Your Greek home has a number of recurring bills: ENFIA, municipal charges, koinoxrista, home insurance, electricity, water, maintenance and repairs, and road tax for any car you keep parked. Most of these charges may be small, but an unforeseen bill that does not get paid on time can become problematic.
Owners abroad face the same costs as residents in Greece, but problems can develop silently: an unpaid ENFIA instalment, a charge for building repairs sent to an old email address, or a leak in a flat that is empty for most of the year and takes weeks to discover.
There are too many variables affecting costs, including the property, its age and location, to calculate one reliable total for everyone. Instead, the framework below identifies the costs to budget for and links to detailed guides.
What does it cost to own a holiday home in Greece each year?
| Cost | When | Ballpark or budgeting basis | Where to find your figure |
|---|---|---|---|
| ENFIA | Annual assessment, payable in 12 monthly instalments | National average of about €372 per taxpayer with tax payable in 2026. Your own assessment may differ considerably. | myAADE notice |
| Municipal property charge: TAP in 2026, with TTA provisions applying from 2027 | Usually collected through electricity bills | Set by your municipality; see below | Electricity bill and municipality |
| Koinoxrista: building charges | Usually monthly | No official standard figure. Costs depend on the building and its services. | Last 12 months of building statements |
| Home insurance | Annual | Entry-level premiums are advertised from around €90 a year. Obtain a quote specifically covering your home’s vacancy pattern. | Written quote and policy terms |
| Water fixed charges: EYDAP, Athens | Each bill | Around €36 a year before VAT for a standard small supply with both water and sewerage fixed charges | EYDAP bill |
| Road tax, if you keep a car | Normally 1 November to 31 December for the following year | Depends on the car and whether it has been properly declared immobilised | myCAR on myAADE |
| Maintenance and repair reserve | Reviewed annually and used when needed | Depends on the property’s condition, planned works and exposure to unexpected repairs | Itemised quotations and your own reserve decision |
A maintenance and repair reserve is particularly useful for older properties or homes exposed to the elements. The amount should reflect quotations for likely works, such as painting, replacing a water heater or electrical repairs, and how long the property remains empty.
How much is ENFIA each year?
ENFIA is calculated using the property information recorded in your E9 declaration. You do not generally need to submit a fresh E9 every year if nothing has changed. Acquisitions, changes and corrections may require a submission, with separate deadline rules for inheritance.
According to AADE’s published 2026 statistics, 6,171,359 taxpayers had ENFIA payable, totalling approximately €2.297 billion. That gives an average of approximately €372 per taxpayer nationwide, rather than per property. There is considerable variation between an Athens city-centre flat, a Riviera holiday home and other Greek properties. aade.gr
How is the property tax calculated?
For an ordinary building, the taxable area in square metres is multiplied by the base amount applicable to its zone value, then by factors such as building age, floor and number of façades.
The base rates include:
| Zone value | Base ENFIA rate |
|---|---|
| Up to €750/m² | €2.00/m² |
| €751–€1,500/m² | €2.80/m² |
| €1,501–€2,500/m² | €3.70/m² |
| €2,501–€3,000/m² | €4.50/m² |
| Above €5,000/m² | €16.20/m² |
Intermediate bands apply between €3,000 and €5,000. The ordinary building-age coefficient ranges from 1.00 to 1.25, with special provisions for very old buildings. Floor coefficients range from 0.98 to 1.03, and façade coefficients from 1.00 to 1.02.
For a simplified example, assume a 95 m² flat in a zone valued at €751–€1,500/m², with an age coefficient of 1.00, floor coefficient of 1.01 and façade coefficient of 1.00:
95 × €2.80 × 1.00 × 1.01 × 1.00 = €268.66
This is an illustrative calculation of the building’s main ENFIA component, before any other applicable adjustments or discounts. It is not a TAP calculation or a substitute for your assessment notice. TaxHeaven
If your Greek property holdings have a high total taxable value, additional ENFIA adjustments may apply. Your assessment notice shows the calculation relevant to you.
Four points for budgeting
- Payment in instalments: ENFIA 2026 is payable in 12 monthly instalments, starting on 31 March 2026 and ending in February 2027. You can also pay the balance in full. Twelve instalments were already available for ENFIA 2025. ΑΑΔΕ
- Lump-sum payment: There is no discount simply for paying ENFIA 2026 in full.
