ENFIA: Greece Annual Property Tax — Complete Guide for Foreign Owners
If you own property in Greece — or are thinking of buying — ENFIA is the annual tax you will pay every year, without exception. It applies to everyone: Greek residents, non-residents, EU citizens, and non-EU nationals alike. Your tax residency abroad does not exempt you.
This guide explains how ENFIA is calculated, what reductions exist, and what you need to do as a foreign property owner to stay compliant — with concrete figures for 2026.
What Is ENFIA?
ENFIA (Ενιαίος Φόρος Ιδιοκτησίας Ακινήτων) stands for Unified Real Estate Property Tax. It was introduced in 2014 under Law 4223/2013 and is now governed by the Property Taxation Code (Law 5219/2025). It is charged annually on every property located in Greece, based on ownership status as of 1 January of each tax year.
The tax covers all forms of real estate rights, including full ownership, bare ownership, usufruct, occupancy, and surface rights, as well as exclusive use rights for parking spaces, storage rooms, and swimming pools.
The Key Concept: Objective Value vs Market Price
This is the single most common source of confusion for foreign buyers.
ENFIA is not calculated on the price you paid for the property. It is calculated on the objective value (αντικειμενική αξία) — an official assessed value determined by the Greek Ministry of Finance based on the property's location zone, size, age, floor, and façades.
In practice, the objective value is often lower than the market price, especially in high-demand areas. But in some established neighbourhoods it can be close to or even exceed the transaction price. Your annual ENFIA bill follows the objective value, not the headline price on your purchase contract.
Who Pays ENFIA — and When
Every individual or legal entity that holds a real estate right in Greece on 1 January of the tax year is liable. This includes non-residents and foreign nationals.
For 2026, ENFIA assessments were issued on 15 March 2026 and are payable in 12 equal monthly instalments, from March 2026 to February 2027. There is no discount for paying in a lump sum.
To access your assessment, you need a Greek Tax Identification Number (AFM) and an account on the AADE digital portal at myaade.gov.gr. You can pay online from anywhere in the world via bank transfer or card — no need to be physically present in Greece.
💡 Tip: Getting an AFM is the first step when buying property in Greece. Without it you cannot submit the E9 form, receive your ENFIA assessment, or pay the tax. Your notary or a local tax representative can arrange this before the sale is finalised.
The E9 Form: Your Property Declaration
When you acquire property in Greece, you must submit a Real Estate Information Declaration (E9 form) through the myAADE portal. This form records every property you own and its characteristics — location, size, use, age, floor level, façades, and ownership percentage.
ENFIA is calculated entirely from the data in your E9. Errors in the E9 mean errors in your tax bill — in either direction. Common mistakes that result in overpayment include declaring storage rooms or parking spaces as main living areas, wrong floor level, incorrect year of construction, or missing co-ownership percentages.
How ENFIA Is Calculated for Buildings
The main tax is determined by multiplying several factors for each property:
ENFIA = sq.m. × base rate × age factor × floor factor × façade factor
Additional factors apply where relevant: co-ownership percentage, type of real estate right (full ownership vs usufruct vs bare ownership), auxiliary spaces, and incomplete buildings.
Base Rate by Zone Value
| Zone value (€/sq.m.) | Base rate |
|---|---|
| 0–750 | €2.00/sq.m. |
| 751–1,500 | €2.80/sq.m. |
| 1,501–2,500 | €3.70/sq.m. |
| 2,501–3,000 | €4.50/sq.m. |
| 3,001–3,500 | €7.60/sq.m. |
| 3,501–4,000 | €9.20/sq.m. |
| 4,001–4,500 | €11.10/sq.m. |
| 4,501–5,000 | €13.40/sq.m. |
| 5,001+ | €16.20/sq.m. |
Age Factor
| Building age | Factor |
|---|---|
| 26 years and over | 1.00 |
| 20–25 years | 1.05 |
| 15–19 years | 1.10 |
| 10–14 years | 1.15 |
| 5–9 years | 1.20 |
| Up to 4 years | 1.25 |
| Built before 1930 | 0.80 |
| Over 100 years old | 0.60 |
Floor Factor
| Floor | Factor |
|---|---|
| Basement | 0.98 |
| Ground floor and 1st | 1.00 |
| 2nd and 3rd | 1.01 |
| 4th and 5th | 1.02 |
| 6th and above | 1.03 |
| Detached house (instead of floor) | 1.02 |
Façade factor: no façade 1.00 | one façade 1.01 | two or more façades 1.02
Storage rooms, basement parking, and other spaces correctly declared as auxiliary are taxed at just 10% of the equivalent main space rate — one of the most impactful corrections available if your E9 is wrong.
Worked Example: 85 sq.m. Apartment in Athens
Property: 85 sq.m. apartment | Zone value €2,200/sq.m. | Built 22 years ago | 3rd floor | One façade | 100% ownership
- Step 1: Base rate for zone €1,501–2,500 = €3.70/sq.m. → 85 × €3.70 = €314.50
- Step 2: × 1.05 (age 20–25 years) = €330.23
- Step 3: × 1.01 (3rd floor) = €333.53
- Step 4: × 1.01 (one façade) = €336.86
Annual ENFIA: approximately €337 — before any reductions. With the 20% insurance reduction, the bill drops to around €270.
