General information only — not legal or tax advice. Always confirm your exact obligations with an independent Greek lawyer/notary/tax adviser.
1) What is Greece’s property transfer tax (FMA) and who pays it?
In Greece, a real estate transfer tax is imposed on purchases/sales of property rights located in Greece, and the buyer is responsible for paying it.
The headline rate: 3% (plus a small municipal levy)
AADE states:
- The tax rate is 3% on the taxable value of the property, and
- The main tax is subject to a levy in favour of municipalities and communities at a rate of 3% of the main tax.
Practical takeaway: buyers often estimate the total as roughly 3.09% of the taxable value (3% + 3% of that 3%).
2) “Taxable value”: why your tax might not match the purchase price
AADE defines the tax as a percentage of the taxable value (not necessarily the price on your agent’s brochure).
In many cases, the taxable value is aligned to Greece’s objective value system (where applicable). This matters because:
- Your notary may need to complete value calculation sheets as part of the filing process.
- The transaction may follow different filing routes depending on whether the property is in an objective value area.
AADE’s own guidance highlights this distinction in the filing method (see next section).
3) What is myPROPERTY (and what role does the notary play)?
myPROPERTY is AADE’s platform for electronic submission of property-related declarations, including property transfer tax (FMA). The platform itself states you can submit a property transfer tax declaration via myPROPERTY.
The key rule buyers should know
AADE states that initial timely Real Estate Transfer Tax returns in areas where the objective value system applies are submitted digitally through AADE’s myPROPERTY by the notary (Decision 1110/2022).
AADE also clarifies that other returns are submitted via different channels (e.g., print form through “My Applications” in myAADE, or by post / protocol service depending on the case).
In plain English: for many standard purchases in objective-value areas, your notary drives the digital filing in myPROPERTY; in other scenarios, filings may follow alternate routes.
4) How the myPROPERTY filing typically works (buyer-friendly step-by-step)
Your exact flow will depend on the deal type and location, but the “typical” buyer experience looks like this:
Step 1 — Ensure the seller’s E9 record is correct (often overlooked)
Gov.gr’s “Transfer your property” guidance notes that property selection for transfer is made from the list of properties registered in the seller’s E9 declaration, and the seller authorises the notary to collect information and take steps to prepare the deed.
Why buyers care: if E9 data is wrong or incomplete, it can slow the notary’s workflow.
Step 2 — The notary prepares the transfer tax declaration in myPROPERTY
In the core digital flow AADE describes, the notary submits the transfer tax return via myPROPERTY for relevant cases.
Step 3 — Parties review/accept the declaration
Gov.gr’s AADE service page explains that:
- Certified notaries can create/print copies of tax declarations related to property transfers, and
- Individuals can retrieve a tax declaration notified by a notary, then submit it or reject it (depending on their role as buyer/seller etc.).
Step 4 — Tax is assessed and paid (then the deed proceeds)
Once the transfer tax process is complete (assessment/payment per your notary/tax adviser’s instructions), the notary can proceed to finalise and execute the notarial deed and coordinate registration steps.
5) What buyers should prepare for the notary (so myPROPERTY doesn’t stall)
Your notary/lawyer will tell you the exact list, but buyers should expect to provide/confirm:
- AFM (Greek tax number) and accurate personal details
- myAADE access (or ability to receive and act on the notary’s notification where required)
- Proof-of-funds / banking details (as requested by your professionals)
- Any POA documents (if you’re buying remotely)
- Clear property identification information (and alignment with what the seller has in E9)
6) After completion: don’t forget E9 (this one catches foreign buyers)
AADE states that foreign residents, like Greek residents, must submit a Real Estate Statement (E9):
- upon acquisition or change,
- by March 31 of the following year,
- via AADE’s myAADE portal (Applications → Tax Services → Properties → E9).
REXE tip: diarise this on day one—many buyers finish the deed and forget the post-completion tax admin.
7) Common buyer pitfalls (and how to avoid them)
- Assuming the tax is “3% of the price”
It’s 3% of the taxable value (plus municipal levy on the tax). - E9 misalignment on the seller side
Transfer workflows may rely on selecting the property from E9. - Not responding to the notary notification
Buyers/sellers may need to retrieve and act on the declaration notified by the notary. - Forgetting post-completion E9
March 31 (following year) is a key deadline for acquisitions/changes.
How REXE helps (myPROPERTY + transfer tax workflows)
In practice, delays happen when:
- the notary is waiting for one missing document,
- the buyer doesn’t act on a digital notification,
- or everyone’s working off different versions of the same property details.
REXE helps by:
- Keeping a single “Transfer Tax Pack” (IDs, AFM, deal terms, property data, approvals)
- Tracking tasks with owners: Buyer / Seller / Lawyer / Notary
- Flagging milestones: myPROPERTY submission, party acceptance, tax paid, deed ready, E9 reminder