- Insurance-related reduction: A reduction of 20% applies to qualifying homes with a taxable value up to €500,000, and 10% to those above €500,000, where the required earthquake, fire and flood cover was in place throughout the preceding year. Shorter qualifying cover of at least three months produces a proportionate reduction. For ENFIA 2026, the relevant insurance period was in 2025, and AADE set the reconstruction value requirement at €900/m². Applications were available from 14 January until 16 February 2026 through myPROPERTY. That was the insurance-reduction application period, not the ENFIA payment deadline. Coverage purchased in 2026 may qualify for a reduction in 2027, subject to the applicable requirements and application procedure. aade.gr
- Small-settlement reduction: The separate 50% reduction concerns ENFIA on qualifying main residences in small settlements. It is not a reduction in koinoxrista and does not apply simply because you own a holiday home there. ΑΑΔΕ
Our guides cover paying ENFIA from abroad and the E9 declaration and MIDA property register.
What are koinoxrista, or building charges?
Shared charges, known as koinoxrista, cover the common parts and services of a building, such as cleaning, the lift, shared electricity and management.
An apartment owner pays their allocated share according to the building’s regulation and the relevant hiliosta tables. Different expense categories may have different allocations.
There is no official standard rate for building charges. Costs vary widely between buildings with different sizes, lifts, heating systems and maintenance needs.
Charges do not automatically cease because the property is empty and locked. Some of the largest unexpected bills concern occasional works, such as a new roof, lift repairs or exterior painting.
Obtain the last 12 months of relevant building statements before buying a property, or review them when taking responsibility for an inherited home. Read our guides to koinoxrista in Greece and what a polykatoikia is.
How much does home insurance cost?
It is one of the home costs owners sometimes drop, but its absence hurts most when you need it. Qualifying cover can also reduce ENFIA.
Some providers advertise entry-level prices from approximately €0.90/m², while other indicative annual premiums start around €90. These are starting prices, rather than a confirmed quote for an empty holiday home. Prices depend on the cover, property details, age and condition. Προστατέψτε το Σπίτι σας Σήμερα
Be sure that any quote describes a property that will remain unoccupied for long periods, and that the insurer accepts this use in writing.
Policies may contain unoccupancy conditions that restrict theft or other cover after a specified number of consecutive days without occupation. The limit varies by policy. For example, Alfa Point describes policies with limits of 45 days for a main residence and 90 days for a holiday home. These are examples, not universal rules. Alfa Point
Some insurers also require alarms or other security measures. Read the policy wording, not just the brochure, and ask the insurer to confirm any conditions you do not understand.
See our Greek home insurance guide for overseas owners.
What are the utility and municipal charges for an empty flat?
An empty home can continue to generate electricity and water bills. For electricity, some charges apply regardless of consumption.
Water charges in Athens
From January 2026, EYDAP’s standard small residential supply has a monthly water fixed charge of €2, up from €1, plus a €1 monthly sewerage fixed charge where applicable.
Together, these amount to approximately €36 a year before VAT, before any consumption charges. Exceptions and different supply categories may apply. Check your bill for the charges and VAT relevant to your account. Η ΚΑΘΗΜΕΡΙΝΗ
Municipal charges
Two different charges are often confused:
- Cleaning and lighting charges, or dimotika teli: A property that is both unused and disconnected from electricity may qualify for exemption. Disconnection alone should not be treated as confirmation that the exemption has been registered. Ask your municipality about the declaration and supporting evidence required.
- Property charge, or TAP: Disconnecting electricity does not itself exempt the property from TAP. The municipality may collect it directly when it is not collected through an electricity bill.
What changes from 2027?
Law 5314/2026 introduces the Local Development Fee, or TTA, with the relevant provisions applying from 1 January 2027.
The rate is set by the municipal council within a range of 0.30‰ to 0.70‰ of the property’s assessed value. It is not a charge of €0.30–€0.70 per square metre.
For example, if the applicable assessed value is €150,000:
- At 0.30‰, the annual charge is €45.
- At 0.70‰, the annual charge is €105.
The municipal decision determines the rate applicable to your property. TaxHeaven
For properties billed through an electricity supplier, the legislation provides for collection through electricity bills, in instalments corresponding to the bills issued. It does not prescribe 12 equal monthly instalments for every owner. Transitional rules apply to billing periods that begin before January 2027. TaxHeaven
It may be impractical to disconnect the electricity supply while you are abroad if refrigerators, pumps or monitoring systems need power.
See our guides to paying Greek utility bills from abroad and transferring utilities into your name.
How much should I budget for maintenance?
The maintenance allowance should not be the same for every property. The building’s age, floor, exposure and how long it remains vacant are more useful considerations than surface area alone.
Typical recurring items for an empty Athens flat include:
- Air-conditioning servicing and a hot-water system check.
- Plumbing checks, including taps, toilets and seals.
- Balcony, terrace and outdoor drain clearance before the autumn rains.
- Pest control.
- Painting and minor repairs following moisture damage or wear.
Our guide to storms and empty homes in Greece covers seasonal preparation.
Ask for two or three itemised quotes for substantial work and keep all payment receipts. See also what can happen when an Athens home is left empty for long periods.
