Property Taxation

The taxation of Inheritances, Donations and Parental Benefits was regulated by Law 2961/2001 and later by Law 5219/2025 (FEK A’ 130/18-07-2025 – Property Tax Code – Part B).

According to this law, any individual or legal person or legal entity that acquires property through death, donation or parental gift is subject to tax.

Scope of the tax

In the cause of death tax is levied to:

1. a) Any type of property located in Greece, belonging either to Greek nationals or to foreigners.
2. b) Tangible or intangible movable property located abroad belonging to a Greek national, regardless of their place of residence, as well as to a foreigner residing in Greece, subject to the provisions of subparagraph (c) of paragraph 2 of Article 75.

Taxable Person

The person liable to tax is the beneficiary of the acquisition, in the case of several beneficiaries each according to the property acquired.

The beneficiaries of the inheritance, depending on their relationship to the deceased, are classified in three categories A, B and C.

Category A includes:

• the deceased’s spouse or the person who had entered into a cohabitation agreement with the deceased.
• the person who – pursuant to the provisions of Law 3719/2008 (A’ 241) – had entered into a cohabitation agreement with the deceased which was terminated by the death of the deceased, provided that the cohabitation lasted at least two (2) years
• the first-degree descendants (Children from a lawful marriage or a cohabitation agreement as per the above cases; children born out of marriage with respect to the mother; children voluntarily or judicially recognized by the father; children recognized following a subsequent marriage or cohabitation agreement, or judicially recognized by both parents),
• the second-degree descendants by blood and
• the first-degree ascendants by blood.

Category B includes:

• the descendants of the third and subsequent degrees of blood,
• the ascendants by blood of the second and subsequent degrees,
• the voluntarily or judicially recognised children vis-à-vis the ascendants of the father who recognised them,
• the descendants of the recognised person vis-à-vis the recognised person and his/her ascendants,
• brothers and sisters (half-brothers or half-sisters),
• the third-degree blood relatives by collateral descent,
• the stepfathers and stepmothers,
• the children from a previous marriage of the spouse or a previous cohabitation agreement,
• the children by affinity (sons and daughters-in-law) and
• the ascendants by affinity (mothers-in-law and fathers-in-law).

Category C includes any other relative of the deceased by blood or affinity or exotic.  

Tax-Free Limits and Tax Rates

The acquisition of all kinds of property on death is subject to tax, calculated according to the following tax scales and depending on the category to which the beneficiary of the acquisition belongs:

For Category A:

For Category Β:

For Category C:

Tax Exemptions

The following tax exemptions apply: 

• Acquisitions, if the beneficiaries are the State and foreigners under the condition of reciprocity, if their exemption from tax is provided for by international conventions.
• • The acquisition of ships, shares, or interests of domestic or foreign companies owning ships under the Greek or foreign flag with a gross tonnage exceeding one thousand five hundred (1,500) tons, as well as the acquisition of shares or interests in holding companies that directly or through intermediate holding companies hold shares or interests in the aforementioned ship-owning companies.
  • A monetary deposit in a credit institution, in euros or foreign currency, held jointly in the name of two (2) or more co-holders, as well as joint accounts of other financial products domestically or abroad, regardless of the residence of the co-holders, upon the death of any of them, for all surviving co-holders, to whom it passes automatically, and until the last of them.
  • The movable property located in a foreign country of a Greek citizen who has been resident there for at least five (5) consecutive years.
  • Assets that had come to the deceased by donation or parental benefit from his/her parents and are inherited by them.
  • The acquisition of assets, up to the amount of four hundred thousand (400,000) euros per beneficiary, if the beneficiaries are the spouse and minor children of the deceased. The exemption for the surviving spouse or the partner in a cohabitation agreement is granted if the partnership lasted at least five (5) years.
  • The inheritance which accrues to the spouse or the partner in a cohabitation agreement, children, parents or siblings of a serviceman who died during, in the course of and because of service.
  • The assets of the deceased who passed away due to the Tempi railway accident on February 28, 2023.

Acquisitions due to death are taxed separately at a rate of 0,5%, if the beneficiaries are:

• Public law legal entities, Local Government Organizations, sacred temples, holy monasteries, the Holy Community of the Holy Sepulchre, the Holy Monastery of Mount Sinai, the Ecumenical Patriarchate of Constantinople, the Patriarchate of Jerusalem, the Patriarchate of Alexandria, the Church of Cyprus, the Orthodox Church of Albania, and
• Non-profit legal entities, which exist or are legally established in Greece or in another member state of the European Union or the European Economic Area, as well as other corresponding foreign entities with the condition of reciprocity and the assets of article 50 of Law 4182/2013, if they pursue proven national or religious or charitable or educational or cultural purposes or generally beneficial to society in whole or in part.

