The Comprehensive Guide to Annual Property Tax (ENFIA) in Greece

Reading time: 8 minutes

Table of Contents

• Introduction to ENFIA
• How ENFIA is Calculated
• Payment Options and Deadlines
• Exemptions and Reductions
• ENFIA for Foreign Property Owners
• Real-Life Case Studies
• Tax Optimization Strategies
• Future Changes to ENFIA
• Your ENFIA Compliance Roadmap
• Frequently Asked Questions

Introduction to ENFIA

Navigating property taxes in any foreign country can feel like deciphering an ancient script—particularly when it comes to Greece’s Unified Property Tax, known as ENFIA (Ενιαίος Φόρος Ιδιοκτησίας Ακινήτων). Whether you’re a current property owner or considering greek property for sale, understanding this annual tax obligation is crucial for your financial planning and compliance.

ENFIA was introduced in 2014 during Greece’s economic adjustment program, replacing previous property tax schemes. What makes it particularly noteworthy is its dual structure: a main tax based on individual property characteristics, plus a supplementary tax levied on owners whose total property value exceeds certain thresholds.

Here’s the straight talk: While property taxes exist worldwide, ENFIA has unique features that can surprise unprepared owners. Unlike some countries where property taxes primarily fund local services, ENFIA feeds directly into the national budget—a critical distinction affecting its implementation and future.

How ENFIA is Calculated

ENFIA’s calculation feels complex at first glance, but understanding its components demystifies the process. The tax consists of two parts: the main tax and the supplementary tax.

Main Tax Factors

The main tax calculation incorporates several property-specific elements:

• Zone Value: The government-determined property value based on location
• Surface Area: The property’s size in square meters
• Age Factor: Newer properties generally face higher taxation
• Floor Factor: Properties on higher floors may have different rates
• Usage Type: Residential, commercial, or land classifications affect rates
• Building Coefficient: The construction density allowed in the area

Consider this practical scenario: A 100m² apartment in Athens with a zone value of €1,500/m² would have a different ENFIA than an identical apartment in a smaller town with a zone value of €800/m²—potentially creating a substantial difference of several hundred euros annually.

Supplementary Tax Calculation

The supplementary tax applies when your total Greek property portfolio exceeds €250,000 in value. It’s calculated on a progressive scale from 0.15% to 1.15%, depending on total value. This creates a significant distinction: two owners might pay identical main tax amounts but vastly different total ENFIA bills if one exceeds the supplementary threshold.

Pro Tip: Property values for tax purposes (known as “objective values”) are often lower than market values. As of 2022, these values underwent significant revision—the first major update since 2007—affecting millions of properties.

Payment Options and Deadlines

ENFIA bills arrive each year in late spring, with the first payment typically due by the end of September. The tax can be paid in multiple installments—currently up to 10 monthly payments—offering flexibility for your financial planning.

Payment methods include:

1. Online through Greek banking portals
2. Direct bank transfers
3. In-person at certain Greek banks
4. Through tax representatives for foreign owners

Missing deadlines triggers an automatic 2% monthly interest penalty—a steep price for forgetfulness. Additionally, ENFIA arrears can block property transfers, making compliance essential before selling or gifting property.

Exemptions and Reductions

In practice, these exemptions vary significantly based on specific circumstances. For instance, a Greek family of five with an annual income below €12,000 might receive a complete ENFIA exemption for their primary residence, while a similarly sized family earning €15,000 would likely pay the full amount.

Temporary Reductions

Beyond permanent exemptions, the Greek government occasionally implements temporary reductions. During COVID-19, for example, many property owners received 40% reductions if their tenants had pandemic-affected businesses. Similarly, properties damaged by natural disasters often qualify for temporary relief.

Remember: Exemptions aren’t automatic. They require annual application through your Greek tax account or representative before strict May deadlines.

ENFIA for Foreign Property Owners

Foreign investors face unique considerations when navigating ENFIA. Unlike some countries that impose higher property taxes on non-residents, ENFIA applies equally regardless of nationality or residency status.

However, practical challenges exist:

• Establishing and maintaining a Greek tax number (AFM)
• Accessing the TAXISNET online system
• Understanding Greek-language tax notices
• Setting up reliable payment methods from abroad

Most foreign owners address these challenges by appointing a Greek tax representative—typically an accountant or specialized property management company—who handles compliance matters for annual fees ranging from €150-500 depending on property portfolio complexity.

Quick Scenario: A British investor with a holiday home in Crete typically receives her ENFIA assessment in May, reviews it with her Athens-based accountant, and schedules automatic monthly payments through her Greek bank account between September and June.

Real-Life Case Studies

Case Study 1: Urban Apartment in Athens

Maria owns a 90m² apartment in central Athens with an objective value of €1,700/m². Her annual ENFIA consists of:

• Main tax: €595
• Supplementary tax: €0 (below threshold)
• Total annual ENFIA: €595

When Maria inherited another apartment worth €150,000 from her parents, her supplementary tax kicked in, raising her total ENFIA to €820—a 38% increase despite owning only one additional property.

Case Study 2: Island Holiday Home Portfolio

Andreas, a non-resident German investor, owns three properties on Santorini:

• 180m² villa: Main tax €890
• 120m² rental apartment: Main tax €650
• 400m² land plot: Main tax €120
• Supplementary tax (total value €780,000): €3,240
• Total annual ENFIA: €4,900

This case illustrates how the supplementary tax can significantly exceed the main tax for valuable property portfolios—comprising nearly 66% of Andreas’ total ENFIA burden.

