Yunanistan gayrimenkul vergileri 2026 rehberi. Ev al\u0131rken hangi vergiler \u00f6denir? Bankaya g\u00f6nderilen para vergiye tabi mi? ENFIA, kira vergisi, AFM ve Golden Visa mali rehberi.<\/p>\n\n\n\n
Yunanistan’da m\u00fclk sahibi olmak veya Golden Visa almak isteyen yabanc\u0131 yat\u0131r\u0131mc\u0131lar\u0131n zihnini en \u00e7ok kurcalayan soru, \u00e7o\u011fu zaman evin fiyat\u0131 de\u011fildir. As\u0131l endi\u015fe mali s\u00fcre\u00e7lerde sakl\u0131d\u0131r:<\/p>\n\n\n\n
“Yunanistan’daki banka hesab\u0131ma gelecek 800.000 Euro i\u00e7in vergi \u00f6demek zorunda kal\u0131r m\u0131y\u0131m?” “Bu b\u00fcy\u00fck para transferi Golden Visa s\u00fcrecimde bir engel olarak kar\u015f\u0131ma \u00e7\u0131kar m\u0131?” “Vergi dairesi paran\u0131n kayna\u011f\u0131n\u0131 sorgular m\u0131?” “M\u00fclk\u00fc sat\u0131n ald\u0131ktan sonra her y\u0131l hangi vergilerle kar\u015f\u0131la\u015faca\u011f\u0131m?”<\/p>\n\n\n\n
\u0130nternette bu sorulara verilen yan\u0131tlar b\u00fcy\u00fck \u00f6l\u00e7\u00fcde kafa kar\u0131\u015ft\u0131r\u0131c\u0131, g\u00fcncelli\u011fini yitirmi\u015f ya da kulaktan dolma bilgilerle doludur. Bir taraf “Hi\u00e7bir vergi \u00f6demezsiniz” derken, di\u011fer taraf “G\u00f6nderdi\u011finiz her kuru\u015f vergilendirilir” gibi as\u0131ls\u0131z korkular yaymaktad\u0131r.<\/p>\n\n\n\n
Ger\u00e7ek ise bu iki u\u00e7 noktan\u0131n \u00e7ok uza\u011f\u0131ndad\u0131r. Yunanistan’da gayrimenkul edinimi, uluslararas\u0131 fon transferi, Golden Visa ba\u015fvurusu ve vergilendirme; her biri kendine \u00f6zg\u00fc kurallar\u0131 olan ayr\u0131 hukuki s\u00fcre\u00e7lerdir. Bu rehberde t\u00fcm bu kavramlar\u0131 net olarak ele al\u0131yoruz: Yunanistan gayrimenkul vergileri 2026 ger\u00e7e\u011fi, ENFIA hesaplama mant\u0131\u011f\u0131, kira geliri vergilendirmesi, AML\/KYC ile vergi denetimi aras\u0131ndaki kritik fark ve yabanc\u0131 yat\u0131r\u0131mc\u0131lar\u0131n en s\u0131k d\u00fc\u015ft\u00fc\u011f\u00fc mali tuzaklar.<\/p>\n\n\n\n
Avrupa’da ilk kez yat\u0131r\u0131m yapacak ki\u015filerin d\u00fc\u015ft\u00fc\u011f\u00fc en yayg\u0131n yan\u0131lg\u0131 \u015fudur: “Yunanistan’da ev sat\u0131n al\u0131rsam t\u00fcm d\u00fcnya genelindeki gelirlerim otomatik olarak Yunanistan’da vergilendirilir.” Bu bilgi tamamen yanl\u0131\u015ft\u0131r.<\/p>\n\n\n\n
Yunanistan mali sistemi; ki\u015finin vergi mukimi olup olmamas\u0131na, elde edilen gelirin niteli\u011fine, bu gelirin hangi \u00fclkede do\u011fdu\u011funa ve yap\u0131lan yat\u0131r\u0131m\u0131n t\u00fcr\u00fcne g\u00f6re \u015fekillenir. Dolay\u0131s\u0131yla yaln\u0131zca bir gayrimenkul sat\u0131n alm\u0131\u015f olmak, t\u00fcm k\u00fcresel gelirlerinizin Yunanistan’da vergilendirilece\u011fi anlam\u0131na gelmez.<\/p>\n\n\n\n
Yunanistan’da ev sat\u0131n almak size m\u00fclkiyet hakk\u0131 kazand\u0131r\u0131r ve bu m\u00fclke ba\u011fl\u0131 y\u0131ll\u0131k emlak vergisi gibi yerel y\u00fck\u00fcml\u00fcl\u00fckler do\u011furur. Ancak bu durum, sizi otomatik olarak Yunanistan’\u0131n vergi mukimi yapmaya yetmez. Vergi mukimli\u011fi; ya\u015fam merkezinizin neresi oldu\u011funa, bir takvim y\u0131l\u0131 i\u00e7inde \u00fclkede ge\u00e7irdi\u011finiz s\u00fcreye (genellikle 183 g\u00fcn kural\u0131) ve ki\u015fisel ile ekonomik ba\u011flara g\u00f6re belirlenen \u00e7ok daha kapsaml\u0131 bir hukuki stat\u00fcd\u00fcr.<\/p>\n\n\n\n
Hay\u0131r. Golden Visa bir oturum hakk\u0131d\u0131r, vergi stat\u00fcs\u00fc de\u011fildir. Bir\u00e7ok yat\u0131r\u0131mc\u0131 bu iki kavram\u0131 kar\u0131\u015ft\u0131r\u0131r. Golden Visa kart\u0131na sahip olup ya\u015fam merkezini Yunanistan’a ta\u015f\u0131mayan bir yat\u0131r\u0131mc\u0131, \u00fclkede 183 g\u00fcn\u00fc a\u015fan s\u00fcre ge\u00e7irmedi\u011fi s\u00fcrece genel olarak Yunanistan vergi mukimi say\u0131lmaz. Bu durum, yat\u0131r\u0131mc\u0131n\u0131n k\u00fcresel gelirlerinin Yunanistan’da vergilendirilmedi\u011fi anlam\u0131na gelir; yaln\u0131zca Yunanistan kaynakl\u0131 gelirler ve m\u00fclke ba\u011fl\u0131 vergiler s\u00f6z konusu olur.<\/p>\n\n\n\n
