Real Estate Transfer Taxes in Greece: Declarations Now Possible Online

The Hellenic Independent Authority for Public Revenue (AADE) has moved the property transfer process online. Declarations for the change or termination of property rights have become digital, according to Tovima.

Physical visits are no longer required, and documents can be submitted via the myPROPERTY platform. Applications for transferring property rights must be processed within a maximum of 60 days. If additional documents are needed, taxpayers are asked to provide them within 15 days.

Digital submission is available for initial declarations concerning real estate transfer taxes in areas under the Objective Value Determination System (APAA) as well as for properties outside this framework.

The platform also allows users to submit applications to cancel the drafting of notarial acts for the establishment, modification, or termination of property rights.

If electronic submission is impossible due to technical issues, declarations must be filed in paper form at the competent tax office/KEFOK through the "My Requests" application.

Declarations are prepared by certified notaries, who draw up the relevant act describing the current state of the properties and any changes. The notary also indicates the property value using valuation sheets (FYAA) or market prices for properties not included in the system, as well as any applicable legal exemptions. The filing date is considered the date of the last entry. The document must be submitted either by the taxpayer or their legal representative using TAXIS credentials.

If the parties do not reach an agreement before the declaration is finalized, the notary may delete the temporary application from the system. If disputes arise afterward, there is an option to “Cancel the declaration due to the absence of an agreement” if the contract was never signed and its number and date were not entered into the system.

The cancellation request is forwarded to the competent authority for review. After approval by an official, a document (AFEK) is issued, enabling the taxpayer to reclaim any paid tax.

The digital format speeds up real estate transaction processes. It is also expected to reduce corruption risks. The platform’s functionality is planned to be expanded under the government’s digital information program.

However, Greece’s property market still faces challenges regarding affordability for local residents, even as tax incentives for foreign investors remain in place. For example, the non-dom program allows foreign nationals to transfer their tax residency to Greece if they invest at least €500,000 over three years. Investments may be made in real estate, stocks, or bonds. Participants are granted residence permits and are exempt from standard tax rates, instead paying a fixed annual amount of €100,000 on their entire foreign income. This regime can last up to 15 years.

Special conditions also apply to foreign retirees relocating to Greece—a flat tax rate of 7% for ten years. To qualify, individuals must spend at least 183 days annually in Greece, must not have been Greek residents in five of the past six years, and must be citizens of a country with a double taxation avoidance treaty with Greece.

To counter rising property prices driven partly by foreign investors, the Greek government increased the financial requirements for the Golden Visa program, which grants residence permits without tax benefits. Since 2024, minimum investment amounts in popular areas—Athens, Thessaloniki, Mykonos, and Santorini—have been raised to €800,000. In less sought-after regions and for converted commercial properties, thresholds are €400,000 and €250,000, respectively.

Another potential measure is a large-scale initiative aimed at reducing the number of vacant properties, currently estimated at around 600,000. Tax measures may be tightened for owners of such assets. Further details of these new policies are expected in September, including potential modernization of the real estate registry system.