Key takeaways
- ENFIA is Greece's annual property ownership tax.
- If you own property in Greece on 1 January, you are generally responsible for that year's ENFIA.
- ENFIA applies whether you purchased the property with a home loan or paid in cash.
- The amount payable depends on several factors, including the property's objective value, location, size and characteristics.
- After purchasing, ownership details must be correctly recorded with the Greek tax authorities through an E9 property declaration.
- ENFIA is just one of several ongoing costs to consider when owning property in Greece.
What is ENFIA?
ENFIA (ΕΝΦΙΑ), officially known as the Single Real Estate Ownership Tax, is an annual tax paid by owners of real estate in Greece. It applies to residential properties, apartments, houses, commercial buildings and land located in Greece.
Unlike council rates or municipal property taxes in some countries, ENFIA is a national tax administered by Greece's Independent Authority for Public Revenue (AADE). If you own property in Greece, you should expect to receive an annual ENFIA assessment.
Who needs to pay ENFIA?
In most cases, anyone who owns property in Greece on 1 January of a given year is liable for that year's ENFIA.
This applies regardless of where you live. Whether you're based in Australia, Canada, the United Kingdom, the United States or elsewhere, property ownership in Greece may result in an annual ENFIA assessment.
There are certain exemptions and discounts available under Greek legislation; however, these generally depend on specific eligibility criteria and individual circumstances.
How is ENFIA calculated?
One of the biggest misconceptions is that ENFIA is simply a percentage of the property's purchase price. In reality, the calculation is based on a range of factors, including:
- The property's objective value
- Location
- Size (square metres)
- Property type
- Age of the building
- Floor level
- Number of street frontages
- Total value of your Greek property holdings
Higher-value properties and larger property portfolios may also attract additional taxation under the current ENFIA framework. Because every property is different, there is no single ENFIA rate that applies to every purchase.
What is the objective value?
A key concept in the Greek property market is the objective value (antikeimeniki axia). This is a government-assessed value assigned to a property for taxation purposes.
Importantly, the objective value is not always the same as the purchase price or current market value. It is used in calculating several property-related taxes and fees, including ENFIA.
For this reason, two properties purchased for similar prices may have different annual ENFIA assessments depending on their objective values and individual characteristics. Understanding a property's objective value before purchasing can provide a better indication of its ongoing ownership costs.
When is ENFIA paid?
Each year, AADE issues ENFIA assessments electronically through the myAADE online portal. Property owners can view their assessment online and pay the tax either in instalments or, if preferred, as a single payment.
The payment schedule may change from year to year, so it is always advisable to check the current payment deadlines issued by AADE.
What happens after you buy? The E9 declaration
After settlement, your ownership details need to be recorded with the Greek tax authorities. This is done through an E9 property declaration, which records important information such as:
- Property location
- Ownership percentage
- Property type
- Size
- Acquisition date
- Ownership rights
The information contained in your E9 declaration is used to calculate your annual ENFIA assessment. Many modern property transactions completed through Greece's digital systems automatically populate much of this information; however, buyers should always ensure their property records are accurate.
Who pays ENFIA when buying a property?
Generally, the person who owns the property on 1 January is responsible for that year's ENFIA.
For example, if settlement takes place in June, the seller will generally remain liable for that year's ENFIA because they owned the property on 1 January. The buyer will typically become responsible for ENFIA from the following year, provided they own the property on 1 January.
Your lawyer can explain how this may be reflected within your purchase agreement.
Can you estimate ENFIA before buying?
Yes. Although only AADE issues the official annual assessment, an experienced accountant, lawyer or property professional can often provide an estimate before you purchase.
Obtaining an estimate can help you understand the expected annual ownership costs and incorporate them into your budget alongside your home loan repayments, insurance, utilities and maintenance expenses. This is particularly valuable when comparing multiple properties.
Can ENFIA be reduced?
Potentially. The Greek Government has introduced a number of ENFIA reductions over recent years.
For example, eligible residential properties that are appropriately insured against earthquake, fire and flood may qualify for an ENFIA reduction, subject to legislative requirements and eligibility criteria. Other exemptions or reductions may also apply depending on individual circumstances.
As these rules can change over time, it's always advisable to seek advice from your accountant or tax adviser regarding your specific situation.
Does having a home loan affect ENFIA?
No. Whether you purchase your property outright or finance it with a Greek home loan, ENFIA is calculated based on the property itself and your ownership. The amount you borrow has no impact on your annual ENFIA assessment.
What other ongoing costs should you budget for?
ENFIA is only one of the ongoing costs associated with owning property in Greece. Depending on the property, you should also consider:
- Building management fees (where applicable)
- Property insurance
- Utilities
- Maintenance and repairs
- Accountant fees (where required)
- Rental income tax (if the property is leased)
- Municipal charges included within utility accounts
Understanding these ongoing costs before purchasing will help you create a more accurate long-term budget.
Frequently asked questions
Is ENFIA paid every year?
Yes. ENFIA is an annual property ownership tax that is generally payable each year by owners of Greek real estate.
Do I pay ENFIA if I don't live in Greece?
Yes. ENFIA is based on property ownership, not where you live.
Does my home loan affect my ENFIA?
No. Whether you purchase with a home loan or cash does not change how ENFIA is calculated.
Can my lawyer or accountant estimate ENFIA before I buy?
In many cases, yes. An estimate can usually be provided based on the property's objective value and characteristics, helping you better understand the ongoing costs of ownership.
Need help buying property in Greece?
At GreekHomeLoans, we support local Greek residents, Greeks living abroad and international buyers throughout the property buying journey in Greece. Whether you're comparing home loan options, understanding borrowing capacity, planning your budget or navigating the purchase process from overseas, our team is here to help.
Through our International Buyer Services, we also assist eligible buyers with every stage of the purchase journey — property sourcing, professional introductions, and coordination with lawyers, accountants and trusted local partners — helping make buying property in Greece a smoother, more informed experience.
References & further reading
This article has been prepared using guidance published by the Greek Government and the Independent Authority for Public Revenue (AADE). For the most up-to-date information, refer to the official resources below: