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Greek Real Estate: What Changes to Expect in 2026

Real Estate

02.01.2026

Beachfront Mansion in Kokkini Hani

Greece is entering a period of significant legal and tax reform that will affect homeowners, buyers, and investors throughout 2026. From new property tax rules and updated Golden Visa regulations to the largest inheritance law reform in 80 years, these changes aim to modernise the real estate sector and create a more transparent, stable environment. Below is a concise overview of the most important updates to be aware of in the new year.

Property and Rental Taxation Changes Coming in 2026

The government has introduced several reforms to simplify taxation and reduce inequality between property owners. The most relevant updates:

1. Rent Payments Via Bank

Rent will have to be paid by bank transfer rather than in cash. This was originally set for January 2026 but has been postponed to October 2026 to give owners and tenants time to register their bank details (IBAN) with the tax authority, AADE. Once it applies:

  • Tenants who do not pay through a bank lose access to certain housing benefits, including a rent subsidy worth up to €800 a year.

  • Owners who keep taking cash lose the automatic 5% deduction on their declared rental income.

2. New Intermediate Tax Bracket for Rental Income

To smooth the jump between tax bands, a new bracket is introduced, giving fairer treatment to mid-range landlords:

  • Up to €12,000: 15%

  • €12,001 to €24,000: 25%

  • €24,001 to €36,000: 35%

  • Over €36,000: 45%

This removes the steep jump from 15% straight to 35%.

3. Property Tax Reductions For Rural Areas

At the 89th Thessaloniki International Fair in September 2025, the government announced measures to encourage life in small settlements. In 2026, ENFIA for primary homes in villages of under 1,500 residents is reduced by 50%. In 2027, it will be abolished entirely for these homes.

4. VAT Suspension On New Construction

Developers can still request a VAT suspension on new-build homes through 2026, meaning buyers pay only the 3.09% transfer tax on properties with suspended VAT, rather than 24% VAT.

5. Freeze On Objective Property Values

Objective (tax-assessed) values remain unchanged until 2027, which prevents sudden increases in ENFIA and transfer tax.

6. Other Tax Relief Measures

  • A three-year tax exemption for owners who let out previously empty properties (vacant for 36 months or more).

  • A 30% reduction in imputed income (τεκμήρια).

7. Golden Visa: A major Update Unblocks Thousands of Applications

In November 2025, the government published a ministerial decision that clarified how several types of property qualify for the Golden Visa, after months of frozen applications affecting thousands of cases. The new rules allow:

  • Commercial-to-residential conversions, with certified engineering documentation

  • Listed and heritage buildings

  • Plots of land combined with construction, where the investment meets the threshold and a building permit exists



The investment thresholds depend on the area, with a higher level in high-demand locations and a reduced level for special categories such as listed buildings and conversions. These figures are set in law and can change, so confirm the current amounts with us. The decision also clarified the renewal rules, confirmed that Golden Visa properties cannot be used for short-term rentals, and introduced standardised documentation to speed up processing.

8. The Largest Inheritance Law Reform in 80 Years (Effective September 2026)

Greece has also passed a sweeping modernisation of its inheritance law, aimed at fairness, clarity, and far less bureaucracy. Key points:

Inheritance contracts (new). Legally binding agreements made during your lifetime. They can be governed by foreign law, which is useful for families with multiple properties or international heirs.


End of personal liability for inherited debts. Heirs are no longer personally responsible for the deceased's debts unless they choose to accept them. Creditors can claim against the estate, not the heir's own assets.


Recognition of long-term partners. Unmarried partners may gain inheritance rights after three years of cohabitation or shared children, bringing Greek law closer to EU norms.


Digital transformation. The new platform, diathikes.gr, cuts the time to publish a will from months to three to seven days.


For owners, these changes mean smoother inheritance procedures, fewer legal risks, and greater long-term security when passing on assets.

9. Updated campervan rules

Greece's campervan rules are now clearer on where travellers can park and stay. Parking is permitted in designated areas, municipal or private lots, and licensed campsites. Overnight stays are allowed only inside the vehicle, without setting up an external campsite. Campervans longer than 7.5 metres may not stay in residential areas for more than 24 hours, and parking near beaches, forests, or archaeological sites is allowed only where signage permits it. Fines for breaches range from €300 to €3,000.

10. New building rules for small settlements

A presidential decree issued in 2025 updates the building rules for settlements with fewer than 2,000 residents. It classifies villages into development zones and settlement types, each with its own building requirements, minimum plot sizes, and frontage rules. Coastal areas now have stricter protection, including a mandatory 15-metre distance from the shoreline for new construction. Expansion of settlement boundaries is tightly controlled, allowed only where documented population growth supports it, not tourism demand. Existing homes are generally unaffected, but anyone planning to build should consult a licensed engineer, as these rules may significantly affect future options.

How These Changes Affect Property Buyers and Owners

Together, these reforms on tax, the Golden Visa, and inheritance point to a more transparent, modern, and investor-friendly framework in Greece. For both international buyers and homeowners, understanding the changes early helps with planning, smoother transactions, and long-term security. In short, the Greek real estate market is expected to enter a phase of maturity and stability in 2026.

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