ENFIA is Greece's annual property tax. It has two layers: a principal tax, broadly €2.5–16.25 per square metre depending on the zone and type of property, and a wealth surcharge that applies once a person's total property value exceeds €500,000 — the layer most relevant to luxury villa buyers. New 2026 coefficients factor in size, location and environmental criteria (a 5–10% discount for green buildings), and there is a 50% reduction for village-type residences, with a full exemption planned for 2027. For a typical Mykonos or Cyclades villa, expect roughly €3,000–€10,000+ per year. Confirm your exact assessment with a Greek tax adviser, as ENFIA is recalculated on official values and reliefs change.
How ENFIA is built: principal tax plus a wealth surcharge
ENFIA (the Unified Property Ownership Tax) is levied every year on property owned in Greece and is calculated in two parts. The principal tax is assessed per square metre, on a scale that runs broadly from €2.5 to €16.25/m² depending on the property's 'zone price' (the official value band for its location) and characteristics such as age, floor and frontage. For an ordinary apartment this principal tax is modest; for a large, high-zone villa it climbs. The 2026 reform introduced updated coefficients that weigh size, location and — newly — environmental performance, applying a discount of roughly 5–10% to certified green buildings.
The layer that matters most for GADAIT's clientele is the wealth surcharge. Once the total tax value of a person's Greek property exceeds €500,000, a supplementary tax applies on the excess, rising progressively with value. Because a single Cyclades trophy villa can sit well above that threshold on its own, luxury buyers frequently pay the surcharge even on one property. There are also targeted reliefs: a 50% reduction for qualifying village-type residences, with a full exemption for those signalled for 2027 — a deliberate policy to support depopulating rural areas rather than prime islands.
Worked example — a Mykonos / Cyclades villa
To make it concrete: a substantial villa in a high-value Cyclades zone — the kind of Mykonos, Paros or Santorini asset our clients buy — typically generates ENFIA in the region of €3,000 to €10,000 or more per year once the principal tax and the wealth surcharge are combined. The exact figure depends heavily on the official zone price, the built area, and whether the wealth surcharge bites, so two villas of similar market price can carry different ENFIA if their official values or locations differ. A green-certified new-build may shave 5–10% off the principal component under the 2026 coefficients.
The practical point for a buyer is that ENFIA is a genuine, recurring holding cost that should be modelled before purchase, not discovered afterwards — particularly for high-value single assets where the wealth surcharge applies. The band, surcharge threshold and reliefs here are drawn from AADE guidance and PwC's Greece tax summary and are directional; your precise ENFIA depends on the property's official value and must be confirmed with a Greek tax adviser, ideally using the actual property's tax data before you commit.
| ENFIA component | Basis | Typical impact |
|---|---|---|
| Principal tax | €2.5–16.25 / m² by zone & type | Scales with size & location |
| Wealth surcharge | Property value above €500,000 | Progressive; hits luxury villas |
| Green-building discount | Certified energy performance (2026) | ≈ −5% to −10% on principal |
| Village-residence relief | Qualifying rural homes | −50% (full exemption planned 2027) |
| Typical Cyclades villa | High-zone, above €500k value | ≈ €3,000–€10,000+ / year |
Directional only. ENFIA is recalculated annually on official (objective) values; the wealth surcharge and 2026 coefficients change the outcome materially. Confirm the exact assessment for the specific property with a Greek tax adviser.
Sources
Primary and expert sources behind this answer:
- AADE — Independent Authority for Public Revenue (Greek tax authority: transfer tax, ENFIA, capital gains, inheritance, short-term-rental AMA register) ↗
- PwC Worldwide Tax Summaries — Greece (capital gains suspension, ENFIA, inheritance tax bands) ↗
This page is general information, not legal or tax advice. Greek property, tax, letting and succession rules are technical and change frequently — several reliefs here (VAT suspension, capital-gains suspension) are time-limited to 31 December 2026. Every figure and rule here must be confirmed with a Greek lawyer (dikigóros), a notary (symvolaiográfos) or a tax adviser (logistís/forotechnikós) for your specific situation before you act.
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