Last updated 14 October 2026. By Demetre E. Katsouris, Managing Partner, Katsouris Law Firm.
The short answer: from 1 July 2027, a citizen of a country outside the EU and the EEA who buys a home in Greece in their own name is expected to pay 15% property transfer tax instead of 3%. With the municipal surcharge, the effective rate moves from 3.09% to 15.45%. The measure was announced by the Prime Minister at the Thessaloniki International Fair on 6 September 2026 and detailed by the Finance Ministry the following day. As at 14 October 2026 no bill has been published and nothing has passed Parliament, so several details remain open. A purchase completed before 1 July 2027 pays the current rate.
What was announced
On 6 September 2026, as part of a package of housing measures, the Prime Minister announced that the property transfer tax (ΦΜΑ) on residential property bought by third-country nationals will rise from 3% to 15%. The stated purpose is to reduce foreign demand pressure on Greek house prices. On 7 September the Finance Ministry added the detail: the measure is intended to start on 1 July 2027, to apply to individuals and not to companies, and to exempt persons of Greek descent (ομογενείς) and third-country nationals who hold long-term resident status in Greece.
Who the measure covers, as announced
| Element | Position as announced |
|---|---|
| Buyer | An individual who is a citizen of a country outside the EU and the EEA |
| Property | Residential property. Commercial premises and land were described as outside the measure |
| Rate | 15% transfer tax, plus the 3% municipal surcharge on the tax, giving 15.45% in total |
| Start date | 1 July 2027 |
| Exemptions indicated | Persons of Greek descent (ομογενείς); third-country nationals who already hold long-term resident status in Greece |
| Outside the measure | Purchases made by a company; Golden Visa routes that involve no property purchase |
Everything in this table comes from government statements, not from a published law. Until the bill is tabled and voted, the wording of each exemption and the treatment of transactions already in progress are not fixed. Parliamentary elections are due in spring 2027, which adds a political variable to the timetable.
What it costs in practice
The three figures below are the Golden Visa thresholds, because that is where many non-EU buyers sit. The arithmetic is the same for any home at any price.
| Purchase price | Transfer tax today (3.09%) | Transfer tax from 1 July 2027 (15.45%) | Difference |
|---|---|---|---|
| €250,000 | €7,725 | €38,625 | €30,900 |
| €400,000 | €12,360 | €61,800 | €49,440 |
| €800,000 | €24,720 | €123,600 | €98,880 |
Transfer tax is calculated on the higher of the contract price and the objective (tax) value of the property. For new builds, the 24% VAT that would otherwise apply has been suspended and transfer tax is charged instead; that suspension currently runs to 31 December 2026 unless extended. A non-EU buyer of a new apartment therefore has two dates to watch.
What “completed before 1 July 2027” means in a Greek conveyance
In Greece a property changes hands when the notarial deed of sale is signed and then registered at the Cadastre. A reservation agreement, a paid deposit or a pre-contract (προσύμφωνο) does not transfer ownership. Transfer tax is declared and paid before the deed is signed, and the notary will not sign without proof of payment.
Unless the law provides otherwise, the relevant moment will be the date of the final deed, not the date of the reservation. The government has not said whether pre-contracts signed before the law takes effect will be protected. Buyers should plan on the assumption that they will not be.
For the deed to be signed, the following must all be in place, and none of them is instant:
- The buyer’s Greek tax number (AFM) and, where funds come from abroad, a Greek bank account or documented transfer.
- A title search at the Land Registry and Cadastre covering the previous owners.
- The seller’s certificates: tax clearance, ENFIA property-tax certificate, municipal clearance, and social-security clearance where applicable.
- The engineer’s certificate that the building complies with its permit or has been legalised, the energy performance certificate, and the electronic building identity.
- For a new build, the completed building, its horizontal-property deed and the final table of ratios.
- The transfer-tax declaration filed and paid.
In our experience the full set takes two to four months for a clean resale and considerably longer for a unit in a building still under construction. A buyer who begins in spring 2027 may not make the date. A buyer who begins now, with a property whose paperwork is already in order, comfortably will.
Three situations we are already seeing
You have paid a deposit on a unit under construction. Ask the developer, in writing, for the projected completion date, the building-permit status and the date the horizontal-property deed will be signed. If completion slips past June 2027, the tax difference is the buyer’s cost unless the contract says otherwise. Contracts signed from now on should address this expressly.
You are of Greek descent. The announced exemption should cover you, but descent will have to be proved. Gather the Greek birth, marriage or citizenship documents now; they are also the documents needed for other purposes.
You are considering buying through a company. Company purchases are outside the measure as announced. A Greek company has set-up costs, its own tax position, and consequences for a Golden Visa application. Whether the final law contains anti-avoidance rules for companies is unknown. It is a legitimate structure, but not a free one. We deal with it in a separate article.
What is still open
- The final text of the law, and when it is voted. As at 14 October 2026 there is no bill.
- Whether the measure applies at the deed date or at an earlier contractual step.
- The precise definition of “Greek descent” and “long-term resident” for the exemptions.
- Whether the new-build VAT suspension is extended beyond 31 December 2026.
We will update this page as each point is settled.
Frequently asked questions
I am a British citizen. Am I affected? As announced, yes. The United Kingdom is outside the EU and the EEA.
I am American but my spouse is Greek. Does the exemption apply? The announced exemption refers to the buyer’s own descent or residence status. A purchase in the Greek spouse’s name, or jointly, changes the analysis. Take advice on how the title should be held before signing anything.
Does this change the Golden Visa thresholds? No. The thresholds are unchanged. The tax changes the cost of reaching them, not the thresholds themselves.
This article is general information, not legal advice; it reflects the position as announced on the date above and may change. We will amend it when the bill is published.
Katsouris Law Firm acts for developers and for individual buyers across Attica and the islands. If you have a purchase in progress and need to know whether it can be completed before 1 July 2027, contact us at info@katslaw.eu or +30 210 8982 864.