Tax Optimization Strategies

While ENFIA isn’t entirely avoidable, strategic approaches can minimize its impact:

Legal Minimization Strategies

Several legitimate approaches can reduce your ENFIA burden:

1. Property Distribution Among Family: Splitting ownership among family members can reduce or eliminate supplementary tax exposure.
2. Timing of Transactions: ENFIA is calculated based on January 1st ownership. Completing transactions in December rather than January can save a full year’s tax.
3. Structural Modifications Documentation: Ensuring property records accurately reflect deterioration or damage can lower valuations.
4. Zone Value Appeals: In areas with significant market/objective value disparities, formal appeals may reduce tax basis.

For instance, a family owning a €500,000 property portfolio facing a €1,850 annual ENFIA bill could potentially reduce this to €950 by distributing ownership between spouses, eliminating the supplementary component entirely.

Future Changes to ENFIA

ENFIA has evolved significantly since its 2014 introduction. Recent and anticipated changes include:

• 2022 Objective Value Adjustments: Updated property valuations affected 13,808 zones across Greece, with some areas seeing 250%+ increases.
• Digital Transformation: By 2025, Greece aims to fully digitize property records, potentially affecting how ENFIA is calculated and disputed.
• Green Building Incentives: Proposed reductions for energy-efficient properties align with EU environmental goals.
• Zone Expansion: Previously unzoned areas continue being incorporated into the objective value system.

Property experts anticipate further refinement of ENFIA’s progressive structure, with potential increases for luxury properties and reductions for middle-market homes. This makes staying informed particularly important for owners of high-value properties.

Your ENFIA Compliance Roadmap

Successfully navigating ENFIA requires proactive management throughout the year. Here’s your essential timeline:

1. January: Property ownership status determines tax liability (crucial date)
2. February-April: Verify property records at local tax office (crucial for disputing assessments)
3. May: Apply for any applicable exemptions or reductions
4. May-June: Review preliminary ENFIA assessment when published
5. July-August: File any necessary objections within 30-day window
6. September: First payment due (typically)
7. October-June: Remaining installment payments

Pro Tip: Set calendar reminders for each payment date. Greek tax authorities rarely send payment reminders, yet penalties accrue immediately upon missed deadlines.

For foreign owners particularly, establishing a relationship with a knowledgeable Greek accountant isn’t just convenient—it’s practically essential. Beyond ENFIA, they can help navigate complementary obligations like income tax on rental proceeds and property transfer taxes when buying or selling.

Beyond Compliance: ENFIA as Investment Consideration

When evaluating greek property for sale, savvy investors now incorporate potential ENFIA costs into their financial models. A property with a seemingly attractive purchase price might carry disproportionately high annual tax burdens due to its specific characteristics or location.

Consider this perspective: For a typical €250,000 property, annual ENFIA might represent 0.3-0.7% of the property value. While this percentage may seem modest, it significantly impacts rental yield calculations, potentially reducing net returns by 5-15% depending on the property’s rental performance.

When viewed through this lens, ENFIA becomes more than a compliance matter—it’s a crucial component of investment strategy, particularly for those assembling multi-property portfolios in Greece.

Frequently Asked Questions

Can I appeal my ENFIA assessment if I believe it’s incorrect?

Yes, you can formally contest your ENFIA assessment within 30 days of receiving it. Valid grounds include incorrect property measurements, erroneous zone classification, or failure to account for property damage. The appeal process requires submission of supporting documentation through the myAADE platform, with decisions typically issued within 60-90 days. Based on recent data, approximately 22% of appeals result in some reduction, with an average adjustment of 15-18%.

What happens if I can’t pay my ENFIA on time?

Late ENFIA payments incur immediate penalties of 2% monthly interest plus potential administrative fines. More critically, unpaid ENFIA prevents you from transferring the property, obtaining building permits, or connecting utilities. After prolonged non-payment (typically 2+ years), authorities may place liens on the property or initiate seizure proceedings. Payment plans are available for hardship cases, allowing settlement over 24-48 months with reduced penalties if you apply before deadlines.

Does ENFIA apply to properties under construction?

Properties under construction with incomplete building permits are generally exempt from ENFIA until they receive occupancy certificates. However, the land component remains taxable. Once construction reaches a legally habitable stage (even without complete finishing), ENFIA applies regardless of occupancy status. This creates a strategic consideration: some owners deliberately delay final permitting procedures to postpone full ENFIA assessment, though this approach carries compliance risks and limitations on property use.

Your Greek Property Tax Journey: Next Steps

Navigating ENFIA successfully requires more than simply paying bills—it demands proactive planning, strategic decision-making, and staying informed about evolving regulations. For current owners, conducting an annual “ENFIA audit” of your properties can identify optimization opportunities. For prospective investors, calculating potential ENFIA exposure before purchase could save thousands in unexpected costs.

Remember: While ENFIA represents a significant consideration in Greek property ownership, it exists within a broader ecosystem of relatively favorable property regulations—including no wealth taxes and attractive residency-by-investment programs—that continue to make Greece compelling for international investors.

What aspect of Greek property taxation most impacts your investment decisions? Whether you’re navigating your first ENFIA payment or optimizing a substantial portfolio, the answer likely influences your long-term approach to this historic Mediterranean market.

Article reviewed by Alexandros Ioannidis, Senior Wealth Manager | Multi-Asset Portfolio Specialist | Building Customized Investment Solutions for High-Net-Worth Clients, on April 29, 2025