Greek Real Estate: What Changes to Expect in 2026

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

1. Mandatory Rent Payments via Bank Starting January 1, 2026, all residential rental payments must be made via bank transfer. If rent is not paid through the banking system:

- Tenants lose access to certain housing benefits.

- Owners lose their 5% tax discount on declared rental income.

2. New Intermediate Tax Bracket for Rental Income

To smooth out the jump between tax categories, a new tax bracket is introduced, offering fairer taxation for mid-range landlords:

- Up to €12,000: 15%

- €12,001–€24,000: 25% (new bracket)

- Over €24,000: 35%

This eliminates the steep jump from 15% to 35%. You can read our related blog post for a more detailed overview and our complete guide on short-term rentals in Greece for property owners.

3. Property Tax Reductions for Rural Areas

The Greek government announced a series of changes at the 89th Thessaloniki International Fair in September 2025:

To encourage life in small settlements:

In 2026, the Property tax (ENFIA) for primary homes in villages under 1,500 inhabitants will be reduced by 50%.

In 2027, ENFIA for these homes will be entirely abolished.

4. VAT Suspension on New Constructions

Developers will still have the option to request a VAT suspension on new-build home purchases through 2026, meaning buyers will pay only 3.09% transfer tax on properties with suspended VAT.

5. Freeze on Objective Property Values

Property tax values (objective values) will remain unchanged until 2027, preventing sudden increases in property tax (ENFIA) or transfer taxes.

6. Other Tax Relief Measures

- Three-year tax exemption for owners who rent out empty properties (vacant for 36+ months).

- 30% reduction in imputed income (τεκμήρια).

7. Golden Visa: Major Update Unblocks Thousands of Applications

On November 11, 2025, the government published a landmark ministerial decision (No. 214926/2025) that finally clarifies how several types of property qualify for the Golden Visa. This comes after months of frozen applications, impacting 13,499 cases.

The new rules allow:

- Commercial-to-residential conversions (with certified engineering documentation)

- Listed/heritage buildings

- Plots of land in combination with construction, provided the investment meets the threshold and a building permit exists

Key thresholds remain:

- €800,000 for high-demand areas (Attica, Thessaloniki, Mykonos, Santorini and other islands with a population of over 3,100)

- €400,000 for the rest of Greece

- €250,000 for special categories such as listed buildings or conversions

The decision also clarifies renewal rules, prohibits short-term rental use for Golden Visa properties, and introduces standardised documentation to speed up processing.

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

In 2026, Greece is also preparing a sweeping modernisation of its inheritance law, aimed at fairness, clarity, and a dramatic reduction of bureaucracy.

Key highlights include:

Inheritance Contracts (New)

- Legally binding agreements made during one’s lifetime

- These can be governed by foreign law

- Useful for families with multiple properties or international heirs

End of Personal Liability for Inherited Debts

Heirs will no longer be personally responsible for the deceased’s debts unless they choose to accept liability. Creditors can only claim against the estate, not the heir’s assets.

Recognition of Long-Term Partners

Unmarried partners may gain inheritance rights after 3 years of cohabitation or sha.red children, bringing Greek law closer to EU standards.

Digital Transformation

The new platform diathikes.gr reduces the time needed to publish a will from months to 3–7 days.  For property owners in Greece, these changes mean smoother inheritance procedures, fewer legal risks, and greater long-term security when passing assets to the next generation

9. Updated Campervan Rules: What Travellers Need to Know

Updates to Greece’s campervan regulations brought clearer rules for where travellers can legally park and stay. As of 2025, parking is permitted in designated areas, municipal or private lots, and licensed campsites, while overnight stays are allowed only inside the vehicle and without creating an external campsite. Campervans longer than 7.5 meters may not remain in residential areas for more than 24 hours, and parking near beaches, forests, or archaeological sites is allowed only when signage permits it. These measures aim to protect natural landscapes, ensure fair enforcement, and prevent unauthorised camping, with fines ranging from €300 to €3,000 for violations.

10. New Building Rules for Small Settlements 

A new Presidential Decree issued in 2025 introduces updated building regulations for Greek settlements with fewer than 2,000 residents. The decree classifies villages into distinct development zones and settlement types, each with its own building requirements, minimum plot sizes, and frontage rules.

Coastal areas are now subject to stricter protections, including a mandatory 15-meter distance from the shoreline for new constructions. Expansion of settlement boundaries will also be tightly controlled, allowed only when supported by documented population growth, not tourism-driven demand. Existing homes are generally unaffected, but anyone planning to build on a plot should consult a licensed engineer, as these rules may significantly influence future development options.

These reforms on taxes, Golden Visa, and inheritance signal a significant shift toward a more transparent, investor-friendly, and modern real estate framework in Greece.

For both international buyers and homeowners in Greece, understanding these changes early will help with better planning, smoother transactions, and long-term security. In conclusion, the real estate market in Greece is expected to enter a phase of maturity and stabilisation in 2026.

For any question or inquiry you can contact our experienced team here and ask for legal consultation in Greek real estate here.