Property transfer tax in Greece 2026
✦ Key Takeaways
- Greece's property transfer tax (FMA) works out to 3.09% in total: a 3% base rate plus a 3% municipal surcharge charged on top of the tax itself
- The buyer pays it — always, and it's due before the contract is signed, filed through the myPROPERTY portal
- Tax is calculated on whichever is higher: the property's official "objective" value or the price you actually agreed to pay
- The rate drops to 1/4 for property distributions or company dissolutions, and to 1/2 for equal-value property swaps
- First-home buyers can be fully exempt, but only within set value limits — and only if they meet Greece's residency and nationality conditions
- It's a different tax from VAT (24% on new builds, currently suspended through 31.12.2026) and capital gains tax (15%, paid by sellers, also suspended through 31.12.2026)
- A new law (5293/2026) will eventually let notaries handle the whole process as a "one-stop shop," but that part isn't live yet
If you're buying property in Greece, transfer tax is the one cost you can't avoid — and getting it wrong, or missing an exemption you were entitled to, can be an expensive mistake. This guide walks through what you'll actually pay, who's responsible, how the tax office calculates it, and the one exemption worth checking before you sign anything.
A lot of buyers — especially those new to the Greek market — mix up transfer tax with VAT or capital gains tax. They're three separate taxes, they apply in different situations, and only one of them is usually your problem as a buyer. We'll break down exactly where each one applies below.
When property transfer tax applies
FMA applies to any property transferred through a sale. It doesn't apply to gifts, inheritances, or parental transfers, which fall under separate tax rules entirely. And unlike some property taxes that vary by region, the rate is the same whether you're buying in central Athens or a village in the Peloponnese.
There are two situations where FMA doesn't apply: when VAT applies instead (this happens with certain new-build properties — more on that below), or when you qualify for a full exemption, as is the case with first-home purchases.
How much is the transfer tax in 2026
The headline number is 3%, calculated on the property's taxable value. On top of that, there's a 3% municipal surcharge — but here's the detail people often miss: that 3% is calculated on the tax, not on the property's value. Do the math and the real cost to you comes out to 3.09% of the property's value.
💡 Tip: Seeing "3%" in one source and "3.09%" in another isn't an error — both numbers are correct. 3% is the headline tax rate; 3.09% is what you'll actually pay once the municipal surcharge is factored in.
Who's responsible for paying it
This one's straightforward: the buyer pays FMA, full stop. Sellers have their own tax to worry about — capital gains tax — which happens to be suspended right now, but that's a separate issue entirely.
Common misunderstandings worth avoiding:
- You won't always pay based on 3% of the sale price — if the property's objective value is higher, that's what you're taxed on
- The seller never contributes to FMA — that responsibility is entirely yours as the buyer
- You'll never pay both FMA and VAT on the same property — it's always one or the other
- Confirm any exemption you're entitled to before filing your declaration — fixing this after the contract is signed ranges from difficult to impossible
How the tax is actually calculated
Here's the part that catches people off guard: the tax isn't based on what you agreed to pay for the property. It's based on whichever figure is higher — the property's official objective tax value (the government-assessed taxable value of the property, independent of what you actually paid) or your contract price. You don't get to pick.
| Contract price | Objective value | Taxable base | Tax owed (3.09%) |
|---|---|---|---|
| €150,000 | €180,000 | €180,000 | €5,562 |
| €200,000 | €175,000 | €200,000 | €6,180 |
| €250,000 | €250,000 | €250,000 | €7,725 |
| €300,000 | €340,000 | €340,000 | €10,506 |
| €120,000 | €120,000 | €120,000 | €3,708 |
Transfer tax is the biggest single cost in a Greek property purchase, but it's not the only one. For the full picture — notary fees, legal costs, agent commissions, and everything else — see our complete breakdown of property purchase costs in Greece.
