Non-Doms and Property Transfer Tax

May 25, 2025
Non-Doms and Property Transfer Tax

For non-dom individuals and foreign pensioners investing in real estate in Greece, understanding the Property Transfer Tax (Φόρος Μεταβίβασης Ακινήτων – ΦΜΑ) is essential. 

Whether you’re relocating under Greece’s non-dom regime, retiring on the 7% flat tax, or investing in a lifestyle property or Golden Visa, it’s important to know when tax exemptions apply—and what ongoing obligations remain.

When Property Transfer Tax Applies

All buyers—Greek or foreign, resident or non-resident—are generally liable to pay Property Transfer Tax when acquiring real estate in Greece. The tax rate is typically 3% of the objective property value, assessed by the tax office, and payable prior to finalizing the notarial purchase contract.

This obligation applies regardless of whether the buyer is a non-dom or a foreign pensioner benefiting from Greece’s favourable tax regimes. However, first-home exemptions may be available for eligible buyers.

Exemptions: Who Qualifies for Property Transfer Tax Relief?

Certain categories of foreign nationals can be exempt from property transfer tax when purchasing their primary residence in Greece, provided specific conditions are met:

  • EU/EEA citizens (including those from Norway, Iceland, and Liechtenstein) who permanently reside in Greece may qualify.
  • Greek citizens or EU/EEA nationals who do not yet live in Greece may also be eligible if they intend to establish residence within two years of the purchase.
  • Third-country nationals holding long-term resident status in Greece can also benefit from the exemption.

This relief is designed to support individuals genuinely relocating to Greece. It does not apply to holiday homes or investment properties.

Missed the Deadline?

If you claim the exemption but fail to establish residence in Greece within two years, you must declare this to the tax office within six months after the two-year deadline. You will then be required to pay the full property transfer tax retroactively, as set out in Article 23 (4,5) of Law 3943/2011.

Ongoing Obligations for Foreign Tax Residents

Owning property in Greece brings continued responsibilities, even if you live abroad and have no income sourced from Greece. These include:

  • Obtaining a Greek Tax Registration Number (AFM): This must be in place before the property purchase contract is signed.
  • Filing the E9 property declaration: This is a mandatory electronic form that records your real estate holdings in Greece.
  • Updating property records: Any change in ownership or property use must be reflected in your E9.
  • Paying property tax annually: Based on your E9 declaration, the  property tax (ENFIA) — both main and supplementary components—is assessed each year, just as it is for Greek tax residents.

Failing to file or update the E9 properly can result in administrative fines and issues with future property transactions. These obligations apply whether you’re a Greek citizen living abroad, an EU retiree, or a non-dom investor.

How TaxElements Can Help

At TaxElements, we help non-doms and foreign investors handle the full life cycle of property ownership in Greece:

  • Confirming eligibility for first-home tax exemption
  • Obtaining your AFM and appointing a tax representative (optional)
  • Preparing and filing the E9 tax filing form
  • Ensuring full compliance with Greek tax authorities (AADE)

Whether you plan to live in Greece full-time or simply hold property here, we ensure your tax affairs are in order—accurate, timely, and penalty-free.