In brief
As of October 2026, an individual who sells property in Greece pays no capital gains tax, because the tax is suspended until 31 December 2026. The suspension has been extended repeatedly, but an extension to 2027 has not yet been enacted. In Israel, Article 13(1) of the tax treaty provides that a gain from the sale of real estate in Greece by an Israeli resident is taxed only in Greece. The sale itself requires a full document file: an ENFIA certificate for five years, the electronic identity certificate of the property, an energy performance certificate and a tax clearance. A sale can be carried out remotely, by power of attorney.
Key takeaways
- 1Capital gains tax on the sale of real estate by individuals in Greece is suspended until 31.12.2026. A further extension is under consideration, but as of October 2026 it has not been enacted.
- 2The suspension does not apply to companies: a company that sells a property pays corporate tax on the gain. Sales on a business pattern may also be taxed as business income.
- 3Article 13(1) of the treaty grants Greece exclusive taxing rights over a gain from the sale of real estate, and according to a professional analysis the Hebrew and English texts of this article are identical. The sale of shares in a Greek company is subject to a different rule.
- 4The seller's document file should be started months before the sale. An engineer's certificate on building violations is usually the longest step.
- 5After the sale you need to update the E9, close accounts and transfer the funds to Israel with full documentation.
Is capital gains tax paid in Greece on the sale of an apartment in 2026?
An individual does not pay. According to the PwC tax summary (updated September 2026), taxation of capital gains from the transfer of real estate is suspended until 31 December 2026, under Article 90 of Law 5162/2024. The suspension applies to individuals, including non-residents.
This suspension is not new. It has lasted for years and is repeatedly extended by legislation. In summer 2026 it was reported that the government is considering a further extension, for one or two years. However, according to the sources we checked, as of October 2026 an extension to 2027 has not been enacted. Anyone planning a sale should therefore work with two scenarios: an extension, or the return of the tax on 1 January 2027.
| Who is selling | Tax position in Greece, as of October 2026 |
|---|---|
| An individual, private sale of a property | Capital gains tax suspended until 31.12.2026 |
| An individual selling on a business pattern (for example frequent purchases and sales) | May be taxed as business income, and in some cases also subject to VAT. The suspension does not protect |
| A company | Does not benefit from the suspension. The gain is included in taxable income for corporate tax, which according to professional sources stands at 22% |
The suspension does not apply to companies: a company that sells a property pays corporate tax on the gain. Sales on a business pattern may also be taxed as business income.
What happens if the suspension is not extended?
The tax set out in the Greek tax code (Law 4172/2013) will apply again. According to professional sources, the rate is 15% of the gain, that is, the difference between the consideration and the acquisition cost plus related expenses. Various sources also describe exemptions and adjustments depending on the holding period, but we did not find a current official reference for them. We therefore do not rely on them in planning.
The practical implication: anyone about to sell in the last quarter of 2026, who wants certainty that the transaction falls within the current suspension, needs to work to a timetable that allows signing the notarial deed before the end of the year. As a rule, the transaction date for tax purposes is the date the deed is signed. Preparing the documents alone can take weeks, so anyone who starts in December starts too late.
Is tax paid in Israel on the gain from selling a property in Greece?
According to the tax treaty, no. Article 13(1) of the treaty between Israel and Greece provides that a gain derived by a resident of one State from the sale of immovable property situated in the other State “shall be taxable only in that other State”, that is, it will be taxed only in the State where the property is located. According to an analysis published by an Israeli law firm, the Hebrew and English texts are identical in this article. There is therefore no interpretive dispute here like the one that exists under Article 6, which deals with current income from the property.
It is important to understand the difference from the situation without a treaty. Under Israeli law, an apartment abroad is an “asset” under the Income Tax Ordinance, and not a “right in real estate” under the Land Taxation Law. It is therefore taxed under the capital gains chapter of the Ordinance, at a rate of up to 25% on the real gain, with a credit for foreign tax. Had the treaty granted Greece only a primary right to tax, then in a situation of suspension in Greece, with no foreign tax to credit, Israel would collect the full tax. It is the exclusive wording of Article 13(1) that prevents this result.
First, the rule applies to a direct sale of real estate. The sale of shares in a Greek company that holds the property is subject to Article 13(4) of the treaty, which allows Greece to tax under certain conditions but does not give it exclusivity. In such a case Israel also has a right to tax. Second, a treaty exemption does not exempt from reporting: according to professional sources in Israel, the sale of a property abroad is reported to the assessing officer within 30 days, and the exemption is claimed in that report. Third, rules against treaty abuse may apply to artificial structures, so the exemption should not be treated as “automatic” in every structure.
Which documents does the seller need to prepare?
The notary in Greece will not sign the deed without a full document file. Some of the documents are valid for a limited time, so preparation is timed according to the expected signing date.
| Document | What it confirms | Practical note |
|---|---|---|
| The original purchase deed (or deed of gift or acceptance of inheritance) | Your title to the property | For a property received by inheritance, the inheritance must be accepted and registered in your name before the sale |
| Extract and certificates from the registry (Ktimatologio) | The current registration and the absence of encumbrances | An active bank lien requires coordinating its removal on the signing day |
| Electronic identity certificate of the property and engineer's certificate | Conformity between the permit, the plan and the actual situation, and the absence of building violations | In many cases the longest step. A violation that is discovered must be regularized before signing |
| Energy performance certificate (ΠΕΑ) | The energy rating of the property | Mandatory for the deed, and valid for 10 years |
| ENFIA certificate | That ENFIA was declared and paid for the last five years, and that the property was included in the E9 | Gaps in the E9 of earlier years will surface here |
| Tax status certificate | That there are no debts to the tax authority relevant to the transfer | Will not be issued where there are income tax, ENFIA or fee debts |
| Topographic plan, floor plans and building permit | The physical and planning data | For older buildings it is sometimes necessary to locate the file at the municipality |
| Power of attorney with apostille and translation | The authority of the representative to sign on your behalf | A detailed power of attorney limited to the specific transaction |
What does the sale process look like, step by step?