Additional Tax for High-Value Properties
If a single property's assessed value exceeds €400,000 and your total Greek property portfolio exceeds €300,000, a progressive surcharge applies on top of the main tax.
| Property value band | Rate |
|---|---|
| Up to €400,000 | 0% |
| €400,001–500,000 | 0.20% |
| €500,001–600,000 | 0.30% |
| €600,001–700,000 | 0.40% |
| €700,001–800,000 | 0.50% |
| €800,001–900,000 | 0.60% |
| €900,001–1,000,000 | 0.70% |
| €1,000,001–2,000,000 | 0.90% |
| Over €2,000,000 | 1.00% |
The scale is progressive — the higher rate applies only to the amount within each band, not the total value.
Example — property assessed at €650,000: First €400,000 × 0% = €0 | Next €100,000 × 0.20% = €200 | Next €100,000 × 0.30% = €300 | Remaining €50,000 × 0.40% = €200 | Additional tax: €700
Surcharge for Large Total Portfolios
If your total assessed property value in Greece exceeds €500,000, the overall ENFIA bill is increased: 5% (€500k–650k), 10% (€650k–800k), 15% (€800k–1M), 20% (above €1M).
General Reduction for Smaller Portfolios
Owners with a smaller total assessed property value receive an automatic reduction: 30% (up to €100k), 25% (up to €150k), 20% (up to €250k), 15% (up to €300k), 10% (up to €400k). No reduction applies above €400,000.
Tax Reductions Available in 2026
Insurance Reduction (20% or 10%)
If your residential property is insured against earthquake, fire and flood, with insured value covering at least €900 per sq.m. of main living space:
- 20% reduction for properties with assessed value up to €500,000
- 10% reduction for properties above €500,000
Minimum insurance duration: 3 months within the tax year. The reduction is applied proportionally for shorter periods (AADE Decision A.1005/2026).
50% Reduction for Small Villages (New in 2026)
Primary residence owners in settlements with a population of up to 1,500 inhabitants (or 1,700 in certain border regions) receive a 50% reduction. Settlements in the Attica Region are excluded, with the exception of the Islands Regional Unit. Applied automatically (AADE Decision A.1063/2026).
50% Reduction for Low Income
For individuals with annual household income up to €9,000 (+€1,000 per family member), total building area up to 150 sq.m., and total property value up to €85,000 (single) / €150,000 (married without children) / €200,000 (married with 1–2 children).
Full Exemption (100%)
Families with three or more dependent children and individuals with disability of 80%+ qualify for full exemption on their primary residence, provided household income does not exceed €12,000 (+€1,000 per member), total building area does not exceed 150 sq.m., and property value does not exceed €400,000. The exemption applies only to the primary residence.
Exemption for Disaster-Affected Properties
Properties in areas officially affected by natural disasters are exempt from ENFIA in 2026.
ENFIA for Companies and Legal Entities
Companies owning property in Greece pay the main tax per property (same rates as individuals) plus a supplementary tax of 5‰ on the total assessed value of all Greek real estate holdings. Rates may vary for specific categories of non-profit organisations — verify current rates with a Greek tax advisor, as these are governed by Article 12 of Law 5219/2025.
A significant new measure for 2026–2028: banks, credit servicers, and connected legal entities pay a 100% surcharge on the main tax for residential properties that were not rented for at least six months during the previous year (AADE Decision A.1051/2026).
The ENFIA Certificate: Essential for Property Sales
If you decide to sell your Greek property, you are legally required to present an ENFIA certificate to the notary before the sale can be completed. This certificate confirms that you have paid — or settled — ENFIA for the five preceding years on the property being sold, and that you are current on ENFIA for all other properties you own.
The certificate is issued online via myAADE. No physical visit to a tax office is required.
How ENFIA Relates to Other Property Taxes in Greece
ENFIA is an annual ownership tax. It sits alongside — but is separate from — other property-related taxes.
| Tax | When paid | Rate |
|---|---|---|
| Property Transfer Tax | On purchase (resale) | 3.09% of objective value |
| VAT | On purchase (new builds) | 24% — currently suspended |
| ENFIA | Annually | €2–16.20/sq.m. (main tax) |
| Municipal Tax (TAP) | Via electricity bill | 0.025–0.035% of objective value |
| Capital Gains Tax | On sale | Suspended through Dec 2026 |
| Rental Income Tax | Annually | 15–45% progressive |
Expert Opinion — Terra Property: "The most consistent mistake we see from foreign buyers is treating the purchase price as the basis for annual tax planning. ENFIA follows the objective value — which can be significantly different. A €600,000 villa on a Greek island may carry an objective value of €180,000 and an annual ENFIA bill of under €500. Understanding this gap is essential before comparing Greece to other European property markets on tax burden."
Practical Steps for Foreign Owners
- Get an AFM (Greek Tax ID) — before or at the time of purchase, through AADE or a tax representative
- Submit the E9 form — within 30 days of acquiring the property, via myaade.gov.gr
- Check your E9 carefully — verify sq.m., floor, age, façades, co-ownership percentage, and correct classification of auxiliary spaces
- Access your annual assessment — via myAADE each March
- Pay online — in up to 12 monthly instalments via the myAADE portal, from anywhere in the world
- Keep records — for five years before any planned sale, as the ENFIA certificate covers this period
Based on the Property Taxation Code (Law 5219/2025, Government Gazette A' 130/18.7.2025), AADE Decisions A.1005/2026, A.1051/2026, A.1061/2026, A.1063/2026, and AADE official guidance for the 2026 tax year. This article does not constitute personalised tax advice.