Exemption for first dwelling on acquisition on death

 
A dwelling or a plot of land acquired on death by a spouse or a partner in a cohabitation agreement or a child of the deceased in full ownership, wholly or partially, is exempt from tax, if the heir or legatee or his/her spouse or partner in a cohabitation agreement or any of his/her minor children do not have the right of full ownership or usufruct or occupancy of a dwelling or an ideal share of a dwelling that meets the housing needs of his/her family or the right of full ownership of a building plot or an ideal share of a building plot, which corresponds to a surface area of a building that meets their housing needs and is located in a municipal or communal district with a population of more than three thousand (3. 000) inhabitants. The housing needs are considered to be covered if the total surface area of the above properties and the other corresponding inherited properties is seventy (70) square meters  or ninety (90) square meters for the beneficiary with a disability of at least sixty-seven percent (67%), increased by twenty-five (25) square meters for each of the first two children and by thirty (30) square meters for the third and each subsequent child under the custody of the beneficiary, and by forty-five (45) square meters for each dependent child of the exemption beneficiary with a disability rate of at least sixty-seven percent (67%), regardless of their age.

The beneficiaries of the exemption are Greeks and citizens of member states of the European Union and the countries of the European Economic Area (EEA).

The exemption is granted for an amount of value:

• Dwelling up to two hundred thousand (200,000) euros for each minor or unmarried heir or legatee and up to two hundred fifty thousand (250,000) euros for each married or partner in a cohabitation agreement and divorced or partner in a dissolved cohabitation agreement or widowed or unmarried parent who has custody of their children. This amount is increased by twenty-five thousand (25,000) euros for each of their first two children and by thirty thousand (30,000) euros for the third and each of their subsequent children, if the beneficiary heir or legatee receives only one dwelling in full and full ownership and not an undivided share.

The amount of the exemption includes the value of a car parking space and a storage space, for a surface area of up to twenty (20) square meters each, if they are located in the same property and acquired at the same time.

Plot of land up to fifty thousand (50,000) euros for each minor or unmarried heir or legatee and up to one hundred thousand (100,000) euros for each married or partner in a cohabitation agreement and divorced or widowed or partner in a dissolved cohabitation agreement or unmarried parent, who have custody of their children. This amount is increased by ten thousand (10,000) euros for each of their first two children and by fifteen thousand (15,000) euros for the third and each of their subsequent children, if the beneficiary heir or legatee receives only one plot of land in full and full ownership and not an undivided share.

A spouse who is separated and has filed a petition or divorce action at least six (6) months prior to the time of the cause of death is also entitled to the unmarried spouse’s exemption. If the spouse has custody of the minor children of the family, he/she is entitled to the married’s exemption. If the marriage is not dissolved by divorce within five (5) years from the date of death of the estate, the exemption granted shall be revoked and the relevant tax shall be paid.

Scope of the tax

For tax imposition purposes, the acquisition of property due to a donation is deemed to be the property derived from a donation constituted in accordance with the provisions of the Civil Code, and from any grant, concession or transfer of any asset without consideration, even if no document has been drawn up.

Donation tax is levied on:

1. a) the property of any nature in Greece that is donated,
2. b) the general movable property of a Greek citizen located abroad, which is donated,
3. c) the general movable property of a foreign national located abroad, which is donated to a national or a foreigner who is domiciled in Greece,
4. d) the movable property which is delivered before the death of the ascendant to the descendants on the basis of an inheritance contract.

The acquisition of property for parental benefit means the provision of property to a child by either of the child’s parents, either for the purpose of establishing or maintaining economic or family independence or for the purpose of starting or continuing a business, up to an amount not exceeding the amount required by the circumstances.

In the acquisition by reason of donation or parental benefit, any previous inter vivos or mortis causa donations and parental benefits from the same donor to the same donee, or from the same parent to the same child, shall be taken into account.

Taxable Person

The person liable to pay the tax is the donee in the case of a donation, or the child in the case of a parental benefit.