Yunanistan’da gayrimenkul d\u00fcnyas\u0131na ad\u0131m atan her yat\u0131r\u0131mc\u0131n\u0131n ilk kar\u015f\u0131la\u015faca\u011f\u0131 terim AFM’dir. AFM (Arithmos Forologikou Mitroou), Yunanistan’\u0131n resmi vergi kimlik numaras\u0131d\u0131r.<\/p>\n\n\n\n
Bu numara olmadan \u00fclkede gayrimenkul sat\u0131n alamaz, resmi s\u00f6zle\u015fmelere imza atamaz, vergi \u00f6deyemez ve banka hesab\u0131 a\u00e7amazs\u0131n\u0131z. AFM edinmek, Yunanistan’da vergi mukimi oldu\u011funuz anlam\u0131na gelmez; bu numara sadece resmi ve finansal i\u015flemlerinizi y\u00fcr\u00fctebilmeniz i\u00e7in size tan\u0131mlanan yasal bir kimlik kart\u0131d\u0131r. Gerekti\u011finde vek\u00e2let verilen bir avukat arac\u0131l\u0131\u011f\u0131yla da al\u0131nabilir; bu sayede yat\u0131r\u0131mc\u0131 Yunanistan’a gelmek zorunda kalmaz.<\/p>\n\n\n\n
Yat\u0131r\u0131mc\u0131lar\u0131n i\u00e7ini rahatlatacak en net cevap: Hay\u0131r. Kendi ad\u0131n\u0131za kay\u0131tl\u0131 olan bir kaynaktan, Yunanistan’daki kendi banka hesab\u0131n\u0131za gayrimenkul sat\u0131n alma amac\u0131yla para g\u00f6ndermeniz, o paran\u0131n bir “gelir” oldu\u011fu anlam\u0131na gelmez ve transfer an\u0131nda gelir vergisi al\u0131nmaz.<\/p>\n\n\n\n
Ancak burada yat\u0131r\u0131mc\u0131lar\u0131n s\u0131kl\u0131kla g\u00f6zden ka\u00e7\u0131rd\u0131\u011f\u0131 kritik bir ayr\u0131m vard\u0131r: vergilendirme ile mali denetim tamamen farkl\u0131 s\u00fcre\u00e7lerdir. Bu fark\u0131 anlamak, Yunanistan’daki yat\u0131r\u0131m s\u00fcrecinizi \u00e7ok daha sa\u011fl\u0131kl\u0131 y\u00f6netmenizi sa\u011flar.<\/p>\n\n\n\n
Y\u00fcksek tutarl\u0131 para transferlerinde bankan\u0131z\u0131n sizden bilgi veya belge talep etmesi, bir vergi borcunuz oldu\u011fu anlam\u0131na gelmez. Avrupa Birli\u011fi ve Yunanistan mali mevzuatlar\u0131 uyar\u0131nca bankalar, AML (Kara Para Aklaman\u0131n \u00d6nlenmesi) ve KYC (M\u00fc\u015fterini Tan\u0131) protokollerini uygulamakla y\u00fck\u00fcml\u00fcd\u00fcr. Bankan\u0131n amac\u0131 vergi hesaplamak de\u011fil, sisteme giren fonun yasal yollardan elde edildi\u011fini do\u011frulamakt\u0131r.<\/p>\n\n\n\n
Bu nedenle 800.000 Euro transferi yapt\u0131\u011f\u0131n\u0131zda banka size “Bu para nereden geliyor?” diye sorabilir. Bu soru tamamen standart bir Avrupa bankac\u0131l\u0131k prosed\u00fcr\u00fcd\u00fcr ve t\u00fcm m\u00fc\u015fteriler i\u00e7in ayn\u0131 \u015fekilde ge\u00e7erlidir; yaln\u0131zca yabanc\u0131 yat\u0131r\u0131mc\u0131lara \u00f6zg\u00fc bir uygulama de\u011fildir.<\/p>\n\n\n\n
Source of Funds, yat\u0131r\u0131mda kullan\u0131lan paran\u0131n yasal kayna\u011f\u0131n\u0131n a\u00e7\u0131klanmas\u0131 demektir. En s\u0131k kabul g\u00f6ren yasal fon kaynaklar\u0131 \u015funlard\u0131r: ba\u015fka bir gayrimenkul\u00fcn sat\u0131\u015f\u0131ndan elde edilen gelirler, y\u0131llar i\u00e7inde biriktirilmi\u015f maa\u015f ve ki\u015fisel tasarruflar, ticari \u015firket faaliyetlerinden elde edilen kazan\u00e7lar veya k\u00e2r pay\u0131 da\u011f\u0131t\u0131mlar\u0131, miras veya yasal yollarla belgelenmi\u015f ba\u011f\u0131\u015flar ve borsa veya fon sat\u0131\u015f gelirleri. Banka bu kaynaklar\u0131 g\u00f6steren belgeleri talep edebilir; bu belgeler ne kadar haz\u0131r ve d\u00fczenli olursa s\u00fcre\u00e7 o kadar h\u0131zl\u0131 ilerler.<\/p>\n\n\n\n
