Tax Obligations of Greece Golden Visa Holders: A Comprehensive Legal Guide for 2026

Introduction

Understanding the tax obligations of Greece Golden Visa holders is essential before purchasing real estate, transferring tax residence or generating income from Greek property.

The Greece Golden Visa is an immigration status. It grants a qualifying third-country national a Greek residence permit based on an eligible investment. It does not, by itself, determine whether the investor is a Greek tax resident.

This distinction is fundamental.

A person may hold a valid Greece Golden Visa while continuing to be a tax resident of another country. In that case, the investor will generally remain taxable in Greece on Greek-source income and Greek property obligations but will not ordinarily be taxed in Greece on all worldwide income.

By contrast, an investor who transfers their tax residence to Greece, establishes their permanent or principal home in Greece, moves their centre of vital interests to Greece or exceeds the applicable physical-presence threshold may become subject to Greek taxation on worldwide income.

The tax consequences of a Golden Visa therefore depend on several separate questions:

• Does the investor remain a non-Greek tax resident?
• Has the investor become a Greek tax resident?
• Is the property rented?
• Is the rental long-term or short-term?
• Is the property owned personally or through a company?
• Will the property be sold?
• Has the investor applied for a special tax regime?
• Are gifts, parental transfers or inheritance planning involved?
• Does a double taxation agreement apply?

A Golden Visa residence card should never be treated as evidence that all Greek tax obligations have automatically been completed. Property acquisition, annual ownership, rental income, tax residence and succession each create separate obligations under Greek tax law.

This guide examines the principal taxes and filing duties affecting Greece Golden Visa investors in 2026.

Does Obtaining a Greece Golden Visa Automatically Create Greek Tax Residence?

No.

Obtaining a Greek residence permit and becoming a Greek tax resident are separate legal events. Tax residence is determined under the Greek Income Tax Code rather than under the Golden Visa provisions of immigration law.

An individual is generally considered a Greek tax resident where the individual has a permanent or principal residence, habitual abode or centre of vital interests in Greece. The centre of vital interests concerns the individual’s personal and economic relationships. A person who remains in Greece for more than 183 days cumulatively during any twelve-month period is also generally treated as a Greek tax resident from the first day of presence, subject to a limited exception for certain exclusively tourist, medical, therapeutic or similar private stays not exceeding 365 days.

Accordingly, a Golden Visa investor may become a Greek tax resident even without making a formal declaration if the investor’s factual circumstances satisfy the statutory criteria.

Relevant facts may include:

• The location of the investor’s principal home;
• Where the spouse and children live;
• Where children attend school;
• Where the investor manages personal and economic affairs;
• The location of businesses and investments;
• The duration and regularity of physical presence;
• Where the investor maintains ordinary banking and social relationships;
• Whether Greece has become the centre of day-to-day life.

Remaining below 183 days does not always guarantee non-resident status. The permanent-home, habitual-abode and centre-of-vital-interests tests may still be relevant.

Tax Position of a Non-Resident Golden Visa Holder

A person who remains a tax resident of another country is generally taxed in Greece only on taxable income arising from Greek sources.

Greek-source income includes income from real estate located in Greece, income from the sale of Greek real estate, income from business activity carried on through a Greek permanent establishment and certain dividends, interest, royalties and other payments arising from Greece. Where a double taxation agreement exists, the treaty provisions may modify how the income is taxed, provided that the investor can establish foreign tax residence through an appropriate tax residence certificate.

A non-resident Golden Visa investor may therefore have Greek tax obligations even where the investor:

• Spends only a few days per year in Greece;
• Does not use the property as a permanent home;
• Remains tax resident in another country;
• Receives rental income into a foreign bank account;
• Manages the property through an overseas company;
• Has not transferred worldwide assets to Greece.

Foreign-resident status does not exempt a person from Greek property taxes or Greek-source income taxation.

Tax Position of a Greek-Resident Golden Visa Holder

A Golden Visa holder who becomes a Greek tax resident is generally taxable in Greece on worldwide income.

