Greece's Ministry of National Economy and Finance sent a tax bill to parliament on 3 November 2026. One clause raises the greece property transfer tax from 3% to 15% for individuals who are tax-resident outside the European Union and the European Economic Area when they buy a home. Under the text, the higher rate applies to final contracts signed from 1 July 2027. The bill has only entered the parliamentary process; it has not been voted on and is not in force.
What the greece property transfer tax change actually does
First, what the tax is. It is a one-off charge paid by the buyer at completion, assessed on the higher of the contract price and the tax authority's objective value. It is not the annual property holding tax, ENFIA. The current rate is 3%, plus a municipal levy equal to 3% of the tax, which puts the effective burden at about 3.09%.
The bill changes the rate itself: from 3% to 15%, a fivefold increase. The test is tax residence, not nationality. An individual who is tax-resident outside the EU and EEA pays the new rate when buying a home. The draft keeps "certain exemptions", and the final list will be settled in the law parliament passes. Commercial premises, land and other non-residential property are outside the increase.
The trigger is the date of the final contract. Deals signed on or after 1 July 2027 fall under 15%; earlier contracts stay on the current rate. That date matters more than the rate, because a Greek purchase still requires a tax number, a bank account, legal due diligence and a notary slot before signing, which usually takes weeks.
From 1 July 2027 the transfer tax on home purchases by individuals who are tax-resident outside the European Union and the European Economic Area rises from 3% to 15%.
The old cost and the new one
| Item | Current | If the bill passes (contracts from 1 July 2027) |
|---|---|---|
| Transfer tax on homes | 3% | 15% |
| Effective burden with municipal levy | 3.09% | 15.45% (at the current 3% levy) |
| Tax on a EUR 400,000 home | EUR 12,000 | EUR 60,000 |
| Tax on a EUR 800,000 home | EUR 24,000 | EUR 120,000 |
| Commercial property and land | 3% | Unchanged |
In Attica, the Golden Visa property threshold is already EUR 800,000, and those buyers are the core of the new rate: at 15% instead of 3%, the tax bill rises by EUR 96,000 before notary, legal and registration costs. On a EUR 400,000 home outside the high-demand zones, the gap is EUR 48,000.
Who pays more, and who does not
The first group is buyers still tax-resident in mainland China, Hong Kong, Southeast Asia and other non-EU jurisdictions, including families with Chinese passports who have not become Greek tax residents. The second is third-country investors who already own a Greek home and buy another. The third is applicants who tie a purchase to a Golden Visa.
The exclusions matter too. People who are already Greek tax residents, EU and EEA citizens, and anyone covered by the draft's exemptions keep the current treatment, subject to the final text. The Golden Visa thresholds are untouched: it still asks EUR 800,000 for homes in Attica, Thessaloniki, Mykonos and Santorini and on islands with more than 3,100 residents, EUR 400,000 in the rest of the country, and EUR 250,000 for conversions and listed buildings.
The timeline is worth keeping. The government first floated 3% to 15% at the Thessaloniki International Fair in September 2026, initially from 1 January 2027. The finance ministry then moved the start to 1 July 2027. Public consultation ran from 18 October to 1 November. The bill reached parliament on 3 November and, according to Greek media, goes to the economic affairs committee this week. Whether it passes unchanged, and whether the exemption list widens, is still open.
- Question
Does the higher transfer tax apply to homes I already own?
- AIAIG answersNo. It is a one-off tax charged at completion, so purchases with a final contract signed before 1 July 2027 stay at 3%. Homes you already hold are unaffected. The annual ENFIA holding tax is a separate regime and is not part of this change.
- Question
I hold a Greek Golden Visa. Do I pay 15%?
- AIAIG answersThe test is tax residence, not the visa. A Golden Visa is a residence permit; if you remain a tax resident of China and sign after 1 July 2027, the 15% rate applies. Only people who become Greek tax residents, or who fit the draft exemptions, are likely to keep 3%.
- Question
Can I lock in 3% by signing before 1 July 2027?
- AIAIG answersIn principle yes, because the bill uses the final contract date. In practice, leave time. A Greek purchase needs a tax number, a bank account, legal due diligence, a notary appointment and land registration, which usually takes weeks. Starting in late June is a real risk of missing the date.
- Question
Is the increase aimed only at Golden Visa buyers?
- AIAIG answersNo. It covers any individual tax-resident outside the EU and EEA who buys a home, whether or not they apply for a Golden Visa. Commercial premises and land are outside the increase, which matters for investors using commercial-to-residential conversion projects.
AIAIG View
First, treat the contract date, not the start date, as the deadline. The bill uses the date the final contract is signed, and the steps before it usually take four to eight weeks. Families planning to complete in the first half of 2027 should start the tax number, bank account and due diligence in the first quarter.
Second, confirm your tax residence before you model the tax. A Chinese passport holder who has become a Greek tax resident and someone still filing in China may face different rates. That call needs a tax adviser's opinion, not a glance at a residence card.
Third, put the 15% into the total cost before comparing projects. On an EUR 800,000 home the extra tax is EUR 96,000, roughly 12% more overall. At the same budget, a EUR 400,000 home in a secondary region lands near EUR 460,000 all-in, so the value comparison shifts. Do not anchor on the old maths.
Fourth, Golden Visa compliance has not loosened. Greece has warned that rebates and inflated valuations used to clear the threshold can lead to revocation, and Golden Visa homes cannot be let short-term. A tax change does not alter those obligations.
Fifth, the bill is not law and the exemption list may move. Deals already under negotiation should spell out who bears the tax and which date governs. Buyers who have not started can wait for the committee stage, but waiting is not a free option. Check the official notice for the final rules.
Sources
Last updated Nov 7, 2026