Profesyonel yat\u0131r\u0131mc\u0131lar \u015fu prensiplere g\u00f6re hareket eder: resmi banka kanallar\u0131n\u0131 kullan\u0131rlar, a\u00e7\u0131klama k\u0131sm\u0131na “Gayrimenkul al\u0131m\u0131” veya “Golden Visa yat\u0131r\u0131m\u0131” gibi net bilgiler yazarlar, t\u00fcm SWIFT belgelerini ve dekontlar\u0131 saklarlar ve \u00f6demeleri resmi s\u00f6zle\u015fmelerle uyumlu bi\u00e7imde ger\u00e7ekle\u015ftirirler. Bu yakla\u015f\u0131m hem bankac\u0131l\u0131k s\u00fcre\u00e7lerini hem de Golden Visa ba\u015fvurular\u0131n\u0131 kolayla\u015ft\u0131r\u0131r.<\/p>\n\n\n\n
Uluslararas\u0131 yat\u0131r\u0131mc\u0131lar\u0131n mutlaka bilmesi gereken bir di\u011fer sistem CRS’dir. CRS (Common Reporting Standard), OECD taraf\u0131ndan geli\u015ftirilen ve \u00fclkeler aras\u0131nda finansal hesap bilgilerinin belirli kurallar \u00e7er\u00e7evesinde payla\u015f\u0131lmas\u0131n\u0131 ama\u00e7layan uluslararas\u0131 bir bilgi de\u011fi\u015fim sistemidir.<\/p>\n\n\n\n
CRS’nin amac\u0131 vergiden ka\u00e7\u0131nmay\u0131 \u00f6nlemek, uluslararas\u0131 \u015feffafl\u0131\u011f\u0131 art\u0131rmak ve mali sistemin g\u00fcvenli\u011fini g\u00fc\u00e7lendirmektir. Bilgi payla\u015f\u0131m\u0131; ki\u015finin vergi mukimli\u011fine, ilgili \u00fclkeler aras\u0131ndaki anla\u015fmalara ve finansal kurulu\u015flar\u0131n y\u00fck\u00fcml\u00fcl\u00fcklerine g\u00f6re y\u00fcr\u00fct\u00fcl\u00fcr. Golden Visa sahibi olmak CRS uygulamalar\u0131n\u0131 de\u011fi\u015ftirmez; \u00e7\u00fcnk\u00fc CRS oturum kart\u0131na de\u011fil, uluslararas\u0131 finansal raporlama y\u00fck\u00fcml\u00fcl\u00fcklerine dayan\u0131r.<\/p>\n\n\n\n
Yunanistan’da do\u011fru bir b\u00fct\u00e7e planlamas\u0131 yapabilmek i\u00e7in m\u00fclk\u00fcn sat\u0131\u015f bedeline ek olarak olu\u015facak yasal vergi ve har\u00e7lar\u0131 da masaya koymak gerekir.<\/p>\n\n\n\n
\u0130kinci el gayrimenkuller i\u00e7in uygulanan bu vergi, 2026 itibar\u0131yla belediye pay\u0131 dahil efektif olarak yakla\u015f\u0131k %3,09<\/strong> olarak hesaplanmaktad\u0131r. \u00d6rne\u011fin 500.000 Euro de\u011ferindeki bir m\u00fclk i\u00e7in bu yakla\u015f\u0131k 15.450 Euro demektir. Yeni projelerde ise farkl\u0131 bir vergi rejimi s\u00f6z konusu olabilir; baz\u0131 yeni in\u015faatlarda KDV uygulan\u0131rken 2026 itibar\u0131yla bir\u00e7ok yeni projede KDV istisnas\u0131 devam etmekte ve transfer vergisi uygulanmaktad\u0131r. Sat\u0131n al\u0131nacak projenin hangi vergi rejimine tabi oldu\u011funu i\u015flem \u00f6ncesinde kontrol etmek kritik \u00f6nem ta\u015f\u0131r.<\/p>\n\n\n\n Yunanistan’da ev sahibi olduktan sonra her y\u0131l kar\u015f\u0131la\u015faca\u011f\u0131n\u0131z en \u00f6nemli vergi ENFIA’d\u0131r. Bu vergi sat\u0131n alma s\u0131ras\u0131nda de\u011fil, m\u00fclkiyet devam etti\u011fi s\u00fcrece her y\u0131l \u00f6denir. ENFIA’n\u0131n tutar\u0131; m\u00fclk\u00fcn bulundu\u011fu b\u00f6lge, objektif de\u011fer, metrekare, binan\u0131n ya\u015f\u0131 ve kullan\u0131m \u015fekline g\u00f6re hesaplan\u0131r.<\/p>\n\n\n\n Pratik bir \u00f6rnek vermek gerekirse: Atina’n\u0131n merkezi bir semtinde 120 m\u00b2 yeni bir daire i\u00e7in y\u0131ll\u0131k ENFIA genellikle birka\u00e7 y\u00fcz Euro ile birka\u00e7 bin Euro aras\u0131nda de\u011fi\u015febilir. Prestijli sahil semtlerinde bu rakam daha y\u00fcksek olabilirken, \u015fehrin daha sakin b\u00f6lgelerinde \u00e7ok daha makul seviyelerde kal\u0131r. Golden Visa sahibi olmak ENFIA’dan muafiyet sa\u011flamaz; \u00e7\u00fcnk\u00fc ENFIA oturum iznine de\u011fil, do\u011frudan m\u00fclkiyete ba\u011fl\u0131 bir vergidir.