Time of incurrence of Tax Liability

The tax liability arises at the time when the deed of donation or parental benefit is drawn up. In the case of a transfer of movable property, if the delivery of the object of the donation or parental benefit was made without a contract being drawn up or if the contract was drawn up after the delivery of the object of the donation or parental benefit, the tax liability arises at the time of delivery.

In the case of a donation mortis causa, the tax liability arises at the time of the donor’s death, provided that there is no other suspensive condition. In the case of a transfer of real estate by reason of donation through a private agreement (irregular legal act), the tax liability arises at the time the tax return is submitted.

Tax-Free Limits and Tax Rates

The acquisition by donation or parental benefit of any property other than monetary amounts  by donors who fall under categories A and B and C are subject to tax, calculated on the basis of the tax scales applicable to acquisitions on death.

The acquisition of monetary amounts by donation or parental benefit is subject to tax, which is calculated independently at a rate of ten percent (10%) for beneficiaries belonging to category A, at a rate of twenty percent (20%) for beneficiaries belonging to category B and at a rate of forty percent (40%) for beneficiaries belonging to category C.

In particular, the parental benefit or the donation to persons falling under category A of any asset, as well as the parental benefit or the donation of monetary amounts to the above persons, which is carried out by transferring money through financial institutions, are subject to tax, which is calculated at a rate of ten percent (10%), after the deduction of a one-time tax-free amount of eight hundred thousand (800,000) euros.

Tax Exemptions

Ι. The following cases of acquisition of a first dwelling are exempt from tax:

 In the case of acquisition by parental benefit in full and full ownership, subject to certain terms, conditions and restrictions:

1. a) dwelling, an amount up to two hundred thousand (200,000) euros for each adult unmarried beneficiary is not subject to tax. This amount is two hundred and fifty thousand (250,000) euros for married or partner in a cohabitation agreement and divorced or partner in a dissolved cohabitation agreement or widowed or unmarried parents who have custody of their children, plus twenty-five thousand (25,000) euros for each of their first two children and thirty thousand (30,000) euros for the third and each of their subsequent children,
2. b) plot of land, the amount of up to fifty thousand (50,000) euros for each unmarried beneficiary is not subject to tax. This amount is one hundred thousand (100,000) euros for married or partner in a cohabitation agreement and divorced or partner in a dissolved cohabitation agreement or widowed or unmarried parents who have custody of their children, plus ten thousand (10,000) euros for each of their first two children and fifteen thousand (15,000) euros for the third and each of their subsequent children. The amount of the exemption includes the value of a car parking space and a storage space, for a surface area of up to twenty (20) square meters each, if they are located in the same building and are acquired at the same time.

If the dwelling or the plot of land is jointly owned by both parents, an exemption is granted if the acquisition is made at the same time and with the same notarial deed.

ΙΙ. Exempt from tax are:

• Donations, provided that the beneficiaries are the Hellenic State or foreign entities on the basis of reciprocity, where their exemption from tax is provided for by international conventions.
• Benefits or allowances paid, in a lump sum or periodically, by insurance institutions or funds due to the death of the insured, to the surviving spouse or the surviving partner under a cohabitation agreement, the children, the parents, and the unmarried sisters of the deceased..
• The transfer without consideration of movable or immovable property by the State, municipalities or legal persons under public law to any third party.
• The transfers without consideration of shares and other securities, with any further conditions, which are carried out by or to the Hellenic State.
• Donations of any kind up to the amount of €500,000 (in total per beneficiary), paid either as a lump sum or periodically to support the spouse or partner in a cohabitation agreement, children, and parents or siblings of unmarried or non-cohabiting members of the Armed Forces and Security Services who lost their lives in the line of duty, provided that such donations are made solely due to that fact.
• Donations of movable assets located abroad at the time of the donation, made by a Greek national who has been residing abroad for at least ten (10) consecutive years and, in the event of his / her relocation to Greece, no more than five (5) years have elapsed since such relocation, unless the Tax Administration proves that these assets were acquired within the last twelve (12) years in Greece.
• Donations of movable assets located abroad at the time of the donation, made by a Greek national who has been residing abroad for at least twenty (20) consecutive years and has not relocated to Greece at the time of the donation.
• Donations and contributions in kind or in cash to the body implementing humanitarian and development aid actions within the framework of the country’s international commitments, provided that they are made for the implementation of these actions.

Real Estate Transfer Tax

All matters relating to the imposition of real estate transfer tax that were initially regulated by Law 1587/1950 are now regulated by Law 5219/2025 (Property Tax Code).

