Greek Property Tax (ΕΝΦΙΑ) for Foreign Owners 2026: Annual Liability and Reductions

Greek Property Tax (ΕΝΦΙΑ) for Foreign Owners 2026: Annual Liability and Reductions

ΕΝΦΙΑ (Ενιαίος Φόρος Ιδιοκτησίας Ακινήτων), the unified property tax introduced in 2014, is the recurring annual cost that every owner of a Greek property pays regardless of whether they earn rental income, regardless of nationality and regardless of where they live. For UK and US foreign owners running an Airbnb in Athens, Mykonos or Santorini, ΕΝΦΙΑ comes in two parts: a basic tax based on objective per-square-metre values plus a supplementary tax that bites when you hold multiple Greek properties. The 2026 schedule under Νόμος 5170/2025 added a 5% Athens centro surcharge that hits non-resident landlords disproportionately. This guide walks through the calculation, the per-zone rates, the foreign-owner deductions you can claim, the payment via myAADE from abroad and the annual cycle that must align with your E1 plus E2 income filings.

ΕΝΦΙΑ is computed by ΑΑΔΕ (Greek Independent Authority for Public Revenue) automatically each year from the data you previously submitted on E9 (Δήλωση Στοιχείων Ακινήτων, the Greek property register declaration). The amount is published on your myAADE account by mid-August. Payment is due in 8 monthly instalments August through March, or in one lump sum by 30 September with no discount. Late payment triggers 0.73 percent monthly interest plus enforcement against the property itself in extreme cases (the Greek state can place a lien on the property and block any future sale).

Basic ΕΝΦΙΑ: Per-Zone Rate on Objective Value

The basic ΕΝΦΙΑ is calculated by multiplying the property's objective value (αντικειμενική αξία) by a coefficient that varies by location, age, floor and amenity, then applying a per-zone rate from 0.10 to 1.15 EUR per square metre. The objective value is fixed by ΑΑΔΕ (last revaluation 2022, partial 2025 update for high-tourism zones) and is typically 50% to 80% of market value. The full computation engine is published on the ΑΑΔΕ portal but the practical effect is that an Athens centre apartment of 80 m2 attracts roughly 280 to 480 EUR of basic ΕΝΦΙΑ per year, while a Mykonos villa of 200 m2 with pool attracts 1,500 to 3,500 EUR.

The 2026 zonal rates following Νόμος 5170/2025 add a 5% Athens centro surcharge for properties in postal codes 105 51 to 105 60 and 117 41 to 117 45 (the historic centre, Plaka, Monastiraki, Syntagma, Kolonaki). The rationale is to fund infrastructure under the Athens moratorium. The economic incidence falls on owners regardless of whether the property is a permanent home or an Airbnb. A foreign owner of a 70 m2 apartment in Plaka now pays approximately 350 EUR ΕΝΦΙΑ basic plus 17.50 EUR centro surcharge equals 367.50 EUR per year.

Supplementary ΕΝΦΙΑ: The Multiple-Property Trap

If your total Greek property holdings (objective value sum across all properties) exceed 400,000 EUR, a supplementary ΕΝΦΙΑ kicks in on a progressive scale: 0.15% on the 400,001 to 500,000 band, 0.25% on 500,001 to 600,000, 0.50% on 600,001 to 700,000, 0.60% on 700,001 to 800,000, 0.70% on 800,001 to 900,000, 0.80% on 900,001 to 1,000,000, 0.90% on 1,000,001 to 2,000,000 and 1.00% above 2 million.

This is the silent trap for foreign investors who think of each property in isolation. A UK owner with a 250,000 EUR Athens apartment plus a 350,000 EUR Mykonos villa has a combined objective value of 600,000 EUR. The first 400,000 are exempt. The next 100,000 attract 0.15% (150 EUR). The remaining 100,000 attract 0.25% (250 EUR). Total supplementary ΕΝΦΙΑ: 400 EUR per year on top of the basic ΕΝΦΙΑ on each property. Add a third Crete house at 200,000 EUR objective and the supplementary jumps materially.

Foreign-Owner Deductions and Reductions

Greek law (art. 7 Νόμος 4223/2013 as amended) provides several reductions, but most are means-tested and require Greek tax residency. Foreign owners typically qualify for two:

• 50% reduction for vacant unfurnished property (art. 7B): if the property is vacant and not connected to electricity at the meter level for the entire year, you get a 50% reduction on basic ΕΝΦΙΑ. Practical for inherited properties not yet renovated, not for active STR.
• 10% disability reduction if a co-owner has 80 percent-plus disability certified by a Greek public hospital (rarely applicable for non-resident owners).

The income-based 50% to 100% reductions for low-income Greek tax residents are not available to UK or US tax residents because the ΑΑΔΕ income test references Greek-source income only and most foreign owners do not declare Greek personal income beyond rental property.