<\/p>\n\n\n\n TAP ad\u0131 verilen belediye vergisi, genellikle elektrik faturalar\u0131na c\u00fczi miktarlarda yans\u0131t\u0131lan ve m\u00fclk\u00fcn objektif de\u011ferine g\u00f6re hesaplanan yerel bir har\u00e7t\u0131r. Belediye hizmetlerinin finansman\u0131nda kullan\u0131lan bu vergi, toplam yat\u0131r\u0131m b\u00fct\u00e7esi i\u00e7inde en k\u00fc\u00e7\u00fck kalemi olu\u015fturur.<\/p>\n\n\n\n Yat\u0131r\u0131m amac\u0131yla ev sat\u0131n alanlar\u0131n en \u00e7ok merak etti\u011fi vergi konusu budur. Yunanistan’daki m\u00fclk\u00fcn\u00fczden kira geliri elde ederseniz bu gelir Yunanistan’da vergisel y\u00fck\u00fcml\u00fcl\u00fck do\u011furur. 2026 y\u0131l\u0131 itibar\u0131yla kira gelirleri \u015fu \u015fekilde vergilendirilmektedir: 12.000 Euro’ya kadar olan y\u0131ll\u0131k kira geliri %15<\/strong>, 12.000 Euro \u00fczerindeki k\u0131s\u0131m %35<\/strong> ve daha y\u00fcksek dilimlerde %45<\/strong> oran\u0131nda vergilendirilir.<\/p>\n\n\n\n \u00d6rnek vermek gerekirse: Ayl\u0131k 1.500 Euro kira geliriniz varsa y\u0131ll\u0131k 18.000 Euro’luk gelirin 12.000 Euro’luk k\u0131sm\u0131 i\u00e7in %15 (1.800 Euro), kalan 6.000 Euro i\u00e7in %35 (2.100 Euro) vergi \u00f6denir; toplam yakla\u015f\u0131k 3.900 Euro y\u0131ll\u0131k vergi anlam\u0131na gelir.<\/p>\n\n\n\n K\u0131sa d\u00f6nem kiralamalar uzun d\u00f6nem kiralamalardan farkl\u0131 beyan ve vergi usullerine tabidir. Ayr\u0131ca 2026 mevzuat\u0131nda Golden Visa kapsam\u0131nda standart konut al\u0131mlar\u0131nda k\u0131sa d\u00f6nemli kiralama yasakt\u0131r. Yaln\u0131zca Ticari D\u00f6n\u00fc\u015f\u00fcm projelerinden al\u0131nan m\u00fclklerde Airbnb serbesttir.<\/p>\n\n\n\n Bireysel gayrimenkul sat\u0131\u015flar\u0131ndan do\u011fabilecek de\u011fer art\u0131\u015f kazanc\u0131 vergisinin uygulanmas\u0131 2026 sonuna kadar ask\u0131ya al\u0131nm\u0131\u015f durumdad\u0131r. Ancak mevzuat zaman i\u00e7inde de\u011fi\u015febilece\u011finden sat\u0131\u015f planlan\u0131rken g\u00fcncel durumun kontrol edilmesi \u00f6nemlidir.<\/p>\n\n\n\n Bir yat\u0131r\u0131mc\u0131 Glyfada’da 750.000 Euro de\u011ferinde bir m\u00fclk sat\u0131n almak \u00fczere Yunanistan’daki banka hesab\u0131na para transfer etti. Transferin a\u00e7\u0131klama k\u0131sm\u0131 bo\u015f b\u0131rak\u0131lm\u0131\u015ft\u0131. Banka AML protokolleri gere\u011fi i\u015flemi durdurdu ve fonun kayna\u011f\u0131n\u0131 g\u00f6steren kapsaml\u0131 belgeler talep etti. Belgelerin haz\u0131rlanmas\u0131 ve bankan\u0131n inceleme s\u00fcreci iki haftadan fazla s\u00fcrd\u00fc; bu gecikme noter randevusunu ve tapu i\u015flemini sekteye u\u011fratt\u0131.<\/p>\n\n\n\n ERANOVA ekibinin devreye girmesiyle belgeler h\u0131zla tamamland\u0131, a\u00e7\u0131klama d\u00fczeltilenin ve s\u00fcre\u00e7 tamamland\u0131. Ba\u015ftan do\u011fru haz\u0131rlanm\u0131\u015f bir transfer plan\u0131yla bu iki haftal\u0131k kay\u0131p hi\u00e7 ya\u015fanmayacakt\u0131.<\/p>\n\n\n\n Bir yat\u0131r\u0131mc\u0131 Kolonaki’de 900.000 Euro’luk tarihi bir apartman dairesi sat\u0131n ald\u0131. Sat\u0131n alma maliyetlerini detayl\u0131 hesaplam\u0131\u015f, avukat ve noter \u00fccretlerini b\u00fct\u00e7elemi\u015fti. Ancak ertesi y\u0131l gelen ENFIA faturas\u0131 beklentisinin \u00e7ok \u00fczerindeydi. M\u00fclk\u00fcn bulundu\u011fu semtin y\u00fcksek objektif de\u011feri ve binan\u0131n merkezi konumu, y\u0131ll\u0131k ENFIA tutar\u0131n\u0131 \u00f6ng\u00f6rd\u00fc\u011f\u00fcnden \u00e7ok daha y\u00fcksek bir rakama ta\u015f\u0131m\u0131\u015ft\u0131.<\/p>\n\n\n\n ERANOVA Group, t\u00fcm yat\u0131r\u0131mc\u0131lar\u0131na sat\u0131n alma \u00f6ncesinde tahmini ENFIA hesaplamas\u0131 sunar. Bu bilgi, y\u0131ll\u0131k net kira getirisinin do\u011fru hesaplanmas\u0131 i\u00e7in kritik \u00f6nem ta\u015f\u0131r.