- Preliminary check: registration status, permits, violations, ENFIA debts and fees, and the ownership structure. For a jointly owned property, the consent of all owners is needed.
- Pricing: examining the market price against the objective value, which serves as the basis for calculating the buyer's tax.
- Preparing the document file in parallel with marketing, and not after a buyer is found.
- Preliminary agreement and deposit: the buyer and his or her lawyer will carry out due diligence. Everything you regularize in advance therefore shortens the process.
- Payment of the transfer tax by the buyer before signing. This tax is imposed on the buyer and not on the seller.
- Signing the deed before a notary, in your presence or through an attorney-in-fact. The consideration is paid by bank transfer, and the means of payment are specified in the deed.
- Registration of the transfer in the registry by the buyer, and at the same time release of any lien.
- After the sale: removing the property from the E9, closing electricity, water and communications contracts, and settling building committee matters.
On the ENFIA for the year of sale: whoever was the owner on 1 January is liable for the assessment for the whole year. It is advisable to provide in the agreement whether the buyer will reimburse the seller for the proportionate share.
Can you sell a property in Greece without going to Greece?
Yes. A power of attorney signed in Israel before a notary, authenticated by apostille and translated into Greek, allows a lawyer in Greece to sign on your behalf. We draft a power of attorney that identifies the property, sets a minimum price and payment terms, and requires that the consideration be transferred directly to an account in your name. A general, open-ended power of attorney to sell “any property at any price” is an unnecessary risk.
What is important to know about transferring the money to Israel and about timing?
- Transferring the proceeds: The money is transferred from the Greek account to an account in your name in Israel. The bank in Israel will usually ask for the deed and the payment confirmations. Prepare them in advance, so that the transfer is not delayed by checks.
- Tax file in Israel: Keep the original purchase deed, the sale deed, the expense receipts and all correspondence. Even where the gain is exempt under the treaty, these documents support the report.
- Extension of the suspension: Follow the bill on the subject. If an extension is not enacted by the end of the year, a sale in January 2027 may be taxed in Greece.
- Expected change in the buyer market: In September 2026 the Greek government announced an intention to raise to 15% the transfer tax on purchases of apartments by citizens of non-EU countries who do not hold permanent resident status, from 1 July 2027 according to reports. As of the time of writing this is an announcement and not a law. If the change takes effect, it will affect some potential buyers, and a seller whose target audience includes such buyers needs to take this into account in the timing.
What to do before signing, and how we accompany the sale
A good sale in Greece starts with a ready document file and an informed decision on timing: the status of the suspension, the notary's timetable and the engineer's certificates. We check the property and the E9 history, draft a limited and safe power of attorney, coordinate with the lawyer and the notary in Greece, and together with the tax adviser in Israel build the reporting and the claim of the treaty exemption. This way the proceeds arrive in your account in Israel documented and clean.
The information here is general information, as of October 2026, and is not legal advice or tax advice for a specific case. The status of the capital gains tax suspension in Greece and tax rates may change within a short time, and should be checked close to the transaction date.
Frequently asked questions
Is there capital gains tax on the sale of an apartment in Greece?
For individuals, the tax is suspended until 31 December 2026 under Law 5162/2024. A further extension is under consideration but as of October 2026 has not been enacted. Companies do not benefit from the suspension, and a sale on a business pattern may be taxed as business income.
Does an Israeli who sells an apartment in Greece pay tax in Israel?
Under Article 13(1) of the Israel-Greece tax treaty, a gain from the sale of real estate in Greece is taxed only in Greece. An Israeli resident who directly sells a property in Greece should therefore not pay capital gains tax on it in Israel, even when the tax in Greece is suspended. The sale must still be reported and the exemption claimed.
What is different if the property is held through a company?
A company does not benefit from the suspension of capital gains tax in Greece. The sale of shares of a Greek company by an Israeli resident is subject to Article 13(4) of the treaty, which does not give Greece exclusivity. In such a case, taxation in Israel is also possible.
Which documents are needed to sell an apartment in Greece?
Among others: the purchase deed, an extract from the registry, the electronic identity certificate of the property with an engineer's certificate, an energy performance certificate, an ENFIA certificate for five years, a tax status certificate and the property plans. A non-resident also needs a power of attorney with apostille and translation, if he or she does not sign personally.
How long does it take to sell a property in Greece?
It depends mainly on the readiness of the documents and on finding a buyer. Preparing the file, in particular the engineer's certificate and regularizing violations, can take weeks or even longer. We therefore recommend starting it already at the marketing stage.
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- PwC Worldwide Tax Summaries - Greece, Individual: Income determination (capital gains suspension, Law 5162/2024)
- Convention between the Hellenic Republic and the State of Israel for the avoidance of double taxation (1995), English text - Article 13
- Adv. David Melnik - Real estate investment in Greece: tax analysis for Israeli investors
- bshcpa.co.il (CPA firm) - Sale of a residential apartment abroad: tax aspects
- Elxis - Legal requirements for selling Greek real estate in 2026
- To Vima / OT - Greece raises property transfer tax for third-country nationals (8 Sept 2026)
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.