Worldwide income may include:

• Employment income;
• Business or professional income;
• Foreign rental income;
• Dividends;
• Interest;
• Royalties;
• Capital gains;
• Pension income;
• Other taxable income arising in Greece or abroad.

Where the same foreign income is taxable both in Greece and another country, the relevant double taxation agreement must be reviewed. Greek law generally permits a foreign tax credit for tax paid abroad, but the credit cannot exceed the Greek tax attributable to the same foreign income.

Becoming a Greek tax resident may therefore create significantly broader reporting duties than merely owning Golden Visa property.

Before relocating, an investor should review:

• Worldwide income sources;
• Existing companies and trusts;
• Foreign property;
• Foreign investment accounts;
• Pension income;
• Dividend and interest income;
• Controlled-company exposure;
• Double taxation treaties;
• Foreign tax credits;
• Inheritance and gift planning;
• Potential eligibility for a Greek special tax regime.

Greek Tax Identification Number

A foreign investor generally requires a Greek Tax Identification Number, commonly known as an AFM, before purchasing real estate.

The AFM is used in connection with:

• The notarial purchase deed;
• Property transfer tax;
• E9 property reporting;
• ENFIA;
• Rental declarations;
• Annual income tax returns;
• Greek banking;
• Utility and administrative procedures;
• Property sale or succession.

Possession of an AFM does not mean that the holder is automatically a Greek tax resident. It is an administrative registration number that allows the investor to perform taxable or reportable transactions in Greece.

The investor will also normally require access credentials for the myAADE digital system. A tax representative or authorised professional may be appointed where the investor resides abroad and requires assistance with Greek filings.

Real Estate Transfer Tax

The buyer of Greek real estate is generally responsible for real estate transfer tax.

The standard tax rate is 3% of the taxable value of the property. The principal tax is also subject to a municipal levy equal to 3% of the main transfer tax. The resulting combined financial burden is therefore approximately 3.09% where the ordinary rate applies. The transfer-tax declaration must generally be submitted, and the tax paid, before execution of the notarial transfer deed.

For example, where the taxable property value is €800,000:

• Main transfer tax at 3%: €24,000;
• Municipal levy at 3% of the main tax: €720;
• Indicative total: €24,720.

The taxable value is not always determined solely by the price negotiated between the buyer and seller. The notary and tax adviser should verify the applicable objective or statutory valuation rules.

The Golden Visa investment threshold and the transfer-tax base are related to the same transaction but are not legally identical concepts. The fact that a property qualifies for a particular Golden Visa threshold does not mean that no additional purchase tax is payable.

First-Residence Transfer Tax Exemption

Foreign investors should not assume that purchasing a property as their first home in Greece automatically creates a transfer-tax exemption.

The ordinary first-residence exemption is limited to specified categories of beneficiaries. The official rules include Greek citizens, EU and EEA citizens, recognised refugees and third-country nationals with Greek long-term resident status, subject to permanent-residence or settlement conditions and the other statutory requirements. An ordinary Golden Visa permit is not itself listed as equivalent to long-term resident status.

Accordingly, most newly applying third-country Golden Visa investors should budget for the ordinary transfer tax unless a Greek tax professional confirms that a specific exemption applies.

VAT on New-Build Property

Certain sales of newly constructed property may ordinarily fall within the Greek VAT framework. However, Greece permits qualifying developers to request suspension of VAT on relevant unsold real estate until 31 December 2026, in which case real estate transfer tax applies instead.

The VAT or transfer-tax treatment must be confirmed for the specific property before signing.

Relevant factors include:

• The construction permit;
• Date and status of the building;
• Whether the seller is a developer or taxable business;
• Whether the developer has elected the suspension;
• Whether the property is included in the suspension declaration;
• The structure of the transfer.

The investor should not rely on a general advertisement stating that the property is “VAT free.”

E9 Real Estate Declaration

After acquiring Greek real estate, the owner must ensure that the property is correctly recorded in the E9 Real Estate Statement.