Payment via myAADE from London or NYC

ΑΑΔΕ publishes the ΕΝΦΙΑ assessment on your myAADE account by 15 August each year. You can pay in two ways: 8 monthly instalments by SEPA debit from a Greek bank account, or one lump sum by 30 September via SEPA, IRIS instant transfer or credit card. From abroad the SEPA route requires a Greek IBAN: Eurobank, Piraeus, Alpha and the National Bank of Greece all accept non-resident IBAN openings if you hold ΑΦΜ. Wise Multicurrency and Revolut Business work for Airbnb payouts but not always for ΕΝΦΙΑ direct debit because some non-Greek banks reject the SEPA Core mandate format that ΑΑΔΕ uses.

Lump-sum credit card payment is the workaround for foreign owners without a Greek IBAN. ΑΑΔΕ accepts Visa and Mastercard through the myAADE checkout (no surcharge as of 2026). The downside is cash flow: a 1,500 EUR Mykonos ΕΝΦΙΑ all in one go versus 8 monthly slices of 187.50 EUR by SEPA.

Worked Example: 2-Property UK Owner

A UK couple owns: a 70 m2 Athens centre apartment (Plaka, postcode 105 56) with objective value 220,000 EUR, plus a 180 m2 Crete villa (Heraklion, postcode 712 02) with objective value 380,000 EUR. Total holdings 600,000 EUR.

Component	Athens (EUR)	Crete (EUR)	Total (EUR)
Basic ΕΝΦΙΑ (per zone rate)	340	720	1,060
Athens centro 5% surcharge	17	0	17
Supplementary ΕΝΦΙΑ above 400k	n/a (joint)	n/a (joint)	400
Total annual ΕΝΦΙΑ	357	720	1,477
8-instalment monthly	n/a	n/a	184.62

The 1,477 EUR annual ΕΝΦΙΑ is fully deductible against gross rental income on UK SA106 (HMRC accepts foreign property tax as an allowable expense under standard property income rules). It is not deductible on the Greek E2 because Greek law treats ΕΝΦΙΑ as a property holding cost, not an income-related expense.

Frequently Asked Questions

If I sell the property mid-year, who pays ΕΝΦΙΑ for that year?

The owner on 1 January of the tax year pays the full year ΕΝΦΙΑ. There is no proration on transfer. In practice the συμβολαιογράφος (notary) at a sale typically arranges a pro-rata cash adjustment between buyer and seller as part of the closing statement, but the legal liability to ΑΑΔΕ stays with the 1 January owner.

Can I deduct ΕΝΦΙΑ on my UK Self Assessment foreign property pages?

Yes. ΕΝΦΙΑ is a property tax akin to UK Council Tax on a let property: HMRC accepts it as an allowable expense against gross foreign rental income on SA106. Document with the annual ΑΑΔΕ assessment downloaded from myAADE and the SEPA payment receipts.

What happens if I never declared the property on E9?

ΑΑΔΕ cannot bill you for ΕΝΦΙΑ until the property is on E9. Failure to file E9 within 30 days of acquisition (per art. 23 Νόμος 3427/2005) triggers fines of 100 EUR per property plus retroactive ΕΝΦΙΑ for missed years plus 0.73% monthly interest. ΑΑΔΕ cross-references with Κτηματολόγιο (Greek cadastre) automatically. Foreign owners who skipped E9 at purchase often discover the gap years later when ΑΑΔΕ sends a backdated assessment.

Does the 1953 UK-Greece treaty cover ΕΝΦΙΑ?

No. The treaty covers income tax and capital gains tax. Property taxes (UK Council Tax, Greek ΕΝΦΙΑ, Greek municipal δημοτικά τέλη) are out of scope. ΕΝΦΙΑ is therefore not creditable against UK income tax, but it is deductible as an allowable expense on SA106 (different mechanism, similar economic effect for higher-rate UK taxpayers).

What if my Greek IBAN is blocked because the bank closed my account?

ΑΑΔΕ continues to bill ΕΝΦΙΑ to your myAADE account. The 8-instalment SEPA fails (charged back) and the system reverts to one-time payment. Pay by credit card via myAADE or by manual SEPA push from your UK or US bank using the IBAN GR16 0110 ... that ΑΑΔΕ provides on the assessment notice. Resolve the bank account issue (typically a missing UBO declaration) within 6 months because ΕΝΦΙΑ unpaid for 12 months attracts a lien and can block any future property sale.

Is there a moratorium on ΕΝΦΙΑ for owners in red zones?

No. The Athens, Thessaloniki and island moratoriums apply to new ΑΜΑ issuance, not to ΕΝΦΙΑ. Properties in moratorium zones still owe full ΕΝΦΙΑ plus the 5% Athens centro surcharge where applicable. The moratorium reduces the future income-generation potential of the property without reducing the ΑΑΔΕ holding cost. Plan cash flow accordingly.

Need help projecting your annual ΕΝΦΙΑ across multiple Greek properties, optimising the 8-instalment versus lump-sum decision and ensuring the Greek IBAN setup works smoothly with ΑΑΔΕ SEPA debit from London or NYC? The Standard Package HostReady (Greece) includes an ΕΝΦΙΑ multi-property calculator, a UK SA106 expense schedule template, an Athens centro surcharge map and a Greek IBAN opening pack designed for UK and US tax residents holding 1 or more Greek properties.