Starting 2026, Greece implements multiple property tax reforms aimed at attracting foreign investors. These include ENFIA reductions, a new 25% intermediate bracket for rental income, suspension of capital gains tax until end of 2026, and extension of VAT exemptions for new constructions. This article details the impact of new tax regime on purchase costs and returns for overseas buyers.
Starting January 1, 2026, the Greek government implements a series of property tax reforms aimed at reducing holding costs, improving rental returns, and attracting more foreign investors to the Greek real estate market. These reforms cover annual property tax (ENFIA), rental income tax, capital gains tax, and VAT on new constructions, among other areas. For overseas Chinese investors, this means lower tax burdens and higher potential investment returns. The main reforms include:\n\n- ENFIA Reductions: Primary residences in villages with fewer than 1,500 inhabitants receive a 50% reduction in ENFIA (2026), with full exemption planned for 2027; historic buildings valued up to €400,000 are exempt from ENFIA; a 20% ENFIA reduction is available for properties valued up to €500,000 if insured against fire, earthquake, and flooding.\n- Rental Income Tax Adjustment: A new intermediate tax bracket of 25% is introduced for rental income between €12,001 and €24,000, replacing the previous steep jump from 15% to 35%.\n- Capital Gains Tax Suspension: Capital gains tax on personal property sales is suspended until December 31, 2026, provided certain conditions are met regarding the number of properties sold and the sale not being a business activity.\n- Extension of VAT Exemption for New Constructions: Developers can continue to opt for a suspension of the 24% VAT on new‑builds until December 31, 2026; buyers then pay the 3.09% transfer tax instead.\n- Freeze of Objective Property Values: Objective property values used for calculating ENFIA and transfer taxes will remain unchanged until 2027, preventing sudden tax increases.\n- Real Estate Owners Registry: Starting January 2026, Greece will launch a Real Estate Owners Registry to track property, rent, and payment data in real‑time, aiming to increase transparency and combat income under‑reporting.
The Greek Ministry of Finance stated in its late‑2025 announcement: “The 2026 property tax reforms aim to reduce taxpayer burden, enhance the competitiveness of the real estate market, and attract more foreign investment into Greece.”— Greek Ministry of Finance Announcement (December 2025)
| Reform Area | Key Changes | Conditions | Effective Date |
|---|---|---|---|
| ENFIA Reductions | 1. 50% reduction for village primary residences 2. Full exemption for historic buildings 3. 20% reduction for insured properties | Villages with <1,500 inhabitants; building value ≤€400k; property value ≤€500k and insured | 1 Jan 2026 |
| Rental Income Tax | New 25% intermediate tax bracket | Annual rental income €12,001–24,000 | 1 Jan 2026 |
| Capital Gains Tax | Suspended | Personal non‑commercial sales, subject to property‑count limits | 1 Jan – 31 Dec 2026 |
| VAT on New Constructions | Suspension of 24% VAT, replaced by 3.09% transfer tax | Developer opts for suspension, buyer pays transfer tax | Extended to 31 Dec 2026 |
| Objective Property Values | Frozen until 2027 | All properties | 2026–2027 |
| Real Estate Owners Registry | Mandatory bank‑transfer rental payments, real‑time data tracking | All residential leases | 1 Jan 2026 |
Impact on Overseas Chinese Investors\n\nGreece’s 2026 property tax reforms bring multiple benefits for Chinese investors interested in purchasing property in Greece:\n\n1. Significantly Lower Holding Costs: ENFIA reductions and the freeze of objective property values will directly reduce annual property tax expenses, especially for investors buying rural properties or historic buildings. An additional 20% reduction is available for properties valued below €500,000 that are insured.\n\n2. Improved Rental Yields: The new 25% intermediate tax bracket substantially lowers the tax burden for landlords with annual rental income between €12,001 and €24,000, dropping from the previous 35% to 25%. Combined with the new requirement that rental payments be made via bank transfer, this will increase the transparency and stability of rental income.\n\n3. Short‑Term Trading Window: The suspension of capital gains tax until the end of 2026 provides a tax‑advantaged window for investors planning to sell property within the medium term (1‑3 years). Investors can adjust their asset allocations during this period without paying capital gains tax.\n\n4. Cost Advantage for New Constructions: The extension of the VAT exemption means that purchasing a newly built property incurs only the 3.09% transfer tax instead of the 24% VAT, effectively reducing the total purchase price by about 20%. This is particularly advantageous for Chinese buyers who prefer brand‑new properties.\n\n5. Long‑Term Policy Transparency: Although the introduction of the Real Estate Owners Registry adds compliance requirements, it will also increase market transparency and reduce grey‑market transactions, benefiting law‑abiding investors with a fairer competitive environment.\n\nAIAIG Perspective: This round of tax reforms in Greece clearly aims to attract foreign capital, especially targeting the mid‑to‑high‑end residential market. For Chinese high‑net‑worth individuals, we recommend prioritizing new apartments in core cities such as Athens and Thessaloniki, or rural holiday homes, to benefit simultaneously from VAT exemptions and ENFIA reductions. If renting out, ensure that rental income falls within the €12,001–24,000 range to maximize after‑tax returns. During the capital‑gains‑tax suspension period, consider adjusting your portfolio by replacing properties with lower appreciation potential with those offering greater growth prospects.