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Greeks abroad and their descendants deal with Greek property in four ways: they buy a home, inherit a family house, own and manage property from abroad, or move back. Each brings Greek tax and paperwork rules that apply wherever you live. This section gathers our guides and news on all four, with every rule linked to its official source.
Last verified: 28 October 2026This section is for Greek citizens living abroad and for people of Greek descent in the United States, Australia, Canada, the United Kingdom, Germany and elsewhere who own, inherit or want to buy property in Greece.
Two facts shape almost every rule below. Greek property taxes follow the property, so they apply wherever the owner lives. And for tax purposes Greece looks at tax residence, not citizenship: a Greek citizen who lives in Melbourne or New York is normally a non-resident for Greek tax.
You can buy in Greece without living there. You need a Greek tax number (AFM), usually a Greek bank account, and either a trip for the signing or a power of attorney for someone to sign for you.
Read the full guide: buying property in Greece from abroad. The general step-by-step is in our guide to buying property in Greece.
Greek inheritance tax applies to all property in Greece, wherever the deceased or the heirs live. Heirs abroad file the return with the Greek tax authority and accept the inheritance before a notary before they can sell or transfer the property.
Read the full guide: inherited property in Greece: what heirs abroad must do.
Owning Greek property from abroad means an annual property tax (ENFIA), keeping your property declaration (E9) up to date and declaring any Greek rental income. Selling and buying bring their own taxes.
| Tax or duty | When it applies | Read more |
|---|---|---|
| ENFIA (annual property tax) | Anyone who owns Greek property on 1 January | ENFIA for owners abroad |
| Property declaration (E9) | Changes to your property, declared by 31 January | ENFIA guide |
| Transfer tax | Buying a resale home: 3.09% | Cost of buying |
| Capital gains tax on property | Suspended for individuals until 31 December 2026 (in force); a bill tabled in Parliament on 3 November 2026 would extend this to 31 December 2027 (not yet law) | Capital gains tax |
| Inheritance and gift tax | Inheriting or receiving Greek property | Inheritance and gift tax |
Income from renting out a Greek property is taxable in Greece even if you live abroad, and double tax treaties decide whether your country of residence also taxes it. Confirm how this applies to you with a Greek lawyer or accountant.
Read the full guide: Greek property taxes for owners abroad.
Most owners abroad keep a Greek home for family use, rent it long term or let it to tourists. Each choice comes with its own registrations and tax filings in Greece.
Read the full guide: managing property in Greece from abroad.
Many people of Greek descent can claim Greek citizenship through a parent, which in turn makes living and owning property in Greece simpler. Those who move back can use Greek tax regimes for new residents.
Read the full guide: moving back to Greece.
Yes. You need a Greek tax number (AFM) and usually a Greek bank account. You can sign the contract in person before a notary in Greece or give a power of attorney to someone you trust to sign for you. Confirm how this applies to you with a Greek lawyer or accountant.
Yes for property taxes: ENFIA, transfer tax and inheritance tax follow the property, not the owner’s residence. Income tax is different, because non-residents are taxed in Greece only on Greek-source income, such as rent from a Greek property.
As tabled, yes, unless they qualify for the first-home exemption in Article 42 of the Property Tax Code. The bill applies to individuals buying homes who are not EU or EEA tax residents when the tax becomes due, and has no other exemption for Greek citizens. It was tabled in Parliament on 3 November 2026 and is not yet law.
Register the death in Greece, get a Greek tax number (AFM) and decide whether to accept within the renunciation period: 4 months, or 1 year if the deceased lived abroad or you live abroad. Then file the inheritance tax return (9 months, or 1 year with a foreign link), accept the inheritance before a notary and register it in the Hellenic Cadastre. Only then can you sell or transfer the property.
No. Foreign citizens can own property in most of Greece on the same terms as Greeks; some border areas need a permit for buyers who are not EU or EFTA nationals. Citizenship matters more for living in Greece than for owning property there.