Foreign residents are subject to the E9 obligation in the same way as Greek residents. The filing records the property’s location, type, surface area, ownership percentage, acquisition details and other characteristics used for property-tax purposes. AADE’s current foreign-resident guidance states that E9 should be filed by the applicable deadline in the year following the acquisition or change. In transactions processed digitally through myPROPERTY, an E9 declaration may be generated automatically, but the taxpayer must still verify that the resulting record is accurate.

Automatic generation should not be treated as proof that the information is correct.

Common E9 errors include:

• Incorrect square metres;
• Incorrect ownership percentage;
• Incorrect use classification;
• Missing storage or parking space;
• Incorrect floor;
• Incorrect year of construction;
• Missing electricity supply number;
• Incorrect notarial deed information;
• Incorrect property location.

An incorrect E9 may produce an incorrect ENFIA assessment and may later delay the sale, donation, inheritance or Golden Visa renewal process.

Annual ENFIA Property Tax

Greek real estate is generally subject to the annual Unified Property Tax known as ENFIA.

ENFIA is imposed on rights in real estate existing on 1 January of each tax year. The assessment is based on the information recorded in the E9 declaration. For individuals, the main tax takes account of factors such as geographical location, area, use, age, floor and number of façades. An additional increase may apply where the individual’s total taxable Greek real estate value exceeds €500,000.

The amount is not calculated simply as a fixed percentage of the Golden Visa purchase price.

Two properties purchased for the same amount may produce different ENFIA assessments because of differences in:

• Zone value;
• Municipality;
• Property type;
• Surface area;
• Age;
• Floor;
• Use;
• Ownership right;
• Total Greek property portfolio.

AADE currently provides for ENFIA to be paid in up to ten monthly instalments, with the final instalment due by the last working day of February of the following year. An ENFIA certificate is generally required when the owner later transfers the property.

ENFIA Insurance Reductions

A residence owned by a natural person may qualify for an ENFIA reduction where it is properly insured against earthquake, fire and flood for the required value and period.

The current Ministry of Economy and Finance guidance provides for a 20% ENFIA reduction where the taxable value does not exceed €500,000 and a 10% reduction where the value exceeds €500,000, provided that all statutory insurance conditions are satisfied.

A normal home insurance policy may not automatically satisfy these conditions. The policy should be reviewed for:

• Covered risks;
• Insured value;
• Duration;
• Property identification;
• Insurance company eligibility;
• Reporting to the Greek authorities.

The investor should also distinguish between insurance required for the residence permit and insurance required for the ENFIA reduction.

Rental Income From Golden Visa Property

Rent received from property located in Greece is Greek-source income.

This remains true even where:

• The owner is a non-resident;
• The rent is paid to a foreign bank account;
• The tenant is a foreign national;
• A management company collects the rent;
• The lease was negotiated abroad.

A non-resident obtaining taxable Greek-source income must generally file a Greek income tax return. Rental details are ordinarily reported through Form E2 and the annual E1 income tax return.

The rental agreement must also generally be electronically reported. AADE states that property rental information should be submitted by the end of the month following the commencement or modification of the lease.

Rental Income Tax Rates for 2026

From tax year 2026, income from immovable property received by an individual is taxed under the following progressive scale:

• Up to €12,000: 15%;
• €12,000.01 to €24,000: 25%;
• €24,000.01 to €36,000: 35%;
• Above €36,000: 45%.

The rates apply progressively rather than by applying the highest rate to the entire amount.

Example: €30,000 Annual Rental Income

An investor receiving €30,000 of taxable annual rental income would be calculated approximately as follows:

• First €12,000 at 15%: €1,800;
• Next €12,000 at 25%: €3,000;
• Remaining €6,000 at 35%: €2,100;
• Indicative tax: €6,900.

Example: €50,000 Annual Rental Income

• First €12,000 at 15%: €1,800;
• Next €12,000 at 25%: €3,000;
• Next €12,000 at 35%: €4,200;
• Remaining €14,000 at 45%: €6,300;
• Indicative tax: €15,300.