<\/p>\n\n\n\n Marousi’de m\u00fclk sat\u0131n alan bir yat\u0131r\u0131mc\u0131, ayl\u0131k 2.000 Euro kira geliriyle y\u0131lda 24.000 Euro br\u00fct gelir elde edecekti. Yat\u0131r\u0131m getirisini hesaplarken vergi giderini s\u0131f\u0131r olarak ald\u0131. Ancak y\u0131ll\u0131k 24.000 Euro kira gelirinin 12.000 Euro’su i\u00e7in %15, kalan 12.000 Euro i\u00e7in %35 vergi \u00f6denmesi gerekiyordu; toplamda yakla\u015f\u0131k 6.000 Euro vergi. Net kira getirisi br\u00fct hesab\u0131na g\u00f6re %25 daha d\u00fc\u015f\u00fck \u00e7\u0131kt\u0131.<\/p>\n\n\n\n Profesyonel yat\u0131r\u0131mc\u0131lar her zaman net getiri \u00fczerinden hesap yapar.<\/p>\n\n\n\n Bir yat\u0131r\u0131mc\u0131 Golden Visa ald\u0131ktan sonra Yunanistan’da alt\u0131 aydan fazla vakit ge\u00e7irmeye ba\u015flad\u0131. Yat\u0131r\u0131m planlamas\u0131n\u0131 yaparken vergi mukimli\u011fi konusunu avukat\u0131yla yeterince g\u00f6r\u00fc\u015fmemi\u015fti. 183 g\u00fcn\u00fc a\u015fan ikamet s\u00fcresi, Yunanistan vergi mukimli\u011fi kriterlerini tetikledi ve yat\u0131r\u0131mc\u0131n\u0131n di\u011fer \u00fclkelerdeki gelirleri Yunanistan’da beyan y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc kapsam\u0131na girdi.<\/p>\n\n\n\n Bu durum \u00f6nlenebilirdi. Vergi mukimli\u011fi planlamas\u0131, m\u00fclk al\u0131m\u0131ndan \u00f6nce yap\u0131lmas\u0131 gereken kritik bir ad\u0131md\u0131r.<\/p>\n\n\n\n 1. Golden Visa ile vergi mukimli\u011fini kar\u0131\u015ft\u0131rmak:<\/strong> Oturum hakk\u0131 ile vergi stat\u00fcs\u00fc tamamen farkl\u0131 hukuki kavramlard\u0131r.<\/p>\n\n\n\n 2. Para transfer a\u00e7\u0131klamas\u0131n\u0131 bo\u015f b\u0131rakmak:<\/strong> Transferin amac\u0131 ve al\u0131c\u0131 bilgisi yaz\u0131lmazsa banka i\u015flemi durdurabilir.<\/p>\n\n\n\n 3. Banka belge talebini vergi cezas\u0131 sanmak:<\/strong> AML\/KYC kontrol\u00fc standdart bankac\u0131l\u0131k prosed\u00fcr\u00fcd\u00fcr, vergi incelemesi de\u011fildir.<\/p>\n\n\n\n 4. ENFIA’y\u0131 sat\u0131n alma b\u00fct\u00e7esine dahil etmemek:<\/strong> Y\u0131ll\u0131k vergi y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc ihmal edilince kira getirisi hesaplar\u0131 ger\u00e7e\u011fi yans\u0131tmaz.<\/p>\n\n\n\n 5. Kira gelirini br\u00fct \u00fczerinden hesaplamak:<\/strong> Vergi gideri hesaba kat\u0131lmadan yap\u0131lan ROI hesab\u0131 yan\u0131lt\u0131c\u0131 sonu\u00e7lar verir.<\/p>\n\n\n\n 6. Airbnb ile uzun d\u00f6nem kiralama vergisini ayn\u0131 sanmak:<\/strong> K\u0131sa d\u00f6nem kiralamalar farkl\u0131 kurallara tabidir ve Golden Visa m\u00fclklerinde yasakt\u0131r.<\/p>\n\n\n\n 7. Dekont ve SWIFT belgelerini saklamamak:<\/strong> Fon kayna\u011f\u0131 istendi\u011finde belgeler haz\u0131r olmazsa s\u00fcre\u00e7 gecikir.<\/p>\n\n\n\n 8. AFM almak = vergi m\u00fckellefi olmak yan\u0131lg\u0131s\u0131:<\/strong> AFM yaln\u0131zca bir kimlik numaras\u0131d\u0131r.<\/p>\n\n\n\n 9. \u00c7ifte vergilendirme anla\u015fmalar\u0131n\u0131 ara\u015ft\u0131rmamak:<\/strong> Kendi \u00fclkesiyle Yunanistan aras\u0131ndaki anla\u015fmalar vergi y\u00fck\u00fcn\u00fc \u00f6nemli \u00f6l\u00e7\u00fcde etkileyebilir.<\/p>\n\n\n\n 10. Kayna\u011f\u0131 belgelenemeyen fonlarla i\u015flem yapmak:<\/strong> Banka incelemesinde belge sunulamamas\u0131 s\u00fcreci durdurur.<\/p>\n\n\n\n 11. Sat\u0131n alma toplam maliyetini eksik hesaplamak:<\/strong> Sadece sat\u0131\u015f fiyat\u0131na bak\u0131p vergi, noter ve kadastro har\u00e7lar\u0131n\u0131 unutmak.<\/p>\n\n\n\n 12. \u0130nternetteki eski bilgilerle hareket etmek:<\/strong> Vergi mevzuat\u0131 de\u011fi\u015febilir; karardan \u00f6nce g\u00fcncel durum kontrol edilmelidir.<\/p>\n\n\n\n 13. Profesyonel vergi dan\u0131\u015fman\u0131yla \u00e7al\u0131\u015fmamak:<\/strong> \u00d6zellikle y\u00fcksek tutarl\u0131 yat\u0131r\u0131mlarda uzman deste\u011fi zorunludur.