Protected: A second home in Athens while you live abroad: 7-point checklist
November 10, 2026
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Fact-checked · Up to date · Official sources
News and guides for the Greek diaspora: buying property in Greece from abroad, inherited homes, ENFIA and Greek taxes for owners abroad, property management, citizenship and moving back.
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Under Greece’s proposed 15% transfer tax, a €300,000 holiday home bought by a non-EU/EEA tax resident would carry €45,000 in tax against €9,270 today, from 1 July 2027. A bill tabled in Parliament on 3 November 2026, not yet law.
Greek citizenship by descent passes from a Greek parent at birth, but only counts once you are in a municipal register. Consulate steps, apostilles, fees and claims through grandparents.
A Greek bill, tabled in Parliament on 3 November 2026 and not yet law, would extend the 2027 property tax (ENFIA) exemption for main homes to settlements of up to 2,000 residents, add a €5,000 a year grant for Megisti and keep the long-term letting tax break.
The decision behind Greece’s €10,000 relocation grant caps it at 1,000 households, pays it in two €5,000 instalments and accepts home purchases or leases from 1 January 2025. The platform is open.
Greece’s tax authority has reissued 2026 property tax (ENFIA) bills with a 50% cut for 15,689 main homes in small settlements that missed the discount in the first round. Refunds need an IBAN on file.
Inheritance tax in Greece applies to all Greek property, wherever the owner or heirs live. The three heir categories, rates from 0% to 40%, the €400,000 and €800,000 thresholds, deadlines for heirs abroad and a worked example.
Greece’s 15% tax on individuals’ property gains is suspended to 31 December 2026; a bill tabled in Parliament on 3 November 2026 would extend this to 2027. How the gain would be calculated and what it means for resale plans.
ENFIA is Greece’s annual property tax, owed by anyone who owns Greek property on 1 January. Who pays, how the bill is built, the 2026 timetable, the insurance reduction and late payment.
Bank of Greece figures on 2025 foreign property investment show where non-EU money into Greek real estate came from. Greece’s proposed 15% transfer tax on homes, in a bill tabled in Parliament on 3 November 2026, turns on tax residence outside the EU/EEA, not nationality.
Greece’s new inheritance law applies to deaths from 16 September 2026. It caps heirs’ liability for debts and turns the forced share in a home into a cash claim.
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