The cost of owning a house on Karpathos doesn't stop after the purchase. Every year you pay property tax, energy, water and internet, and the wind and salt air mean more upkeep than many buyers expect. Below we list the costs you should budget for, with what we pay ourselves where we can.

ENFIA, the yearly property tax

Every owner of a house or land in Greece pays ENFIA (ΕΝΦΙΑ) each year. The amount depends on the size of the property, its location and the value the state gives it. You receive the bill in spring and can pay it in up to 12 monthly instalments. For our house of 50 m² in Afiartis we pay €66 a year.

There are two discounts worth knowing. If your house is insured against natural disasters, such as an earthquake or flood, you pay 10 to 20% less ENFIA. And from 2026 owners pay half the ENFIA on their main home if it is worth €400,000 or less and lies in a village with up to 1,500 residents. On Karpathos that covers every village except Pigadia. From 2027 the tax on these homes is expected to disappear. This discount applies only to a main home, not to a holiday home. The tax authority applies it automatically, as long as the house is registered as your main home in your property declaration (E9), with the number of your electricity connection.

Electricity

Electricity in Greece costs around €0.24 per kWh, a little below the EU average. The electricity bill also includes the municipal charges and a small fee for the public broadcaster ERT. How much you pay depends a lot on air conditioning and heating.

We live in Afiartis, where the wind keeps the house cool. We have no fixed air conditioning, only a mobile unit, and this year we didn't use it once. In a sheltered spot on the east coast you will use a lot more electricity in summer. Good insulation makes a big difference in both summer and winter.

We pay around €45 to €60 a month for electricity. We both work from home all day and have a dishwasher and a dryer that we use now and then, but no air conditioning and no TV that is on all day.

Water

Water comes from the municipal network, and in some places from your own tank. It is cheap. Our water bill comes only a few times a year, and the last one was €24.

Internet

Outside the towns mobile internet is often slow. We use Starlink, and pay €45 a month for the 200 Mbps plan. The hardware comes with the subscription. More in Starlink in Greece.

Insurance

Home insurance is not required in Greece, but it is worth it. Besides covering damage, insurance against natural disasters also gives you a discount on ENFIA. We pay €234 a year for home insurance that covers fire and earthquakes, among other things.

Upkeep: wind, salt and sun

A house on Karpathos needs more maintenance than many people expect. Salt air, wind and strong sun wear things down faster than in northern Europe. You notice it in everything: clothes that dry outside fade, garden furniture and wood wear out, and the drying rack and clothes pegs rust. We chose plastic window frames, so we don't have to paint them.

If you are not on the island all year, you also need someone to check the house, especially after storms or heavy rain.

Taxes if you rent out your house

If you rent out your house, you pay income tax in Greece on the rent. For long-term rental the rate is 15% up to €12,000 a year, and higher above that. From 1 October 2026 rent has to be paid through a bank. If you rent to holidaymakers, other rules apply. Ask a Greek accountant whether you need to file a Greek tax return, also if you don't rent out the house.

A yearly overview

• ENFIA: depends on size, location and value (€66 a year for our 50 m² house)
• Electricity: around €0.24 per kWh, plus municipal charges (we pay €45 to €60 a month)
• Water: low, a bill a few times a year (our last one was €24)
• Internet: €35 to €65 a month with Starlink
• Insurance: we pay €234 a year
• Upkeep: count on replacing things outside sooner than you are used to

The one-off costs when you buy, around 10% of the price, are explained in how to buy property on Karpathos. Houses for sale are on our properties page.

Frequently asked questions

How much is ENFIA on a house on Karpathos?

That depends on the size, location and value of the house. From 2026 owners pay half on their main home if it is worth up to €400,000 and lies in a village with up to 1,500 residents.

Is electricity expensive in Greece?

Around €0.24 per kWh, a little below the EU average. Air conditioning in summer and heating in winter make the biggest difference.

Is home insurance required in Greece?

No, but insurance against natural disasters gives you 10 to 20% off your ENFIA.

Do I pay tax in Greece if I rent out my house?

Yes. Rental income from a Greek property is taxed in Greece, at 15% up to €12,000 a year for long-term rental.

This article is general information, not tax advice. Ask a Greek accountant about your own situation.