To move to Greece as a non-EU national you need a residence permit: the main routes are the Golden Visa (usually €400,000 or €800,000 in property, €250,000 only for narrow cases), the Digital Nomad Visa (€3,500 a month net) and the Financially Independent Person permit for retirees (€3,500 a month), set by Migration Code arts. 68, 100 and 163 and KYA 225679/2024 (checked 18 October 2026). EU, EEA and Swiss citizens need no visa, but more than 183 days in Greece in any 12-month period generally makes you Greek tax resident (Income Tax Code art. 4).
The Greece Golden Visa is a five-year, renewable residence permit for non-EU investors that has no minimum stay but gives no right to work (Migration Code art. 100).
Last updated: 18 October 2026 (Golden Visa, residence-permit, tax and citizenship rules re-checked against the Migration Code, the Income Tax Code and the MITOS naturalisation procedure). Sources: Greek Ministry of Migration and Asylum, Greek Ministry of Finance, MITOS, Numbeo, PWC Tax Summaries, Henley & Partners.
Can I Get a Greece Golden Visa in 2026?
Yes. The Greece Golden Visa remains open and is one of Europe's most accessible residency-by-investment programs. The minimum property investment is €400,000 in most of Greece, but since 1 September 2024 it is €800,000 in high-demand areas: the whole Attica Region (including all of Athens), the Regional Unit of Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents (Law 5100/2024, checked 18 October 2026). €250,000 applies only to converting a non-residential building to residential use or restoring a listed building. A separate €250,000 route invests in a startup on Greece's National Startup Registry (Elevate Greece), under Migration Code art. 100A.
2026 THRESHOLDS
Greece Golden Visa investment minimums: €800,000 (Attica including all of Athens, the Regional Unit of Thessaloniki, Mykonos, Santorini, islands over 3,100 residents), €400,000 (everywhere else), €250,000 (converting a non-residential building to residential use, or restoring a listed building, anywhere). Non-property routes: €250,000 in a registered startup (art. 100A), €350,000 in a Greek-focused mutual fund or AIF, €500,000 in company capital, a REIC, a venture fund, Greek government bonds or a term deposit, and €800,000 in listed Greek shares or bonds (art. 99). Sources, checked 18 October 2026: Law 5100/2024 (FEK A' 49) amending Migration Code art. 100, as published by the Ministry of Migration and Asylum, and the consolidated Migration Code arts. 99, 100 and 100A.
| Visa Type | Minimum Requirement | Min. Stay | Processing | Work in Greece? |
|---|---|---|---|---|
| Golden Visa (Property) | €400,000 (most areas) or €800,000 (Attica, Regional Unit of Thessaloniki, Mykonos, Santorini, islands over 3,100 residents); €250,000 only for conversions or listed-building restorations | None | Legal target: 2 months after a complete file | No (the permit gives no right to work) |
| Startup investor permit (B.6) | €250,000 in a company on the National Startup Registry (Elevate Greece), max 33% stake, held 5 years | None | Investment certified first; varies | No (the permit gives no access to employment) |
| Golden Visa (funds, bonds, deposits) | €350,000 (Greek-focused mutual fund or AIF); €500,000 (company capital, REIC, venture capital, Greek government bonds or term deposit); €800,000 (listed Greek shares or bonds) | None | Varies | No |
| Digital Nomad Visa | €3,500/month net income (+20% spouse, +15% per child) | No minimum | Consulate decides within 10 days | Remote only, for employers or clients outside Greece |
| Financially Independent Person (FIP) | €3,500/month from a pension, savings or other own means (+20% spouse, +15% per child) | None set in the law | Varies by consulate | No |
| Retirement (no separate visa) | Retirees use the FIP permit above | None set in the law | Varies by consulate | No |
Investment location matters:
Under Migration Code art. 100 as amended by Law 5100/2024, the €800,000 threshold applies to the Attica Region (Athens), the Regional Unit of Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents. Conversions of non-residential buildings to residential use and listed-building restorations qualify at the reduced €250,000 threshold anywhere in Greece. The property may not be let short-term or sublet; breaking that rule means losing the permit and a €50,000 fine (art. 100(7A)).
Which route fits which mover:
- Investor wanting EU access with no stay requirement: Golden Visa (property or startup): maximum flexibility, includes family
- Remote worker earning €3,500+/month net: Digital Nomad Visa: 12-month national visa, then a 2-year residence permit; the 50% tax relief applies only with a Greek employer or business activity in Greece
- Retiree with pension income: Financially Independent Person permit (the 'retirement visa'): €3,500/month, 3-year permit, no work in Greece; see our Greece retirement visa guide
- Budget-conscious investor: target €400K standard-property regions outside Attica, the Regional Unit of Thessaloniki and the high-demand islands (Peloponnese, Central Greece, much of Northern Greece), or the €250K conversion or listed-building route anywhere
How Much Does It Cost to Live in Greece?
According to Global Citizen Solutions, a single person in Greece needs €600-900/month excluding rent. Per Numbeo data, Athens is approximately 25% cheaper than Rome and 35% cheaper than Paris. Thessaloniki offers 15-25% savings versus Athens. Greek islands vary widely. Mykonos and Santorini are premium; Crete, Naxos, and Rhodes offer better value.
COST COMPARISON
Greece vs other EU countries (Numbeo 2026): Greece is 25% cheaper than Italy, 30% cheaper than France, 15% cheaper than Spain, and 10-15% cheaper than Portugal. Athens is one of Europe's most affordable capitals.
