What Is the Greek Property Transfer Tax (ΦΜΑ)?
The property transfer tax (Φόρος Μεταβίβασης Ακινήτων, ΦΜΑ) is the tax the buyer pays when acquiring property in Greece through a sale. In 2026 it is 3% of the taxable value, plus a municipal surcharge.
Last updated: June 2026
Definition
Whenever ownership of a property is transferred for consideration (i.e. a sale), the Greek state levies the transfer tax. It is paid by the buyer and must be settled before the deed is signed before a notary.
The ΦΜΑ generally applies to used (resale) property. Certain new builds may be subject to VAT instead — see below.
The 2026 rate
| Charge | Rate |
|---|---|
| Transfer tax | 3% of the value |
| Municipal surcharge (ΟΤΑ) | 3% of the tax |
| Effective total | ≈ 3.09% |
The municipal surcharge is not an extra 3% of the value, but 3% of the tax. So on a €200,000 value the tax is €6,000 and the surcharge €180, for a total of €6,180.
Calculate your transfer tax now Free, including the first-home exemptionWhich transfers it applies to
- Applies to property sales (apartments, houses, plots, commercial spaces) for consideration.
- Does not apply to gifts, parental grants and inheritances — these are taxed under separate gift/inheritance tax rules.
Transfer tax or VAT?
For new builds sold by the developer, VAT may be due instead of transfer tax. The application of VAT on new builds has been suspended at times by law, so confirm the specific case with your notary or accountant.
Transfer tax vs other property taxes
The transfer tax is often confused with other Greek property taxes. The key differences:
- ΦΜΑ (transfer tax) — paid once, on purchase, by the buyer (3% + municipal surcharge).
- ENFIA — an annual tax on owning property, unrelated to a purchase.
- ΤΑΠ (municipal property duty) — a small charge collected via the electricity bill.
- Capital-gains tax — concerns the seller on any profit; its application has been suspended at times.
So when buying a used property, the main tax cost at the transfer is the ΦΜΑ.
What the taxable value includes
The tax is calculated on the total value of the property transferred, including its ancillary spaces — e.g. a storage room or parking space transferred together. If you buy an ideal share (percentage) of a property, the tax is calculated on the value of your share.
Indicative information — not legal or tax advice. See our privacy policy. Greek source: Ελληνικά.