These examples do not account for every deduction, exemption, treaty issue or special factual circumstance.

Expenses Deductible From Rental Income

Greek tax law does not generally allow an individual landlord to deduct every actual property expense in the same manner as a business.

The current Ministry guidance provides for a one-off statutory deduction of 5% from individual rental income for repair and maintenance expenses, subject to the applicable conditions. Sublease rent and certain other specified expenses may also be deductible in relevant cases.

The investor should therefore not automatically deduct:

• Full renovation costs;
• Mortgage instalments;
• Property purchase price;
• Legal fees;
• Personal travel expenses;
• Furniture;
• Management costs;
• Common expenses;
• Depreciation

unless a Greek tax adviser confirms that the deduction is legally available.

The treatment may differ where the property activity constitutes a business or the property is held by a company.

Long-Term Rental Tax Exemption for Certain Properties

Greek law introduced a 36-month income tax exemption for qualifying properties previously declared vacant or used for short-term rental where a qualifying long-term lease was entered into during the specified statutory period and the property did not exceed 120 square metres. The current Ministry guidance refers to qualifying leases concluded between 8 September 2024 and 31 December 2025.

Because this is a narrowly defined incentive with timing, property-history and size conditions, a Golden Visa investor should not assume that a newly purchased property automatically benefits.

The landlord must preserve evidence concerning:

• The property’s former status;
• The date of the long-term lease;
• Surface area;
• Lease duration;
• Electronic rental declaration;
• Compliance with the incentive requirements.

Short-Term Rentals and Golden Visa Restrictions

Greek tax law contains a general framework for taxing short-term rental income. From 2024, income earned by an individual from short-term rental of up to two properties, without services other than bed linen, is generally treated as property income. Income from three or more properties, or income involving additional services, is generally treated as business income.

However, Golden Visa investors must separately comply with immigration-law property-use restrictions.

The revised Golden Visa framework expressly prohibits use of relevant residential investment property for short-term rental. Tax registration of an Airbnb-style activity does not make an immigration-prohibited use lawful.

This distinction is critical.

A Golden Visa property may be technically capable of registration in the Greek short-term rental tax system, but its use may still violate the conditions attached to the investment residence permit.

The investor must therefore examine both:

• Tax law;
• Golden Visa immigration law.

A tax declaration cannot cure an immigration violation.

Business Classification of Rental Activity

A landlord’s activity may be classified as business income rather than passive property income where the scale or services exceed the limits of ordinary property leasing.

Relevant indicators may include:

• Rental of three or more short-term properties;
• Cleaning during the stay;
• Reception or concierge services;
• Food or transport;
• Hotel-style operations;
• Frequent guest services;
• Operation through a company;
• Organised commercial infrastructure.

Where income is treated as business income, additional obligations may arise, including:

• Business registration;
• Accounting records;
• VAT issues;
• myDATA reporting;
• Social security;
• Business income tax;
• Advance tax;
• Other tourism or municipal charges.

A Golden Visa holder should also remember that the principal property investor residence permit does not itself grant general employment or self-employment rights.

Sale of Golden Visa Property

Selling a property may trigger several different legal consequences.

First, the investor must consider the immigration effect. Disposal of the qualifying investment may lead to revocation or non-renewal of the Golden Visa unless an immigration-compliant replacement strategy is implemented.

Second, the investor must consider transfer taxes, notarial expenses, ENFIA clearance and income tax.

For individuals, Greek taxation of capital gains arising from the transfer of real estate is suspended until 31 December 2026. The underlying statutory rate is 15%, but the current suspension means that qualifying non-business individual disposals are not subject to that capital gains tax during the suspension period.

This suspension should not be interpreted too broadly.

Different treatment may apply where:

• The sale forms part of business activity;
• The seller is a company;
• Several transactions indicate property trading;
• The property is contributed to a legal entity;
• The seller has another taxable structure;
• The law changes after 31 December 2026.

The tax treatment should be confirmed immediately before any sale.

