Letting, running and reporting on a property from abroad — what you can hand over, what stays with you, and how to plan an eventual sale.
A question about your own purchase?
Prepare the apartment before listing it. Arrange the lease paperwork at signing and submit the rental statement within the required deadline.
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Decide by your target tenant and what similar apartments nearby offer. Furnishing raises the upfront cost and adds replacement costs over time; an unfurnished let costs less to set up. Compare current listings for both before you choose.
For a residential tenancy covered by the statutory protection, the starting point is a three-year minimum even if the contract specifies less. Have your lawyer confirm applicability and termination terms before promising vacant possession or relying on a shorter term. Greek Supreme Court, judgment 650/2007.
Report a tenancy by the end of the month following its commencement or modification. Tenants and other co-owners then have 30 days from the myAADE notification to accept or reject the declaration; no action within that period constitutes acceptance. Retain the contract and handover record separately. Reporting deadline, acceptance procedure.
A property manager can run the day-to-day. What they handle, how often they report and when they need your approval are terms you agree.
A manager can handle
You decide
Your accountant
Review the fee base, VAT, charges during vacancy and any separate letting, renewal or inspection fees. Agree an expenditure approval threshold, emergency procedure, reporting frequency and payment schedule. Check the term, termination notice and handover of keys, documents and balances to a replacement manager.
A useful owner statement separates rent due, money collected, arrears, paid invoices, management charges, retained funds and the amount transferred. Keep tenant deposits separate from operating income. Vacancy may still involve owner costs. Document arrears and work with the manager and lawyer; do not assume immediate eviction or certain recovery.
Owning in Greece brings recurring obligations — income tax on rent and annual property tax — handled in Greece even if you live abroad.
For individuals, rental income for the 2026 tax year is taxed in marginal bands on the relevant taxable income — not as a separate allowance per apartment.
| Taxable rental income | Rate |
|---|---|
| Up to €12,000 | 15% |
| €12,000 – €24,000 | 25% |
| €24,000 – €36,000 | 35% |
| Above €36,000 | 45% |
Operating income is not necessarily taxable income. Individuals may qualify for a conditional 5% standard deduction, rather than deducting every management-statement expense. As a band calculation only, €18,000 of taxable rental income in 2026 produces €3,300 of tax: €12,000 at 15% and €6,000 at 25%. The €18,000 is an already determined taxable amount, not gross receipts. Finance Ministry.
| When | Action |
|---|---|
| After a purchase or ownership change | Verify E9, including any automatic filing. The general deadline is 31 January of the following year, subject to applicable rules and extensions. AADE |
| After tenancy commencement or modification | File the rental declaration and monitor its acceptance |
| Monthly | Reconcile rent due, receipts, arrears, expenses and transfers |
| Annually | Review ENFIA and the Greek return, plus residence-country reporting where required |
| At tenancy end | Document handover, bills and deposit settlement; update rental reporting as required |
Agree traceable bank payments in the lease. AADE's announcement postpones the bank-payment obligation until 1 July 2027; recheck the rules before that date. AADE announcement.
Your country of tax residence may also tax Greek rental income. Double-taxation treaties often prevent paying twice, but the rules differ by country — ask an accountant who knows both systems.
For direct ownership, review the Israel–Greece treaty. Article 6 of its official English text assigns taxation of immovable-property income, including rent, to the property's country. Do not automatically assume additional Israeli tax with a Greek tax credit. Your accountant should confirm treaty eligibility, ownership structure and Israeli reporting obligations. Company distributions or another tax residence require separate analysis. Treaty, article 6.
Every sale starts at the purchase. The price you paid, the work you did and the records you kept all shape what you can sell for later.
Location
Review comparable transactions and marketing periods before assuming how easily the property will sell.
Paperwork
Complete transfer documents make the next sale faster.
Records
Keep receipts for renovation work — they may matter for tax on a sale.
Layout
Consider who might buy the apartment in future and how its layout would suit their needs.
Deduct contracted brokerage, legal costs, required transfer documentation and works, outstanding borrowing and discharge costs, and applicable taxes and other expenses from the sale price. Obtain transaction-specific quotes and avoid double-counting overlapping documents.
Net sale proceeds are not the overall investment profit. Assess initial capital, rental receipts, expenses, tax and financing over the holding period as well.
The government guide describes the relevant capital-gains tax suspension through 31 December 2026; an extension into 2027 has been proposed. Do not assume zero tax for an eventual sale or determine another country's tax treatment from Greek rules alone. Current guide, proposed extension.
Ask your lawyer to review the lease and tenant protections before agreeing a sale or promising vacant possession.
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Written by the Wiser team. Updated 9 November 2026.
General information, not legal, tax or financial advice. Your own lawyer and accountant advise on your situation.
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