properly drafted written lease agreement.

A carefully prepared lease provides clarity for both the owner and the tenant and creates the foundation for a professional and cooperative tenancy. The agreement should address considerably more than the monthly rental amount.

Depending on the property and the arrangement agreed between the parties, the lease should regulate:

• The duration of the tenancy
• The monthly rent and payment date
• The security deposit
• Annual rent adjustments
• Utilities and common building expenses
• Repairs and maintenance
• The permitted use of the property
• Subletting
• The condition of the property
• Access by the owner or authorised representatives
• Tenant default
• Early termination
• Delivery and return of the property

Katsouris Law Firm prepares the lease according to the specific property and the commercial terms agreed between the parties. We can coordinate its negotiation and signature and ensure that the owner’s legal position is properly protected while maintaining fair and clear terms for the tenant.

The lease must also be electronically declared to AADE through the submission of a Declaration of Property Lease Information.

The initial declaration must generally be submitted by the end of the month following the commencement of the tenancy. An amended declaration may also be required following a change in the rent or another material declared term, while the termination of the tenancy must likewise be recorded.

Following submission, the tenant and any co-owner receive an electronic notification through myAADE and generally have 30 days to accept or reject the declaration. Where no action is taken within that period, the declaration is treated as accepted.  

Our lease service can therefore include:

• Drafting and negotiating the original lease
• Coordinating signature by the owner and tenant
• Submitting the initial electronic lease declaration
• Recording amendments to the rent or other declared terms
• Preparing lease extensions and renewals
• Declaring the termination of the tenancy
• Maintaining a complete legal and electronic file for the property

The private lease agreement and the AADE electronic declaration perform related but distinct functions. The private agreement establishes the detailed contractual rights and obligations of the parties, while the electronic declaration records the principal identifying and financial information for tax purposes.

Katsouris Law Firm ensures that both aspects are properly coordinated.

Annual Taxation of Rental Income

A non-resident individual who receives rental income from property situated in Greece is required to declare that income in Greece because it arises from a Greek source.

The property and the rental income are reported through the relevant rental-income schedule and the owner’s annual Greek income-tax return. Katsouris Law Firm works with the accounting professionals associated with our firm to ensure that the legal and tax records are consistent before the annual return is submitted.

For rental income earned by a private individual from the 2026 tax year, the current progressive tax scale is:

• Up to €12,000: 15%
• From €12,000.01 to €24,000: 25%
• From €24,000.01 to €36,000: 35%
• Above €36,000: 45%

These are progressive tax brackets. Reaching a higher bracket does not cause all of the owner’s rental income to be taxed at the higher percentage. Only the part of the income falling within each bracket is taxed at the corresponding rate. The revised brackets apply to income acquired from the 2026 tax year.  

For example, where an owner receives €30,000 in taxable rental income, the first €12,000 is taxed at 15%, the next €12,000 is taxed at 25%, and the remaining €6,000 is taxed at 35%.

Before the annual return is prepared, we can coordinate a review of:

• The electronically registered lease
• The owner’s percentage of ownership
• The rental period
• The rent contractually payable
• The payments actually received
• Any amendments or termination of the tenancy
• Any unpaid rent requiring special legal and tax treatment

The associated accounting firm can then prepare and file the applicable rental-income schedule and annual income-tax return.

The above rates concern long-term rental income received directly by a private individual. Ownership through a Greek or foreign company, short-term accommodation, the provision of additional services or other forms of commercial exploitation may result in a different legal and tax treatment and should be reviewed separately.

Rent Monitoring and Tenant Support

Our service does not end when the lease has been signed and declared.

For owners who live outside Greece, Katsouris Law Firm can provide continuing supervision of the tenancy. We can monitor the agreed rental due dates, reconcile payments received in the owner’s designated bank account and follow up promptly where an instalment is delayed or incomplete.

From 1 October 2026, under the currently announced timetable, rental payments are to be made through the banking system. The correct identification of the owner’s bank account and the regular reconciliation of rental payments will therefore become even more important.  

Our objective is to provide the owner with confidence that rental payments are being monitored and that any delay will be identified and addressed promptly.

We can also act as the principal point of communication between the owner and the tenant. Where the tenant reports a repair, maintenance issue, building matter or other practical request, our team can:

• Inform the owner promptly
• Explain the nature of the issue
• Review the relevant lease provisions
• Obtain the owner’s instructions
• Coordinate with the appropriate contractor or professional where requested
• Maintain a written record of the communication
• Help ensure that the matter is handled efficiently and appropriately

Every successful tenancy benefits from attentive and consistent oversight. Our role is to reduce uncertainty, preserve a constructive relationship between owner and tenant and provide timely professional support whenever an issue requires attention.

The owner remains informed and involved in important decisions while avoiding the practical difficulty of personally managing everyday property matters from another country.