ENFIA Clearance Before Sale

A seller must generally provide the notary with an ENFIA certificate confirming the property’s tax status.

Errors in E9 or unpaid property-tax obligations may delay the sale.

Before marketing the property, the investor should review:

• E9 accuracy;
• ENFIA assessments;
• Outstanding tax debts;
• Property description;
• Ownership percentage;
• Cadastral information;
• Any exemption or reduction previously claimed.

A last-minute E9 correction may delay completion and create additional assessments or penalties.

Double Taxation Agreements

Greece has entered into double taxation agreements with numerous countries.

A treaty may determine:

• Which country may tax rental income;
• Whether both countries may tax;
• How foreign tax credit is granted;
• Taxation of dividends and interest;
• Taxation of pension income;
• Capital gains treatment;
• Tax residence where both countries claim the individual.

Non-resident investors must generally provide a tax residence certificate from their country of residence to obtain the benefit of a double taxation agreement.

An investor should not assume that a treaty eliminates Greek tax on Greek real estate. Most treaties preserve the right of the country where the property is located to tax income and gains connected with that property.

The treaty may instead require the country of residence to grant a credit or exemption to prevent double taxation.

Tie-Breaker Rules Where Two Countries Claim Tax Residence

A Golden Visa holder may potentially be regarded as tax resident by both Greece and another country under their domestic laws.

Where a double taxation agreement applies, residence may be resolved through treaty tie-breaker criteria, commonly examining:

• Permanent home;
• Centre of vital interests;
• Habitual abode;
• Nationality;
• Mutual agreement between the tax authorities.

This analysis is fact-sensitive.

Merely spending fewer than 183 days in Greece will not necessarily resolve the issue if the investor has moved the family, principal home and economic life to Greece.

Imputed Income and Acquisition of Property

Greek personal tax law contains alternative minimum or imputed-income rules.

The acquisition of real estate is included among asset-acquisition expenditures that may contribute to presumed income calculations. Properties, vehicles, private schools, boats, swimming pools and other lifestyle factors may also be relevant for Greek tax residents.

For non-Greek tax residents, the rules are narrower. AADE states that non-residents are subject to alternative minimum taxation based on asset-acquisition expenditure only where they also obtain real Greek-source income. They are not generally subject to objective living-cost presumptions in the same manner as Greek residents.

Investors should retain documentation proving the source of funds used to acquire the property, including:

• Bank statements;
• Property sale proceeds;
• Dividends;
• Inheritance;
• Loans;
• Gifts;
• Company distributions;
• Savings.

Source-of-funds documentation is relevant not only for anti-money-laundering review but also for tax reporting.

Special Non-Dom Regime for High-Net-Worth Individuals

Article 5A of the Greek Income Tax Code provides a special alternative taxation system for certain high-net-worth individuals who transfer their tax residence to Greece.

The applicant must generally not have been a Greek tax resident for seven of the previous eight years and must complete a qualifying investment of at least €500,000 in Greek real estate, businesses, securities or other qualifying assets. The investment must generally be completed within three years.

A person admitted to the regime pays a fixed annual tax of €100,000 on foreign-source income, regardless of its amount, for up to fifteen tax years. The regime may be extended to qualifying relatives for an additional annual tax of €20,000 per relative.

Greek-source income remains taxable under the ordinary Greek rules.

The Article 5A regime is separate from the Golden Visa.

A €250,000 or €400,000 Golden Visa property investment does not automatically satisfy the €500,000 non-dom investment requirement. The residence permit application and the non-dom tax application are independent procedures with different legal conditions.

The non-dom application is generally submitted by 31 March of the relevant tax year, subject to the detailed application rules.

Special Tax Regime for Foreign Pensioners

Article 5B provides an alternative tax regime for qualifying individuals receiving foreign pension income who transfer tax residence to Greece.

Eligible pensioners may be taxed at a flat rate of 7% on foreign-source income for up to fifteen tax years, provided that the statutory previous-residence and international tax cooperation conditions are met. Greek-source income remains subject to ordinary taxation.