<\/p>\n\n\n\n 14. Vergi planlamas\u0131n\u0131 sat\u0131n alma sonras\u0131na b\u0131rakmak:<\/strong> Sat\u0131n alma tamamland\u0131ktan sonra se\u00e7enekler daral\u0131r.<\/p>\n\n\n\n 15. T\u00fcm s\u00fcreci yaln\u0131zca emlak dan\u0131\u015fman\u0131na b\u0131rakmak:<\/strong> Hukuk, mali m\u00fc\u015favirlik ve gayrimenkul dan\u0131\u015fmanl\u0131\u011f\u0131 ayr\u0131 uzmanl\u0131k alanlar\u0131d\u0131r; ba\u015far\u0131l\u0131 yat\u0131r\u0131m ekip \u00e7al\u0131\u015fmas\u0131 gerektirir.<\/p>\n\n\n\n Profesyonel yat\u0131r\u0131mc\u0131lar a\u015fa\u011f\u0131daki listeyi tamamlamadan \u00f6deme yapmaz.<\/p>\n\n\n\n Vergisel Kontrol:<\/strong> AFM al\u0131nd\u0131 m\u0131? Sat\u0131n alma vergi ve har\u00e7lar\u0131 hesapland\u0131 m\u0131? Tahmini ENFIA hesapland\u0131 m\u0131? Kira geliri vergi plan\u0131 olu\u015fturuldu mu? \u00c7ifte vergilendirme anla\u015fmas\u0131 incelendi mi?<\/p>\n\n\n\n Bankac\u0131l\u0131k Kontrol\u00fc:<\/strong> Para transfer plan\u0131 haz\u0131r m\u0131? A\u00e7\u0131klama k\u0131s\u0131mlar\u0131 do\u011fru mu? SWIFT belgesi ve dekontlar saklanacak m\u0131? Source of Funds belgeleri haz\u0131r m\u0131?<\/p>\n\n\n\n Golden Visa Kontrol\u00fc:<\/strong> B\u00f6lge ve m\u00fclk Golden Visa uyumlu mu? 800.000 Euro \/ 120 m\u00b2 \u015fartlar\u0131 kar\u015f\u0131lan\u0131yor mu? Kiralama modeli mevzuata uygun mu?<\/p>\n\n\n\n Uzun Vadeli Mali Kontrol:<\/strong> Vergi mukimli\u011fi analizi yap\u0131ld\u0131 m\u0131? Y\u0131ll\u0131k maliyet modeli olu\u015fturuldu mu? Kira stratejisi (uzun \/ k\u0131sa d\u00f6nem) belirlendi mi?<\/p>\n\n\n\n Yunanistan’a g\u00f6nderdi\u011fim para otomatik olarak vergilendirilir mi?<\/strong> Hay\u0131r. Kendi tasarruflar\u0131n\u0131z\u0131 m\u00fclk edinimi amac\u0131yla transfer etmeniz tek ba\u015f\u0131na gelir vergisi do\u011furmaz. Banka AML\/KYC kapsam\u0131nda fon kayna\u011f\u0131 belgesi isteyebilir; ancak bu vergi tahakkuku de\u011fildir.<\/p>\n\n\n\n Golden Visa i\u00e7in g\u00f6nderilen yat\u0131r\u0131m paras\u0131 gelir say\u0131l\u0131r m\u0131?<\/strong> Normal \u015fartlarda hay\u0131r. Golden Visa kapsam\u0131nda g\u00f6nderilen yat\u0131r\u0131m sermayesi, maa\u015f veya ticari gelirden farkl\u0131 de\u011ferlendirilir. Fonun yasal kayna\u011f\u0131n\u0131n belgelenebilir olmas\u0131 gerekir.<\/p>\n\n\n\n Yunanistan gayrimenkul vergileri 2026’da ne kadar?<\/strong> Sat\u0131n alma an\u0131ndaki en b\u00fcy\u00fck kalem yakla\u015f\u0131k %3,09 Tapu Devir Vergisidir. Y\u0131ll\u0131k ENFIA ise m\u00fclk\u00fcn semtine, ya\u015f\u0131na ve m\u00b2’sine g\u00f6re de\u011fi\u015fir. Kira geliri varsa %15 ile %45 aras\u0131nda kademeli vergi uygulan\u0131r.<\/p>\n\n\n\n Golden Visa sahipleri ENFIA \u00f6der mi?<\/strong> Evet. ENFIA sahibin oturum izninden veya vatanda\u015fl\u0131\u011f\u0131ndan ba\u011f\u0131ms\u0131z olarak do\u011frudan m\u00fclkiyete ba\u011fl\u0131 y\u0131ll\u0131k bir vergidir. Tapu \u00fczerinizde oldu\u011fu s\u00fcrece bu vergiyi \u00f6demekle y\u00fck\u00fcml\u00fcs\u00fcn\u00fcz.<\/p>\n\n\n\n Golden Visa almak vergi mukimi olmak anlam\u0131na gelir mi?<\/strong> Hay\u0131r. Golden Visa bir oturum hakk\u0131d\u0131r. Vergi mukimli\u011fi; ya\u015fam merkezinize, Yunanistan’da ge\u00e7irdi\u011finiz s\u00fcreye ve di\u011fer kriterlere g\u00f6re belirlenir. Y\u0131lda 183 g\u00fcnden az s\u00fcre ge\u00e7iren yat\u0131r\u0131mc\u0131lar genellikle Yunanistan vergi mukimi say\u0131lmaz.<\/p>\n\n\n\n Evimi Airbnb’ye verirsem yasal m\u0131?<\/strong> Golden Visa kapsam\u0131nda al\u0131nan standart konut m\u00fclklerinde k\u0131sa d\u00f6nemli kiralama yasakt\u0131r. Yaln\u0131zca Ticari D\u00f6n\u00fc\u015f\u00fcm projelerinden al\u0131nan m\u00fclklerde Airbnb serbesttir. Uzun d\u00f6nem kiralamada ise b\u00f6yle bir k\u0131s\u0131tlama yoktur.