Delayed or Unpaid Rent

Where a rental payment is delayed, early and measured communication will often resolve the matter without unnecessary escalation.

Katsouris Law Firm can begin by contacting the tenant, establishing the reason for the delay and seeking a practical resolution. Where appropriate, we can coordinate payment arrangements or clarify the tenant’s obligations under the lease.

Where the matter cannot be resolved informally, we can protect the owner’s position through the appropriate formal steps, which may include:

• Written payment reminders
• Formal legal notices
• Settlement discussions
• Termination of the lease
• Recovery of possession
• Proceedings for the recovery of unpaid rent

Prompt action may also be important for the owner’s tax position.

Uncollected rent is not automatically excluded from taxable rental income. To obtain the applicable tax treatment for unpaid rent, the owner may need to take one of the prescribed legal steps and submit the required supporting documentation before filing the annual income-tax return. The relevant documents may include a payment order, an order for the return of the leased property, a qualifying court judgment or an appropriate legal action.  

By coordinating the legal and accounting response from the outset, Katsouris Law Firm helps ensure that the owner’s contractual rights and tax position are both properly protected.

Property Insurance and the ENFIA Reduction

We strongly recommend that international owners obtain appropriate insurance for their Greek properties.

The policy should be selected according to the type, location, age, value and use of the property. Depending on the circumstances, appropriate coverage may include:

• Fire
• Earthquake
• Flood
• Water damage
• Electrical damage
• Theft
• Third-party liability
• Loss of rent
• Damage occurring while the property is vacant

Insurance is particularly important where the owner lives abroad or where the property may remain vacant for part of the year. A water leak, electrical fault, fire or other incident can cause significant damage before an overseas owner becomes aware that anything has happened.

The cost of appropriate insurance in Greece is often modest in comparison with the value of the property and the potential financial consequences of an uninsured event. A properly structured policy therefore provides not only financial protection but also considerable peace of mind.

Qualifying insurance may also reduce the property’s annual ENFIA liability.

For 2026, the applicable reduction for qualifying residences owned by private individuals was:

• 20% for an insured residence with a taxable value of up to €500,000
• 10% for an insured residence with a taxable value exceeding €500,000

For the full reduction, the residence must satisfy the applicable insured-value requirement and be insured for the full relevant year against earthquake, fire and flood. A proportionate reduction may be available where the qualifying insurance was in force for only part of the year, provided that the required coverage existed for at least three months. For the 2026 assessment, the prescribed reconstruction value was set at €900 per square metre.  

The reduction is not granted merely because an owner has purchased any insurance policy. The coverage, insured value, policy period and property details must satisfy the applicable conditions, and the annual application and verification process must be completed through myAADE.

Katsouris Law Firm can coordinate with the client, the selected insurance adviser and the associated accounting firm to help ensure that:

• The policy corresponds with the correct property
• The property information matches the E9 declaration
• The required natural-disaster risks are covered
• The insured value satisfies the applicable requirements
• The policy remains in force for the intended period
• The annual ENFIA-reduction application is submitted correctly and on time

Your Trusted Point of Contact in Greece

Owning property in another country should not mean managing important tax, legal and tenant matters alone.

At Katsouris Law Firm, our purpose is not simply to assist with isolated filings or respond only when a problem has already arisen. We aim to provide international owners with a continuing professional presence in Greece—one that understands the property, maintains the relevant records, coordinates the appropriate advisers and remains available whenever the owner requires assistance.

Our one-stop property-support service can follow the entire ownership cycle:

• Obtaining the Greek AFM
• Arranging local tax representation
• Establishing myAADE access and the necessary authorisations
• Reviewing the E9 property registration
• Monitoring and paying annual ENFIA
• Arranging suitable property insurance
• Applying for the available ENFIA insurance reduction
• Drafting and electronically declaring lease agreements
• Recording lease amendments, renewals and terminations
• Coordinating annual rental-income tax returns
• Monitoring rent payments
• Managing tenant communications
• Responding to delayed or unpaid rent
• Coordinating legal action when required
• Maintaining an organised legal and tax file throughout the period of ownership

The client may select the complete service or instruct us only in relation to particular matters. In every case, our objective is the same: to make Greek property ownership feel organised, transparent and well supported.

Whether you are purchasing your first apartment in Greece, maintaining a holiday residence or building a wider property portfolio, Katsouris Law Firm can provide the local knowledge, professional coordination and continuing attention necessary to protect and enjoy your investment with confidence.

This article reflects the general rules in force as of August 2026 and focuses primarily on long-term residential property owned directly by a private individual. As every investment has its own ownership structure, use and tax-residence considerations, individual legal and tax advice should be obtained before decisions are made.

To discuss a tailored legal, tax and rental-support plan for your property in Greece, contact Katsouris Law Firm