This regime may be relevant to retired Golden Visa investors, but it is not granted automatically.

The investor must:

• Transfer tax residence;
• Receive qualifying foreign pension income;
• Satisfy the previous non-residence test;
• Apply within the relevant deadline;
• Maintain annual compliance.

Special Regime for Employees and Business Activity

Article 5C offers a separate incentive for certain individuals who transfer tax residence to Greece and lawfully undertake qualifying employment or individual business activity in Greece.

The regime may exempt 50% of qualifying Greek employment or business income from income tax for seven years, provided that all statutory conditions are met.

This incentive does not itself create immigration permission to work.

The principal property Golden Visa does not grant unrestricted employment or self-employment rights. An investor considering Article 5C must first confirm that the proposed work or business activity is legally authorised under the applicable residence status.

Inheritance Tax on Greek Property

Greek inheritance tax may apply to property located in Greece regardless of whether the deceased owner was a Greek tax resident.

The heir or legatee is responsible for the tax. The applicable scale depends on the net value inherited and the relationship between the deceased and the beneficiary. Spouses, civil partners, children, grandchildren and parents fall within Category A; more distant relatives and unrelated persons fall within less favourable categories.

An inheritance tax return is generally due:

• Within nine months where the deceased died in Greece;
• Within one year where the deceased died abroad or the heirs were residing abroad at the time of death.

A Golden Visa investor should prepare a succession plan addressing:

• Greek and foreign wills;
• Choice-of-law issues;
• Heirs;
• Inheritance tax;
• Property co-ownership;
• Golden Visa consequences for family members;
• Cadastral registration;
• Existing mortgages;
• Estate administration.

The death of the investor does not automatically transfer the residence permit together with the property.

Gift and Parental Provision Tax

A transfer of Greek property without consideration may be subject to gift or parental provision tax.

The tax is generally payable by the recipient, and the rate depends on the value of the asset and the relationship between the parties. The declaration must generally be submitted before execution of a notarial gift deed.

For Category A beneficiaries, including close family members, Greek law provides significant tax-free treatment for qualifying transfers, particularly where statutory banking and documentation conditions are satisfied. Transfers to more distant relatives or unrelated persons may be taxed at substantially higher rates.

The investor should not transfer the qualifying Golden Visa property to a spouse or child without first analysing:

• Gift tax;
• Notarial expenses;
• Immigration consequences;
• Loss of qualifying ownership;
• ENFIA;
• Cadastral registration;
• Future inheritance planning.

A tax-efficient family transfer may still terminate the investor’s residence eligibility.

Property Owned Through a Company

Holding Golden Visa property through a company may create a substantially different tax position.

A company may be subject to:

• Corporate income tax;
• Accounting and bookkeeping obligations;
• VAT or transaction taxes;
• Business registration;
• Additional ENFIA on legal entities;
• Dividend withholding;
• Beneficial ownership reporting;
• Potential special real estate tax exposure;
• Transfer pricing or permanent-establishment rules.

For legal entities, ENFIA consists of a main tax on each property and an additional tax calculated on the total value of the entity’s real estate.

A company structure should not be selected solely because it appears convenient for immigration purposes.

The investor should compare:

• Personal ownership;
• Greek corporate ownership;
• EU corporate ownership;
• Financing;
• Rental activity;
• Sale taxation;
• Dividend extraction;
• Succession;
• Administrative costs.

Tax Obligations of Family Members

Each Golden Visa family member has an individual tax position.

Receiving a family residence permit does not automatically make the family member a Greek tax resident. The ordinary residence criteria must be applied separately to each person.

For example:

• The principal investor may remain tax resident abroad;
• The spouse may relocate permanently to Greece;
• A child may study in Greece;
• Parents may visit only occasionally.

Each person’s physical presence, permanent home and centre of vital interests must be examined independently.

Income earned by a family member may also require separate Greek reporting. A spouse who lawfully works in Greece will have different obligations from a parent who receives only a foreign pension.

