Greece property ROI calculator
What a flat can earn when let long-term: the yield before and after tax, all purchase costs and the value after 5 and 10 years. Rents come from public sources by district; you can type your own figures.
Spitogatos Q3 2026. Asking rents are usually above real leases: check the rent for your street and change it below.
Before taxes and fees: they are added automatically (about 6.9%).
Needed to work the rent out from a rate per m².
Filled in from the district; you can change it. Rent a month: €810
How many months a year the flat stands empty. Default 0.5.
0 if you let it yourself. Typically up to 8–10%.
ENFIA, building fees, small repairs. Default 0.5%.
Golden Visa and letting
Above €250,000: it fits only the change-of-use or restoration route (no minimum size). Check that the property really is one.
Short-term letting of a Golden Visa property is prohibited (fine up to €50,000), so only long-term letting is counted here.
Result
Gross yield
3.2%
Net yield after tax
2.0%
on the price plus purchase taxes and fees
This is an estimate from the figures you enter, not a forecast or investment advice. The rental tax uses the 2026 scale (15% to €12,000, 25% to €24,000, 35% to €36,000, 45% above); sources also give €35,000 for the top band, so check with an accountant.
Value and total return after 5 and 10 years
Three price-growth scenarios. Rent is held flat; capital gains tax and selling costs are not deducted (the capital gains tax on property is suspended until 31 December 2026).
| Price growth a year | Value after 5 years | Value after 10 years | Gain over 10 years (growth + rent − paid in) | Yearly return on the money paid in |
|---|---|---|---|---|
| no growth | €300,000 | €300,000 | €43,508 | 1.3% |
| 3% | €347,782 | €403,175 | €146,682 | 3.8% |
| 5% | €382,884 | €488,668 | €232,176 | 5.6% |
Rental income tax in 2026
Tax rate
- up to €12,00015%
- €12,000–24,00025%
- €24,000–36,00035%
- over €36,00045%
A rate applies only to the part of the income inside its band. Example: with €20,000 of rent a year the tax is about €3,800, which is 19% of the income.
Sources differ on the top limit: €35,000 or €36,000. The chart uses €36,000, as the calculator does. Expenses are not deducted from the income.
Worked examples
The same formulas on typical cases: a price, a size and the district's rent rate. Half a month empty, no agent, owner costs 0.5% of the price.
| Flat | Rent a month | Gross yield | Net after tax | 10-year gain at 3% growth |
|---|---|---|---|---|
| €260,000, 55 m², Peristeri | €396 | 1.8% | 0.9% | €97,217 |
| €280,000, 50 m², Kallithea | €535 | 2.3% | 1.3% | €115,303 |
| €300,000, 45 m², Patisia | €338 | 1.4% | 0.6% | €100,496 |
| €400,000, 80 m², Municipality of Athens | €976 | 2.9% | 1.8% | €185,411 |
| €800,000, 130 m², Southern suburbs (Glyfada, Voula, Alimos, Palaio Faliro) | €1,755 | 2.6% | 1.4% | €343,382 |
| €1,200,000, 200 m², Vouliagmeni | €4,480 | 4.5% | 2.3% | €625,380 |
The rent rates are asking rents, above real leases. Small flats priced at the €250,000 threshold give a low yield: the Golden Visa is bought for the status, not for the rent.
How the calculator works
Purchase costs
Transfer tax 3.09%, lawyer 1.5%, notary 1.5% and land registry 0.8%: about 6.9% on top of the price, as in the purchase calculator.
Rent
A rate per m² from public sources (Spitogatos, RE/MAX Greece, Apil Properties) for the chosen district. Empty months and the agent's fee are taken off the rent.
Tax
On the rent received, on the 2026 scale (Law 5246/2025), with no deduction of expenses: a cautious assumption.
Price growth
Three scenarios: 0%, 3% and 5% a year. Capital gains tax and selling costs are not deducted.
Frequently asked questions
Questions about returns
What is the rental yield in Athens?
In 2026 public data the gross yield is typically about 3–6%, depending on the district and the price per m². Small flats priced at the Golden Visa threshold give a low yield because their price per m² is above the district average. Work out your own case in the calculator above.
What is the rental income tax in Greece in 2026?
For individuals the scale is 15% up to €12,000, 25% to €24,000, 35% to €36,000 and 45% above (Law 5246/2025). Sources differ on the top limit: €35,000 or €36,000. The tax applies to income received in 2026 and is paid with the 2027 return.
Can I let a Golden Visa flat on Airbnb?
No: short-term letting is prohibited, with a fine of up to €50,000. Long-term letting is allowed. More: short-term rental rules.
Is capital gains tax in the calculation?
No. Capital gains tax on property sales by individuals is suspended until 31 December 2026; what comes next is unknown. Follow the law tracker.
Why is the yield here lower than in adverts?
Adverts often use the asking rent, not the lease, and leave out empty months, tax and owner costs. Here all of that is counted, and the rent rate comes from public sources and can be edited.