<\/p>\n\n\n\n Banka neden para kayna\u011f\u0131n\u0131 soruyor?<\/strong> AB’nin AML ve KYC d\u00fczenlemeleri t\u00fcm bankalara bu y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc getirmektedir. Bu uygulama yaln\u0131zca yabanc\u0131 yat\u0131r\u0131mc\u0131lar i\u00e7in de\u011fil, t\u00fcm m\u00fc\u015fteriler i\u00e7in ge\u00e7erlidir. Bankan\u0131n soru sormas\u0131 vergi cezas\u0131 veya inceleme ba\u015flang\u0131c\u0131 de\u011fildir.<\/p>\n\n\n\n Ev satarsam vergi \u00f6der miyim?<\/strong> Bireysel gayrimenkul sat\u0131\u015flar\u0131nda sermaye kazanc\u0131 vergisinin uygulanmas\u0131 2026 sonuna kadar ask\u0131ya al\u0131nm\u0131\u015f durumdad\u0131r. Sat\u0131\u015f planlan\u0131rken g\u00fcncel mevzuat mutlaka kontrol edilmelidir.<\/p>\n\n\n\n \u00c7ifte vergilendirme ne anlama gelir?<\/strong> Hem kendi \u00fclkenizde hem de Yunanistan’da ayn\u0131 gelir i\u00e7in iki kez vergi \u00f6deyip \u00f6demeyece\u011finiz sorusudur. Cevap; vergi mukimli\u011finize, \u00fclkeler aras\u0131ndaki \u00e7ifte vergilendirmeyi \u00f6nleme anla\u015fmas\u0131na ve gelirin niteli\u011fine g\u00f6re de\u011fi\u015fir. Her yat\u0131r\u0131mc\u0131n\u0131n durumu bireysel olarak analiz edilmelidir.<\/p>\n\n\n\n AFM almak vergi m\u00fckellefi olmak m\u0131d\u0131r?<\/strong> Hay\u0131r. AFM yaln\u0131zca Yunanistan’da resmi i\u015flemler i\u00e7in kullan\u0131lan bir kimlik numaras\u0131d\u0131r. Vergi mukimli\u011fi \u00e7ok daha farkl\u0131 kriterlerle belirlenir.<\/p>\n\n\n\n ERANOVA GROUP olarak yat\u0131r\u0131mc\u0131lar\u0131m\u0131z\u0131 yaln\u0131zca do\u011fru gayrimenkullerle bulu\u015fturmakla kalm\u0131yoruz; s\u0131n\u0131r \u00f6tesi bu yat\u0131r\u0131m\u0131n mali ve hukuki t\u00fcm altyap\u0131s\u0131n\u0131 ilk g\u00fcnden itibaren birlikte planl\u0131yoruz.<\/p>\n\n\n\n Sat\u0131n alma \u00f6ncesi vergi ve masraf modellemesinden para transfer s\u00fcre\u00e7lerinin y\u00f6netimine, AFM ediniminden y\u0131ll\u0131k ENFIA planlamas\u0131na, kira vergisi stratejisinden Golden Visa dan\u0131\u015fmanl\u0131\u011f\u0131na kadar t\u00fcm s\u00fcreci tek bir profesyonel \u00e7at\u0131 alt\u0131nda y\u00fcr\u00fct\u00fcyoruz. Yat\u0131r\u0131m\u0131n\u0131z\u0131n gelecekte beklenmedik mali s\u00fcrprizlerle kar\u015f\u0131la\u015fmamas\u0131 i\u00e7in k\u00fcresel uzmanl\u0131\u011f\u0131m\u0131zla yan\u0131n\u0131zday\u0131z.<\/p>\n\n\n\n \ud83d\udc49 Atina G\u00fcncel Gayrimenkul \u0130lanlar\u0131<\/a> \ud83d\udc49 Golden Visa 2026 S\u0131k\u00e7a Sorulan Sorular<\/a> \ud83d\udc49 Yunanistan Emlak Piyasas\u0131 Analiz Blogu<\/a><\/p>\n\n\n\n Yunanistan gayrimenkul vergileri 2026 y\u0131l\u0131nda \u00e7ok katmanl\u0131 bir yap\u0131 sunmaktad\u0131r. Sat\u0131n alma an\u0131ndaki %3,09 tapu devir vergisinden ba\u015flayarak y\u0131ll\u0131k ENFIA y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcne, kira gelirinin %15\u2013%45 aras\u0131ndaki vergilendirmesine kadar her kalemin \u00f6nceden hesaplanm\u0131\u015f olmas\u0131, yat\u0131r\u0131m\u0131n ger\u00e7ek net getirisini ortaya koyar.<\/p>\n\n\n\n En kritik mesaj \u015fudur: para transferi vergi de\u011fildir, banka kontrol\u00fc vergi incelemesi de\u011fildir, Golden Visa oturum hakk\u0131d\u0131r vergi mukimli\u011fi de\u011fildir. Bu \u00fc\u00e7 ayr\u0131m\u0131 do\u011fru anlayan yat\u0131r\u0131mc\u0131, Yunanistan gayrimenkul pazar\u0131nda hem hukuki hem mali a\u00e7\u0131dan g\u00fcvende olur. Do\u011fru lokasyonu, do\u011fru vergi planlamas\u0131yla bulu\u015fturmak; Atina’daki yat\u0131r\u0131m\u0131n\u0131z\u0131 nesiller boyu de\u011fer \u00fcreten bir Euro bazl\u0131 varl\u0131\u011fa d\u00f6n\u00fc\u015ft\u00fcrmenin en sa\u011flam yoludur.