Scope of the tax

Tax is imposed on the value of any transfer for a valuable consideration of ownership of real estate or of other rights in rem over real estate located in Greece.

Taxable Person

Transfer tax on the transfer price indicated in the contract is payable by the buyer. In the case of a transfer by auction, the transfer tax shall be borne by the highest bidder.

Tax Rates

1. The transfer tax on the ownership of real estate or real rights in rem over real estate is calculated at three percent (3%) on the taxable value thereof.
2. The real estate transfer tax is reduced to a quarter (1/4) in the following cases:

– An identical distribution of property between the co-owners. When at the time of distribution the distribution portions are not equal to the ideal portions, then a 3% tax is calculated on the price paid in addition for filling one or more portions. The same applies in the case of the creation of one or more partial joint ownerships, for the shares constituting these joint ownerships. In a further in-kind distribution of the real estate among the co-owners of the partial joint ownership, the tax payable on this new distribution is reduced by the amount of tax paid at the creation of the partial joint ownership.

– The dissolution of a general or limited partnership or a Limited Liability Company or private equity company and the transfer of the real estate of the company to its members in proportion to their share in the company. In the case of assignment of a company share during the last year before the dissolution of the company, the value of the real estate corresponding to the shares not assigned is reduced. Similarly, in the case of withdrawal of shares from the real estate assets of partners leaving the company, the tax is calculated on the value of the real estate or the portion thereof that exits the company’s assets.

3. The real estate transfer tax is reduced by half (1/2) in the following cases:

• Mandatory exchange of parts of adjacent plots in order to make them buildable.
• Merger of joint stock companies and cooperatives or acquisition of one or more companies by another which results in the transfer of immovable property or real rights thereto, subject to the legislation on the provision of tax incentives for business transformations.
• Expropriation for public benefit.
• Exchange of properties of equal value.

Tax Exemptions

Exemption from real estate transfer tax on the purchase of first dwelling that were initially regulated by Law 1078/1980, are now regulated by Law 5219/2025 (Property Tax Code).

Contracts for the purchase of a dwelling or plot of land by a married person or a partner in a cohabitation agreement or an adult single person are exempt from real estate transfer tax, where the purchaser or his / her spouse or the other partner in the cohabitation agreement or any of his / her minor children has no right of full ownership or usufruct or occupancy of a dwelling or an ideal share therein which meets the housing needs of his family, or a right of full ownership of a dwelling or an ideal share therein which meets the housing needs of his family, or a right of full ownership of a plot of land which can be built on or an ideal share of a plot of land corresponding to the area of a building which meets his/her housing needs and which is located in a municipal community with a population of more than 3.000 inhabitants. The definition of a plot is governed by the relevant urban planning regulations.

Exemption is granted:

        i.            For the purchase of a dwelling by a single person up to the value of two hundred thousand (200.000) euros, by a married person or by a partner in a cohabitation agreement up to the value of two hundred and fifty thousand (250.000) euros, while, by a married person or  a partner in a cohabitation agreement with a disability of at least 67% up to the value of two hundred and seventy-five thousand (275.000) euros. The above-mentioned  amounts shall be increased by twenty-five thousand (25,000) euros for each of his/her first two children and by thirty thousand (30,000) euros for the third and each of his/her subsequent children.      ii.            For the purchase of a plot of land by a single person up to the value of fifty thousand (50,000) euros, while by a married person or a partner in a cohabitation agreement up to the value of one hundred thousand (100,000) euros. This amount is increased by ten thousand (10,000) euros for each of his/her first two children and by fifteen thousand (15,000) euros for his/her third and each of his/her subsequent children.

In case of purchase of a dwelling, the amount of the exemption includes the value of a car parking space of 20 square meters and a storage space of 20 square meters, provided that they are located in the same property and are acquired at the same time with the same purchase contract.

The first dwelling exemption applies to real estate purchase contracts, provided that the purchaser permanently resides in Greece or intends to settle in Greece and belongs to the following categories of beneficiaries:

 a) Greeks, b) expatriates from Albania, Turkey and countries of the former Soviet Union, c) citizens of the Member States of the European Union and the European Economic Area.d) Recognized refugees, in accordance with the applicable legislation,
e) Third-country nationals who, pursuant to the applicable provisions, enjoy the status of long-term resident in Greece.”