Is an Annual Greek Income Tax Return Always Required?

Ownership of Greek property creates E9 and ENFIA obligations, but it does not necessarily mean that every non-resident must file an annual personal income tax return where no real Greek-source income exists.

AADE states that adult non-Greek tax residents are generally required to file an income tax return when they obtain real Greek-source income, whether taxable or exempt.

Accordingly:

• A non-resident owning an unused property may have E9 and ENFIA obligations without rental income;
• A non-resident receiving rent must generally file E1 and E2;
• A non-resident selling property may have filing obligations;
• A Greek tax resident must generally report worldwide taxable income.

The investor’s annual position should be reviewed rather than assuming that no return is required because the investor lives abroad.

Penalties for Non-Compliance

Failure to comply with Greek tax obligations may result in:

• Late-filing penalties;
• Interest;
• Additional tax assessments;
• Loss of exemptions;
• Incorrect ENFIA;
• Difficulty obtaining tax certificates;
• Delay in selling or transferring property;
• Bank account enforcement;
• Administrative disputes;
• Criminal exposure in serious tax cases.

Tax non-compliance may also indirectly affect Golden Visa procedures where the investor cannot produce accurate E9, ENFIA, ownership or payment documentation.

The investor should preserve:

• Purchase deed;
• Transfer-tax return;
• Bank payment records;
• E9 statements;
• ENFIA assessments;
• Rental declarations;
• E1 and E2 returns;
• Insurance documents;
• Source-of-funds evidence;
• Tax residence certificates;
• Treaty documents;
• Gift or inheritance declarations.

Tax Planning Before Purchasing Golden Visa Property

Before signing a reservation agreement, the investor should obtain a written tax analysis addressing:

Tax Residence

• Current country of tax residence;
• Expected number of days in Greece;
• Permanent-home and centre-of-vital-interests risks;
• Double taxation treaty;
• Worldwide income consequences.

Acquisition Taxes

• Transfer tax or VAT;
• Municipal levy;
• Objective taxable value;
• First-residence exemption eligibility;
• Notarial and registration costs.

Annual Ownership

• E9 filing;
• Estimated ENFIA;
• Insurance reduction;
• Tax representative;
• myAADE access.

Rental

• Long-term or short-term model;
• Golden Visa use restrictions;
• Rental income rates;
• Lease registration;
• Expense treatment;
• Business classification.

Exit and Succession

• Capital gains;
• Immigration consequences of sale;
• Gift tax;
• Inheritance tax;
• Wills and estate planning;
• Company ownership.

Practical Tax Compliance Checklist

A Greece Golden Visa investor should generally ensure that:

• A valid Greek AFM has been obtained;
• myAADE access is active;
• The transfer-tax return is correct;
• The purchase tax has been paid;
• The E9 entry matches the deed;
• ENFIA assessments are reviewed annually;
• The property is properly insured;
• Leases are electronically declared;
• Rental income is reported through E1 and E2;
• Tax residence is reviewed each year;
• Foreign tax residence certificates are obtained where required;
• Double taxation relief is claimed correctly;
• Short-term rental restrictions are respected;
• Sale, gift or inheritance planning is completed in advance;
• Records are retained.

Frequently Asked Questions

Does the Greece Golden Visa automatically make me a Greek tax resident?

No. Tax residence depends on permanent residence, habitual abode, centre of vital interests and physical presence, including the 183-day rule.

Can I remain a tax resident of another country?

Potentially, yes. The factual circumstances and any applicable double taxation agreement must be reviewed.

Do non-resident Golden Visa holders pay tax in Greece?

They generally pay Greek tax on Greek-source income and remain liable for Greek property obligations such as E9 and ENFIA.

Is the Golden Visa property subject to transfer tax?

The buyer generally pays 3% real estate transfer tax plus a municipal levy equal to 3% of the main tax, unless another tax treatment or exemption applies.

Is VAT payable on a new property?

The treatment depends on the transaction. Qualifying developers may use the VAT suspension available until 31 December 2026, in which case transfer tax applies.

What is E9?

E9 is the Greek real estate statement recording the taxpayer’s property and ownership rights.

What is ENFIA?

ENFIA is the annual Greek tax on real estate rights held on 1 January of each year.

How is rental income taxed in 2026?

Individual rental income is taxed progressively at 15%, 25%, 35% and 45% under the 2026 brackets.

Can rental expenses be deducted?

An individual landlord generally benefits from a statutory 5% deduction for repair and maintenance expenses, subject to the applicable rules. Other deductions require separate confirmation.

Can I use the Golden Visa property for Airbnb?

The revised Golden Visa rules prohibit short-term rental use of relevant residential investment property, even though Greek tax law has a general short-term rental taxation framework.

Do I pay capital gains tax when selling?

Taxation of qualifying individual real estate capital gains is suspended until 31 December 2026. The position after that date and the treatment of business or corporate sales must be separately reviewed.

Is Greek tax payable if rent is paid abroad?

Yes. Rent from property located in Greece remains Greek-source income regardless of the bank account used.

Will Greece tax my worldwide income?

If you become a Greek tax resident, Greece generally taxes worldwide income, subject to double taxation agreements and foreign tax credits.

What is the Greek non-dom regime?

Article 5A allows qualifying high-net-worth individuals who transfer tax residence to Greece to pay a fixed annual €100,000 tax on foreign-source income for up to fifteen years.

Does every Golden Visa holder qualify for the non-dom regime?

No. The Golden Visa and non-dom procedures are separate, and the non-dom regime generally requires its own €500,000 qualifying investment and application conditions.

Is there a special regime for foreign pensioners?

Qualifying foreign pensioners may apply for the Article 5B regime, which imposes a 7% tax on foreign-source income for up to fifteen years.

Is Greek inheritance tax applicable to the property?

Yes. Greek property may be subject to inheritance tax regardless of whether the owner was a Greek tax resident.

Can I gift the property to my child?

The transfer may be legally possible, but gift tax, notarial expenses and Golden Visa consequences must be examined before the transfer.

Does each family member have the same tax residence?

Not necessarily. Tax residence is assessed separately for each person.

Conclusion

The tax obligations of Greece Golden Visa holders depend primarily on whether the investor remains a foreign tax resident or becomes a Greek tax resident.

A non-resident investor is generally subject to:

• Real estate transfer tax;
• E9 reporting;
• Annual ENFIA;
• Greek tax on rental income;
• Greek tax obligations connected with sale, gift or inheritance;
• Annual income tax filings where Greek-source income is received.

A Greek tax resident may additionally be subject to:

• Taxation of worldwide income;
• Foreign-income reporting;
• Imputed-income rules;
• Broader annual return requirements;
• Greek tax-residence and treaty compliance.

For 2026, individual rental income is taxed at progressive rates of 15%, 25%, 35% and 45%. Real estate capital gains taxation for qualifying individual disposals remains suspended until 31 December 2026. ENFIA continues to apply annually, and E9 accuracy remains essential.

Golden Visa holders should also understand that immigration compliance and tax compliance are separate. Registering rental income does not make a prohibited short-term rental lawful. Transferring property to a relative may create favourable tax treatment but terminate Golden Visa eligibility. Becoming a Greek tax resident may create worldwide tax exposure even though the investor’s residence card has not changed.

Before purchasing or relocating, the investor should obtain coordinated advice covering:

• Immigration law;
• Greek property law;
• Tax residence;
• Rental taxation;
• Corporate structuring;
• Double taxation treaties;
• Succession planning;
• Special tax regimes.

The most effective tax planning must occur before the transaction, before the investor exceeds the residence threshold and before assets are transferred.

Last updated: August 2026.

This article is prepared for general legal information and SEO publication purposes. It does not constitute individual tax, immigration, property, corporate or investment advice. Greek tax rates, exemptions and filing deadlines may change, and every investor’s position must be assessed according to residence, nationality, family, income, ownership structure and the legislation in force at the relevant time.