What does seasonal servicing involve?
Air-conditioning servicing and a hot-water check are normally arranged in spring. Plumbing that has not been used over winter can develop leaks. Balcony and terrace drains need to be cleared of debris before the autumn rains.
The best approach is to budget for seasonal maintenance rather than wait for an incident.
For houses by the sea, pay particular attention to possible damage from salt air. Our guide to coastal property maintenance on the Athens Riviera covers these issues.
Do I need to pay road tax for a car parked in Athens?
Generally, yes. Owners living abroad who keep a car in Greece with Greek plates must pay any applicable road tax even if they do not drive it, unless it qualifies for an exemption or has been properly declared immobilised.
The normal payment period is 1 November to 31 December of the preceding year. Check your notice and AADE’s current announcements rather than assume an extension.
Late-payment penalties are generally:
- 25% of the tax if paid in January.
- 50% if paid in February.
- 100% after February, or for non-payment or partial payment.
A minimum penalty of €30 can apply. For example, a €100 tax bill paid in January can attract a €30 penalty because of that minimum, rather than €25. απαντήσεις για την πλατφόρμα myCar
What if I declare the car immobilised?
For an eligible Greek-registered vehicle, you can declare digital immobilisation through myCAR. To avoid the following year’s road tax, this must be completed before that year begins, normally by 31 December, rather than the end of November.
The vehicle must be kept at the declared private parking location, and its plates must be removed and stored safely. Foreign-registered vehicles are subject to different procedures and should not be treated as eligible for the same myCAR process.
Properly declared immobilisation can remove the obligation to pay road tax for the relevant period. However, if an immobilised vehicle is found circulating or displaying its plates in breach of the rules, road tax and penalties can become payable, together with an additional administrative fine of €10,000. ΑΑΔΕ
Add compulsory motor insurance and periodic technical inspection, KTEO, to the budget if the car is to stay on the road. Ask your insurer which insurance requirements also apply while it is immobilised.
How big should my repair reserve be?
The size of the repair reserve depends on many factors, particularly the property’s age and the risks posed by its structure and systems.
The money is there for repairs that cannot be planned in advance, such as a burst pipe, a failed water heater, burglary damage or storm damage to a roof terrace.
A reserve in a Greek bank account, together with a clear agreement about who can authorise expenditure, can help repairs proceed without unnecessary delays. Our guide to coordinating repairs while you are abroad covers the practical arrangements.
Example annual budget framework
Use the following sources to fill in the costs for your own property.
| Cost | Where to find your figure | Your annual budget |
|---|---|---|
| ENFIA | Your myAADE notice | €_____ |
| Koinoxrista | Last 12 months of building statements | €_____ |
| Insurance | A written quote for an empty home | €_____ |
| Water, electricity and municipal charges | Your supplier and municipal bills | €_____ |
| Maintenance and seasonal servicing | Two or three itemised quotes | €_____ |
| Car | Road tax notice, insurance and KTEO costs | €_____ |
| Repair reserve contribution | Your own decision based on the property’s risks | €_____ |
| Total planned annual allocation | €_____ |
ENFIA can be found on your myAADE notice. Koinoxrista can be taken from the last 12 months of building statements. Your written insurance quote should include the premium and the conditions for an empty home. Utility and municipal charges appear on the relevant bills. Maintenance and seasonal servicing should be supported by itemised quotations.
Track the relevant dates using our Greek property admin calendar for owners abroad, checking current official deadlines each year. You can also read our guide to owning property in Greece while living abroad.
“Big, annual expenses like the ENFIA tax are usually what the owner of a Greek property focuses on. However, it is the small, often quiet expenses that can end up costing much more in the long run if they are allowed to build up. A small leak in the roof for example or a bill that has been sent to an old email address. The budget has to be constantly monitored to make sure that the money is being spent as intended.”
Yanis, Founder of Home Watch Athens
How Home Watch Athens can help
Home Watch Athens is a founder-led, members-only property oversight service for people who own a holiday home or empty apartment in Athens and Attica and live abroad. We do not offer short-term rental management.
Each month, Yanis visits your property and works through the checks, providing a photo report by WhatsApp. A standard visit normally takes approximately 45–60 minutes, depending on the property and the checks required. The dated visit log and photos are also stored in your online member account.
Our administrative representation service can support utility monitoring, payments and reconciliation, checking building charges and flagging unusual increases, tracking property insurance renewal dates, and coordinating ENFIA documentation with your accountant. This support is agreed separately from the regular monthly visit.
Quotes are obtained from vetted professionals for repairs, and you approve expenditure in writing before work proceeds. Contractor invoices are passed to you without a markup; our coordination and attendance services are quoted separately.
See our property management service in Athens for how this ties together.