ENFIA Annual Tax and Other Property Holding Taxes in Greece: How It Is Calculated, Who Pays and What to Expect in 2027

1What is ENFIA, and who must pay it?

ENFIA is the unified annual tax on real estate ownership in Greece. It is payable by anyone who holds, on 1 January of the year, a real right in a Greek property, whether an individual or a legal entity, a Greek resident or a non-resident. According to the PwC tax summary, the tax has been levied since 2014 under Law 4223/2013, and since 18 July 2025 under the new Property Tax Code (Law 5219/2025).

1 January is the determining date. Someone who bought a property in February will not receive an ENFIA assessment for it for that year, and someone who sold in November will receive a full assessment for that year. We recommend stipulating in the sale agreement how the ENFIA cost of the year of the transaction is to be divided, to prevent a dispute afterwards.

2How is ENFIA actually calculated?

An individual's ENFIA has two components: a main tax calculated on each property separately, and a supplementary tax that applies only when the total value of the properties exceeds EUR 500,000. The main tax is calculated according to physical characteristics and location, not according to the price you paid.

For most Israeli investors, who hold one or two apartments of moderate value, the supplementary tax is not relevant, and the charge is mainly the main tax. As we wrote in our general tax guide, the rates in Greece are relatively low by European comparison. Even so, a large property in an expensive location can reach an amount that is worth planning for in advance in the cash flow.

3What is the E9 declaration, and why does it determine the bill?

ENFIA is determined by electronic assessment, without your filing a separate return, on the basis of the data that appear in the E9 property declaration on 1 January. In practice, the E9 is the foundation of every tax charge on the property.

Three practical conclusions follow. First, after a purchase you need to make sure the E9 has been updated in line with the deed and the surveys: area, floor, use and year of construction. Second, an error in the E9 does not stay in one year. On a sale the seller is usually asked to present an ENFIA certificate showing that the tax was declared and paid for the past five years, and that the property was properly included in the E9 in each of them. Third, a physical change to the property, such as a division, an extension or a change of use, requires an update of the E9 as well.

4When and how do you pay ENFIA from Israel?

You can pay in one instalment or in 12 monthly instalments. According to the Greek tax authority's March 2026 announcement, the 2026 assessments were published in mid-March, and the deadline for the first payment was 31 March 2026. The number of instalments rose to 12 starting in 2025, instead of 10 before.

• The assessment is published in your myAADE account, so you need active access codes or a representative who tracks it for you.
• Payment is made by bank transfer with the payment code that appears in the assessment. The simplest way is to pay from the Greek bank account.
• Late payment creates a debt to the tax authority, and such a debt may delay the receipt of the tax certificate required for a sale.
• Set an annual reminder to check the assessment in March, even if you have opted for instalments.

5Which discounts and exemptions are relevant to an Israeli investor?

The discount most relevant to a non-resident is the insurance discount: up to 20% on a residential property insured against earthquake, fire and flood. Most of the other reliefs are intended for Greek residents and their main residence.

Economically, building insurance is in any case an expense that every property owner in Greece should have, as Greece is a country sensitive to earthquakes and fires. If the policy meets the conditions, the discount covers part of its cost. Make sure the policy specifies the three risks, and that the application is submitted on time.

6What other holding taxes and fees exist in Greece?

Beyond ENFIA, the owner of a property in Greece pays municipal fees collected through the electricity bill. A significant change in their structure is expected from 2027. In addition, there is a special tax that is relevant only to properties owned by companies.

• Local development fee (from 1 January 2027): According to PwC, Law 5314/2026 merges the municipal ownership fee (TAP) and the electrified premises fee into a single fee, at a rate of 0.30 to 0.70 per mille. From 1 January 2027 it will be collected through energy bills. If the tenant pays it, it is deducted from the rent, unless otherwise agreed in the contract. It is therefore worth checking this clause now in existing and new lease agreements.
• Cleaning and lighting fee for a vacant property not connected to electricity: A closed property whose electricity is disconnected is not exempt. The municipality calculates one tenth of the amount that would be paid if it were connected.
• Building committee and common expenses: These are not taxes, but they are part of the holding cost, and in buildings with an elevator, pool or concierge they can be significant. Ask the seller for confirmation that there are no building committee debts before the purchase.
• Building and contents insurance: As noted, advisable also because of the ENFIA discount.

7What changes when the property is held through a company?

A company pays the main ENFIA on each property, and in addition a tax on the aggregate value of all its real estate. Beyond that, the special real estate tax (ΕΦΑ) may apply to it, at 15% per year of the value for tax purposes. This tax was originally aimed at "offshore" companies, but it applies to corporations owning real estate in Greece generally, and exemption from it is not automatic.

According to professional sources, a corporation from the European Union or from a country with active exchange of information with Greece can obtain an exemption if it discloses its shareholders along the entire chain up to the individuals, and each of them has an AFM. A structure that includes a trust requires separate analysis. The practical implication is clear: before deciding to buy a property in Greece through an Israeli company, or through a Greek subsidiary of an Israeli company, you need to map the ownership chain and prepare the disclosure documents in advance. 15% a year is a charge that wipes out yield.

8Can ENFIA be offset against tax in Israel?

Not as a tax credit. The tax treaty between Israel and Greece applies, under its Article 2, to taxes on income. On the Greek side it lists the income tax on individuals and on corporations, and ENFIA is a property tax. ENFIA therefore does not qualify for a foreign tax credit under Article 22 of the treaty. If the rental income from the same property is taxed in Israel under the regular track, it may be possible to deduct ENFIA as a current expense of the property. Under the reduced tax track for rental income from abroad, expenses are not deducted other than depreciation. We cover the Israeli taxation of rent from Greece in a separate article.

9Annual calendar for a property owner in Greece

10What to do before signing, and how we accompany the process

The annual holding cost should go into the investment model even before signing, including ENFIA, fees, insurance and building committee charges. When we accompany a purchase in Greece, we check the ownership structure against the special real estate tax, confirm that there are no ENFIA debts or fees on the property, stipulate in the contract the allocation of the tax for the year of the transaction, and after registration confirm that the E9 has been properly updated. That way the annual tax remains a predictable expense and not a surprise.

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The information in this guide is general in nature and does not constitute legal or tax advice on any specific transaction. Every transaction is assessed on its own facts.