General Information about ENFIA

The Single Real Estate Ownership Tax (ENFIA) is levied since 2014 in accordance with Law  4223/2013 and since 18/7/2025 in accordance with Law 5219/2025 (Property Tax Code).

ENFIA is levied on all types of rights in rem to real estate located in Greece and owned by physical or legal persons or legal entities of any kind on 1 January each year. The total amount of the tax is calculated as the sum of:

For individuals 

• The main tax, which is calculated on each property, taking into account its special characteristics, ie based on the geographical location, area, use, age, floor and number of facades of the building and
• The increase of the tax depending on the total value of the real estate of the natural person, but only if this value, exceeds the amount of 500,000 euros.

For legal entities

• The main tax, which is calculated on each property, taking into account its special characteristics, ie based on the geographical location, area, use, age, floor and number of facades of the building, and
• The additional tax, which is calculated on the total value of the real estate of legal person.

The tax clearance is settled electronically, without the obligation to file a return, based on the property status of the owner, natural or legal person, according to the data of the real estate declaration (E9), which are owned on 1/1 of each tax year.

Exemptions from ENFIA

Exempt from ENFIA rights to immovable property owned by:

• The State, the Fund for the Exploitation of the Private Property of the State (T.A.I.P.E.D.), the Hellenic Tourism Organisation (E.O.T.), the Public Real Estate Company (ET.A.D.) S.A., the Olympic and Heritage Committee and other legal entities under public law and non-profit legal entities under private law that meet specific requirements.
• Individuals residing on specific outlying islands with a population of less than 1.200 inhabitants.
• Legal persons and legal entities of the known religions and denominations referred to in par. 2 of Article 13 of the Constitution and are used for their own use for the fulfilment of their worship, religious and public utility work.
• Registered Civil Society Organisations for properties used exclusively for the fulfilment of their purposes.
• The Holy Monasteries of Mount Athos subject to the special constitutional status, texts inside or outside of Mount Athos.
• From the year 2027 the individuals, tax residents of Greece, whose main residence is located in settlements with a population of up to one thousand five hundred (1,500) inhabitants, according to the most recent population census, except for the Regional Unit of the Islands. Especially for the Region of Western Macedonia, the Regional Unit of Evros and the Municipalities of the Region of Central Macedonia, the Region of Eastern Macedonia and Thrace and the Region of Epirus that border the country, the limit of this case is set at one thousand seven hundred (1,700) inhabitants. The exemption concerns exclusively the rights over the main residence of the persons in this case located in these settlements and provided that the total value of one hundred percent (100%) of the full ownership of the residence calculated for the purposes of imposing the tax does not exceed four hundred thousand (400,000) euros. For the year 2026, the Single Real Estate Ownership Tax of the above individuals is reduced by fifty percent (50%).

Also, rights to properties for which there is a prohibition of any use (expropriation, reservation for public benefit or public use or for reasons of protection of monuments and antiquities, etc.) and for reasons of environmental protection are exempted. Additionally, buildings are exempted after the proportional plot of land, which are located in areas declared to be in a state of civil protection emergency due to earthquake, fire or flooding, etc.

For the year 2025 and henceforth, the reduction of EN.F.I.A. for residences of natural persons insured for earthquake, fire and flood, as long as the insurance covers the entire value of the property, is set at twenty percent (20%), provided that their taxable value does not exceed five hundred thousand (500,000) euros, and at ten percent (10%), if their taxable value exceeds five hundred thousand (500,000) euros.

Discount – Suspension of ENFIA Payment

A 50% or 100% discount is provided for the taxpayer, his/her spouse and dependent children of his/her family on the EN.F.I.A. if they are tax residents of Greece and specific cumulative conditions are met:

1. The amount of family taxable income.
2. The total surface area of the buildings to which the debtor, his/her spouse and dependent children of his/her family have rights.
3. The total value of the immovable property.
4. If the number of dependent children is equal to or exceeds three, or the taxpayer, the spouse or the party to the cohabitation agreement, or any of the dependent children in their family has a disability of eighty percent (80%) or more. (this specific criterion only refers to the 100% deduction).

A suspension of tax payments is also provided to legal entities if the following conditions are cumulatively met:

• The total turnover of the legal entity in the previous tax year does not exceed ten times the total tax.
• The total turnover has decreased by more than thirty percent (30%) compared to the previous fiscal year, and

The total turnover is taken as it results from an audit by the Tax Administration, which must be carried out within three months of the submission of an application.