Greece's 15% Property Tax on Non-EU Buyers: What Greeks Abroad Need to Know
If you have been thinking about buying a home in Greece, maybe an apartment in Athens or a stone house in your family's village, the rules are about to change for many foreign buyers. Greece plans to raise the property transfer tax on homes bought by people from outside the European Union from 3% to 15%, starting July 1, 2027. According to a report published today by OT.gr, the measure is expected to be voted on in the coming days, and real estate professionals say non-EU buyers are already rushing to close deals at the current rate.,
For the Greek diaspora, the headline number sounds alarming. The good news is that the government has said Greeks living abroad will be exempt. The catch is that nobody yet knows exactly how "Greek" will be defined in the final law, and that detail could be worth tens of thousands of euros to your family.
What the new 15% transfer tax covers
Prime Minister Kyriakos Mitsotakis announced the measure at the Thessaloniki International Fair in early September as part of a wider housing affordability package. Since then, the Finance Ministry has narrowed it considerably. As Kathimerini's English Edition reported, the higher rate will apply only to residences bought by individuals. Purchases made through companies fall outside it, and so do expatriate Greeks (omogeneis) and long-term residents who live in Greece at least six months a year.
Based on the details released so far, these are the main points:
The rate on qualifying home purchases rises from 3% to 15%.
It is scheduled to start on July 1, 2027, not in January as some early reports said.
It targets houses and apartments. Land plots and commercial property such as shops are not included at this stage.
EU and EEA citizens, Greek citizens, people of Greek descent and long-term residents are expected to be exempt.
The government's goal is to cool housing prices in cities like Athens, where foreign demand has pushed costs beyond what many locals can afford. Bank of Greece figures cited by OT.gr put foreign direct investment in Greek real estate at about €2.05 billion in 2025, out of roughly €23.5 billion in total property transfers. Migration Ministry data on the Golden Visa show buyers from China (12,664 permits), Turkey (5,104) and Lebanon (1,169) leading the way, and our Athens Golden Visa guide explains why the capital draws so much of that demand.
Why the diaspora exemption is not automatic
Here is where Greeks abroad need to pay attention. Officials have repeatedly said omogeneis will not pay the higher rate, but the bill text had not been published at the time of writing, and the descriptions so far are not consistent. Some statements refer to buyers who are citizens of non-EU countries, while the draft 2027 budget reportedly refers to tax residents of non-EU countries. Which wording makes it into law will decide who qualifies.
As The Greek Herald pointed out, the real question is how diaspora status will be defined and proven. A Greek American, Greek Canadian or Greek Australian who already holds Greek citizenship is an EU citizen, which should place them firmly outside the new tax. Someone with Greek parents or grandparents who was never registered with a Greek municipality is in a far less certain position. Ancestry alone may not be enough if the law asks for documents.
The difference is large. Neos Kosmos ran the numbers on a €400,000 home: at 15% the transfer tax would be €60,000, compared with €12,000 at 3%. That €48,000 gap alone is a strong reason to sort out your Greek citizenship before you buy.
What Greeks abroad should do now
If you plan to buy property in Greece in the next few years, the smartest move is to confirm your legal status well before you sign anything. Practical steps to take now:
Check whether you are already Greek. Many children and grandchildren of Greek emigrants are Greek citizens by law but have never been registered. Our Greek citizenship checker is a quick place to start, and who qualifies for citizenship by descent explains the rules.
Find your family's municipal record. Locating a parent's or grandparent's entry in the dimotologio (municipal registry) is often the key to proving descent. Here is how to know if your Greek ancestor was registered.
Get your Greek tax number. You need an AFM (Greek tax identification number) for any property purchase, and it helps with inheritance and banking too.
Start early. Registration can take months, so read how long Greek citizenship takes before you set a purchase date.
Watch the final bill. Details such as which date counts (the preliminary agreement, the notarial deed or the tax payment) could change before the law is passed.
If you are not of Greek descent and plan to buy through the Golden Visa program, the picture is murkier still. Greek press reports suggest that how the 15% tax will interact with Golden Visa purchases has not been settled, so get advice before committing. Our explainer on whether Americans can get the Greek Golden Visa covers the basics.
How GetGreece can help
GetGreece helps Greeks abroad handle all of this remotely, by power of attorney, without flying to Greece. Our team can search your family's municipal records, prepare your Greek citizenship registration, obtain your AFM, set up tax representation, and support you when buying or selling property in Greece. If the new tax has you rethinking your plans, now is a good time to get your paperwork in order.
For more background, read our guides on how to buy property in Greece, Greek citizenship by descent, property ownership rights for Greek citizens, proving Greek ancestry and financing a property purchase in Greece. If you are weighing the residency route, see our Golden Visa services.
Photo: Giorgoos, public domain, via Wikimedia Commons.
