What ENFIA actually is
ENFIA (Ενιαίος Φόρος Ιδιοκτησίας Ακινήτων) is Greece's unified property tax, charged annually to owners of real estate regardless of residency status. It combines a main tax, calculated from the property's characteristics, location and objective zone value, with a supplementary tax that applies above a value threshold for owners with a larger overall property portfolio.
How the amount is calculated
The main tax is based on factors including surface area, age, floor, and the objective (tax) value assigned to the property's zone, rather than a simple percentage of the purchase price. The objective value can differ meaningfully from the market price, particularly on the more sought-after islands, so it's worth asking the notary or a Greek tax advisor for a property-specific estimate before committing to a purchase.
When ENFIA is due
ENFIA is typically assessed for the calendar year and paid in a series of monthly installments once the annual notice is issued. Missing an installment can trigger penalties and interest, so it's worth setting a standing reminder rather than expecting an automatic bill the way US county property tax works.
The second filing system: FBAR and FATCA
Separate from ENFIA entirely, opening a Greek bank account — which most mortgage lenders and many purchase processes require — can trigger US reporting obligations. The FBAR (Report of Foreign Bank and Financial Accounts) generally applies if the combined value of your foreign accounts exceeds $10,000 at any point during the year, and FATCA has its own, higher thresholds depending on filing status and residency. Both are separate from your regular US tax return and carry meaningful penalties for non-compliance, so they're worth confirming with a tax professional who has specific experience with foreign accounts.
Why this is a genuinely different position than an EU buyer
ENFIA itself applies the same way regardless of the owner's nationality — Greece doesn't treat US owners worse than EU-resident owners on this specific tax. The FBAR and FATCA obligations are the real US-specific layer: an EU buyer opening the same Greek bank account has no equivalent home-country reporting requirement tied to it, while a US owner does, purely as a function of US citizenship or residency.
Budgeting both as recurring obligations
Treat ENFIA as a fixed annual cost alongside building insurance, utilities and any shared-building fees. Treat FBAR and FATCA as a fixed annual compliance task, not a one-time setup step — the filing requirement recurs every year the account stays open and above threshold, independent of whether you moved money in or out that year.
Annual checklist for US owners
- Confirm the exact objective value and ENFIA estimate before completing the purchase.
- Budget ENFIA as a fixed annual cost, not a one-off.
- Set reminders for the ENFIA installment dates once the annual notice is issued.
- Confirm your FBAR and FATCA filing obligations with a US tax professional.
- Re-check FBAR/FATCA thresholds every year, not just in the year you open the account.
Questions US buyers ask
Continue your Greek property research
This guide is general information, not personal financial, legal, tax or currency advice. It is not US tax advice — consult a qualified US tax professional about FBAR, FATCA and other foreign-account filing obligations. Mortgage availability is subject to credit, income, valuation and lender criteria.