<\/p>\n\n\n\n <\/p>\n","protected":false},"excerpt":{"rendered":" Yunanistan Gayrimenkul Vergileri 2026: Ev Al\u0131rken ve Golden Visa S\u00fcrecinde Bilmeniz Gereken Her \u015eey Meta Description Yunanistan gayrimenkul vergileri 2026 rehberi. Ev al\u0131rken hangi vergiler \u00f6denir? Bankaya g\u00f6nderilen para vergiye tabi mi? ENFIA, kira vergisi, AFM ve Golden Visa mali rehberi. Yunanistan’a 800.000 Euro G\u00f6nderdiniz… Peki Vergi Dairesi Ger\u00e7ekten Kap\u0131n\u0131z\u0131 \u00c7alar m\u0131? Yunanistan’da m\u00fclk sahibi […]<\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1],"tags":[],"class_list":["post-9262","post","type-post","status-publish","format-standard","hentry","category-genel"],"_links":{"self":[{"href":"https:\/\/www.eranovagroup.com\/wp-json\/wp\/v2\/posts\/9262","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.eranovagroup.com\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.eranovagroup.com\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.eranovagroup.com\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.eranovagroup.com\/wp-json\/wp\/v2\/comments?post=9262"}],"version-history":[{"count":1,"href":"https:\/\/www.eranovagroup.com\/wp-json\/wp\/v2\/posts\/9262\/revisions"}],"predecessor-version":[{"id":9263,"href":"https:\/\/www.eranovagroup.com\/wp-json\/wp\/v2\/posts\/9262\/revisions\/9263"}],"wp:attachment":[{"href":"https:\/\/www.eranovagroup.com\/wp-json\/wp\/v2\/media?parent=9262"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.eranovagroup.com\/wp-json\/wp\/v2\/categories?post=9262"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.eranovagroup.com\/wp-json\/wp\/v2\/tags?post=9262"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}2. ENFIA \u2014 Her Y\u0131l \u00d6denecek Emlak Vergisi<\/h3>\n\n\n\n
3. Belediye Vergisi (TAP) \u2014 Y\u0131ll\u0131k K\u00fc\u00e7\u00fck Bir Y\u00fck<\/h3>\n\n\n\n
4. Kira Geliri Vergisi \u2014 Kiraya Verenler \u0130\u00e7in<\/h3>\n\n\n\n
5. K\u0131sa D\u00f6nem Kiralama (Airbnb) \u2014 Farkl\u0131 Kurallar<\/h3>\n\n\n\n
6. Sermaye Kazanc\u0131 Vergisi \u2014 Ev Satarsan\u0131z<\/h3>\n\n\n\n
\n\n\n\n2026 Vergi ve Masraf \u00d6zet Tablosu<\/h2>\n\n\n\n
Vergi \/ Gider T\u00fcr\u00fc<\/th> Oran \/ Tutar<\/th> Ne Zaman<\/th><\/tr><\/thead> Tapu Devir Vergisi<\/td> ~%3,09<\/td> Sat\u0131n alma an\u0131nda<\/td><\/tr> Noter Masraf\u0131<\/td> %1\u2013%1,5<\/td> Sat\u0131n alma an\u0131nda<\/td><\/tr> Kadastro Har\u00e7lar\u0131<\/td> %0,5\u2013%0,7<\/td> Sat\u0131n alma an\u0131nda<\/td><\/tr> ENFIA (Emlak Vergisi)<\/td> M\u00fclke g\u00f6re de\u011fi\u015fir<\/td> Her y\u0131l<\/td><\/tr> TAP (Belediye Vergisi)<\/td> Sembolik<\/td> Her y\u0131l<\/td><\/tr> Kira Geliri Vergisi<\/td> %15\u2013%45 (dilime g\u00f6re)<\/td> Kira geliri varsa<\/td><\/tr> Sermaye Kazanc\u0131 Vergisi<\/td> 2026 sonuna kadar ask\u0131da<\/td> Sat\u0131\u015f an\u0131nda<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n
\n\n\n\nGer\u00e7ek Vaka Analizleri: Vergi S\u00fcrprizleriyle Kar\u015f\u0131la\u015fanlar<\/h2>\n\n\n\n
Vaka 1 \u2014 “Banka Hesab\u0131m Bloke Edildi” Kabusu<\/h3>\n\n\n\n
Vaka 2 \u2014 ENFIA S\u00fcrprizi<\/h3>\n\n\n\n
Vaka 3 \u2014 Kira Vergisini Unutmak<\/h3>\n\n\n\n
Vaka 4 \u2014 Golden Visa ve Vergi Mukimli\u011fi Kar\u0131\u015f\u0131kl\u0131\u011f\u0131<\/h3>\n\n\n\n
\n\n\n\nYabanc\u0131 Yat\u0131r\u0131mc\u0131lar\u0131n Yapt\u0131\u011f\u0131 En B\u00fcy\u00fck 15 Vergi Hatas\u0131<\/h2>\n\n\n\n
\n\n\n\nSat\u0131n Alma \u00d6ncesi Mali Kontrol Listesi<\/h2>\n\n\n\n
\n\n\n\nS\u0131k\u00e7a Sorulan Sorular<\/h2>\n\n\n\n
\n\n\n\nERANOVA GROUP ile G\u00fcvenli Mali Planlama<\/h2>\n\n\n\n
\n\n\n\nSonu\u00e7<\/h2>\n\n\n\n