When and how you pay
FMA has to be settled before the contract gets signed — there's no paying it later. Here's how the process works today:
- The notary drafts the FMA declaration
- Both buyer and seller confirm it using their personal myAADE (Taxisnet) credentials
- The declaration gets filed through the myPROPERTY system
- You receive a payment reference (Ταυτότητα Οφειλής) in your name
- Once you pay, proof of payment gets attached to the contract
If you're not a Greek tax resident, there's an extra step most guides skip: you'll first need a Greek tax number (ΑΦΜ) before any of this can happen, and since you probably won't have Taxisnet credentials of your own, you'll typically act through a power of attorney granted to your lawyer or tax representative, who files and accepts the declaration on your behalf.
You'll also want everything documented before you get anywhere near this stage — check our guide to property transfer documents in Greece so nothing holds up your closing at the last minute.
The short version: Notary → myPROPERTY filing → myAADE confirmation → Payment reference issued → Payment made → Contract signed.
💡 Tip: A new law (5293/2026, Government Gazette A' 57/07.04.2026) will eventually make notaries a genuine "one-stop shop" for property transfers — handling document collection and playing a role in FMA collection through connected government systems. It's already on the books, but it isn't operational yet: a Joint Ministerial Decision still needs to define exactly when and where it kicks in. Until that happens, the process above is what you'll actually go through.
When you get a reduced rate
A handful of specific situations qualify for a lower rate than the standard 3%:
| Situation | Reduced rate |
|---|---|
| Splitting jointly-owned property among co-owners | 1/4 (0.75%) |
| Company dissolution (general/limited partnerships, LLCs) — property transferred to members per their stake | 1/4 (0.75%) |
| Swapping properties of equal value | 1/2 (1.5%) |
Cases where the full rate still applies
Forced auction sales: If you win a property at auction, you're still on the hook for FMA as the buyer — calculated on the winning bid price recorded in the auction's award report, not some separate valuation.
Adverse possession claims (χρησικτησία): If a property is being acquired through a claim of adverse possession, FMA can still be due — but exactly how much depends heavily on the specifics of that case. This is genuinely one to run past your notary rather than assume either way.
The first-home exemption — and who actually qualifies
Buyers acquiring a first home in Greece can get a full or partial exemption from FMA. The value limits are:
- Single buyers: up to €200,000 (rising to €250,000 if you have a disability rated at 67% or higher)
- Married buyers: up to €250,000, plus €25,000 per child
Here's what most guides don't tell you: this exemption isn't open to every foreign buyer. Per AADE's official guidance, eligibility is limited to Greek citizens, Omogenis (Greeks from Albania, Turkey, and former Soviet states), EU/EEA nationals, recognized refugees, and third-country nationals holding long-term or second-generation residence status — it is not automatically available to every international investor. You'll also need to either already live permanently in Greece or genuinely intend to settle there within two years of the purchase. If you're buying primarily for investment or a Golden Visa, without an intention to relocate, this exemption likely won't apply to you — worth confirming with your lawyer before you count on it.
If your situation is more complex — divorce, inherited property, a second home, or you're not sure whether your residency status qualifies — our dedicated guide to the primary residence tax exemption covers eligibility, limits, and common rejection reasons in full detail.
Transfer tax vs. VAT vs. capital gains tax
These three get confused constantly, but they're charged to different people in different situations:
| Transfer tax (FMA) | VAT | Capital gains tax | |
|---|---|---|---|
| Who pays | Buyer | Buyer | Seller |
| When it applies | Resale properties, most transactions | New builds with permits from 2006 onward, under conditions | Property sold at a profit |
| Rate | 3.09% | 24% | 15% |
| Status in 2026 | Fully in effect | Suspended through 31.12.2026 | Suspended through 31.12.2026 |
In practice, this means most resale properties you'll look at are only subject to the 3.09% transfer tax. And because the VAT suspension currently runs through the end of 2026, even new-build properties with permits dated 2006 or later are, for now, effectively taxed the same way — just FMA, nothing more.
Bottom line
The math behind Greek property transfer tax looks simple on paper, but the details — objective values, reduced rates, exemption eligibility, edge cases — can shift your final bill more than you'd expect, and the rules get updated more often than most buyers realize. If you're planning to buy property in Greece, getting tax advice before signing the contract can save both time and money. At Terra Property, we regularly assist international buyers throughout the acquisition process, working alongside notaries, lawyers, and tax advisors to help transactions progress smoothly.