Calculate the capital gain on a Greek property sale in 2025. Greek capital gains tax on property is currently suspended. Shows gross profit and net proceeds.
Enter the original purchase price and current sale price to calculate the capital gain, sale costs, and net proceeds from a Greek property sale.
Net proceeds after selling costs
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Total cost base
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Gross capital gain
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Selling costs
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CGT if suspension lifted
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Your breakdown
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Amount
How property capital gains work in Greece
Greece suspended its 15% real estate capital gains tax in 2014 and has renewed the suspension annually. The suspension means that individual sellers currently pay no tax on profits from selling residential or commercial property, regardless of how much the property has appreciated. This makes Greece unusually favourable for property investors compared to most EU countries, where capital gains taxes of 20-30% are common. However, the suspension could be lifted in any future budget, and investors should not assume it is permanent.
Example calculation
Original purchase price: 150,000 EUR. Purchase costs: 12,000 EUR. Renovations: 20,000 EUR. Total cost base: 182,000 EUR. Sale price: 220,000 EUR. Gross gain: 38,000 EUR. Selling costs (agent 2.48% + notary 0.7%): 7,000 EUR. Net proceeds: 213,000 EUR. Capital gain after costs: 31,000 EUR. CGT if the 15% tax were reinstated: 4,650 EUR. Net after hypothetical CGT: 208,350 EUR.
Tips and considerations
Keep all original purchase invoices, notary fees, and renovation receipts as these form the cost base that reduces any potential capital gain if the suspension is lifted. The cost base cannot include estimates or cash payments without invoices. Renovations with proper VAT invoices from registered contractors are fully includable. Non-residents selling Greek property should confirm with their home country tax adviser whether the gain is taxable in their country of residence even if not taxed in Greece.
Frequently asked questions
Is there capital gains tax on property in Greece?
Greece introduced a 15% capital gains tax on property disposals in 2014 (Law 4172/2013), but immediately suspended its application. The suspension has been extended repeatedly by successive Greek governments and remains in force through 2025. As a result, individual sellers do not pay capital gains tax on profits from residential or commercial property sales in Greece under current law. This suspension is a temporary legislative measure that could theoretically be lifted in a future budget, so buyers and investors should monitor annual budget announcements. Corporate property sales through a company structure are subject to the 22% corporate tax on profits.
What costs does the seller pay when selling a Greek property?
The seller's main costs on a Greek property transaction are the real estate agent commission (typically 2% plus 24% VAT = 2.48% of the sale price), the notary fees (split between buyer and seller, with the seller's share approximately 0.5-1%), and any outstanding ENFIA arrears or property tax debts that must be cleared before the notary will proceed. The transfer tax (3%) is borne by the buyer. Some sellers use a lawyer for the transaction at an additional cost of 0.5-1% of the sale price. Total selling costs for an individual typically range from 3-5% of the sale price.
How is the capital gain calculated on a Greek property?
The capital gain is the difference between the sale price (or ENFIA objective value if higher) and the original acquisition cost. The original acquisition cost includes the price paid at purchase plus all verifiable acquisition costs (transfer tax paid at purchase, notary fees, and documented renovation works). The longer you have held the property, the more your acquisition cost base has typically grown through documented improvements. If and when the capital gains tax suspension is lifted, Greek law provides for indexation of the acquisition cost for inflation, which would reduce the taxable gain for long-held properties.
Do non-residents pay capital gains tax on Greek property sales?
Non-resident individuals selling Greek property are subject to the same rules as Greek residents. Under the current suspension of the capital gains tax, both residents and non-residents are exempt. If the tax were reinstated, non-residents would pay the same 15% rate as residents on gains from Greek property. Non-residents must have a Greek AFM (tax number) to complete any property transaction, and they are required to file a Greek tax return for the year of sale declaring the transaction even if no tax is due. Double taxation treaties between Greece and the seller's country of residence may affect the treatment of any gain in the seller's home country.