What is the rent in Greece's major cities?
According to Numbeo and local rental data (January 2026), Athens 1-bedroom apartments in the center range from €700-1,200/month, while Thessaloniki averages €400-600, roughly 40% less. Island rents vary seasonally, with winter rates 30-50% lower than peak summer.
| Location | 1BR Center | 1BR Outside | 3BR Center | Best For |
|---|---|---|---|---|
| Athens (Kolonaki/Plaka) | €1,000-1,400 | €650-900 | €1,800-2,500 | Urban life, history, culture |
| Athens (suburbs) | €600-900 | €450-650 | €1,200-1,600 | Families, value |
| Thessaloniki | €450-650 | €350-500 | €900-1,300 | Best value major city |
| Crete (Chania/Heraklion) | €500-800 | €400-600 | €900-1,400 | Year-round island life |
| Corfu | €500-750 | €400-550 | €900-1,300 | Greenery, Italian influence |
| Rhodes | €450-700 | €350-500 | €800-1,200 | History, beaches, affordability |
| Santorini (off-season) | €800-1,200 | €600-900 | €1,500-2,500 | Iconic views (seasonal) |
Source: Numbeo, local rental platforms (Spitogatos, XE.gr), January 2026
What is the monthly budget for living in Greece?
| Monthly Expense | Single (Athens) | Single (Thessaloniki) | Couple | Family of 4 |
|---|---|---|---|---|
| Rent (comfortable) | €700-1,000 | €450-650 | €900-1,400 | €1,200-2,000 |
| Groceries | €250-350 | €220-300 | €400-500 | €550-700 |
| Utilities (85m²) | €120-180 | €100-150 | €150-220 | €180-280 |
| Transport | €30-50 | €25-40 | €60-100 | €80-150 |
| Health insurance | €50-120 | €50-120 | €100-200 | €150-350 |
| Dining/entertainment | €200-400 | €150-300 | €300-500 | €400-600 |
| TOTAL | €1,350-2,100 | €995-1,560 | €1,910-2,920 | €2,560-4,080 |
How Do I Get a Greek Tax Number (AFM)?
According to the Greek Independent Authority for Public Revenue (AADE), the AFM (Αριθμός Φορολογικού Μητρώου) is Greece's tax identification number, required for all financial transactions including property purchases, bank accounts, and utility contracts. Non-residents can obtain an AFM through the tax office (DOY) or via a Greek tax representative.
ESSENTIAL DOCUMENTS
To get an AFM you need: Valid passport, proof of address (home country acceptable for non-residents), completed M1 form. For Golden Visa applicants, your lawyer typically handles AFM registration. Processing: same day at DOY office.
What should I do in my first 30 days in Greece?
| Task | Where/How | Cost | Timeline |
|---|---|---|---|
| Get AFM (tax number) | DOY office or via lawyer/tax rep | Free (or €50-100 via rep) | Same day - 1 week |
| Open bank account | Alpha Bank, Eurobank, Piraeus Bank | €0-5/month | 1-2 weeks |
| Get Greek SIM | Cosmote, Vodafone, Wind | €10-25/month | Same day |
| Apply for AMKA | KEP office (after residence permit) | Free | 1-2 weeks |
| Register residence | Municipality (Dimotologio) | Free | 1-4 weeks |
| Set up utilities | DEI (electric), DEPA (gas) | €100-200/month | 1-2 weeks |
Is Greek Healthcare Good for Expats?
According to the Euro Health Consumer Index, Greece's public healthcare system ranked #29 of 35 countries in the Euro Health Consumer Index 2018 (the last edition). The system operates through EFKA (Unified Social Insurance Fund), and residents access care via their AMKA number (Social Security Number). Per Global Citizen Solutions, employed residents receive automatic coverage; self-employed and investors can enroll voluntarily or use private insurance.
HEALTHCARE OPTIONS
Public healthcare (EFKA): Covered if employed or voluntarily enrolled (€50-150/month). Private insurance: €40-120/month, faster access, English-speaking doctors. Most expats use a combination. Source: Global Citizen Solutions, Get Golden Visa.
| Healthcare Option | Annual Cost | Wait Times | Best For |
|---|---|---|---|
| Public (EFKA/AMKA) | €600-1,800/year or employer-paid | Weeks-months | Employed residents, budget option |
| Private Insurance | €500-1,500/year | Days-weeks | Faster access, English support |
| Private Pay | €50-100/consultation | Same day | One-off visits |
How Much Does the Greece Golden Visa Cost?
Beyond the property price (€400,000-€800,000 depending on location, or from €250,000 for conversions and listed buildings), budget for about 3.09% transfer tax (3% plus a municipal surcharge; confirm with the notary), notary and Cadastre fees, legal fees and the €2,000 Golden Visa permit fee plus a €16 card fee (Ministry of Migration). On a €250,000 conversion that is roughly €18,500-€23,500 on top of the price; on an €800,000 property, roughly €46,700-€53,700 (Movingto estimates, worked below). The law targets a permit decision within 2 months of a complete file (Migration Code art. 100(10)).
TOTAL COSTS
Greece Golden Visa (€250K conversion route, Movingto estimate): Property: €250,000. Transfer tax: about 3.09% (~€7,725). Legal fees: €5,000-10,000. Notary: about €2,500. Cadastre registration: 0.5% (€1,250). Government permit fee: €2,000 (plus a €16 card fee). Total: about €268,500-€273,500.
What are the Greece Golden Visa investment options?
| Investment Type | Minimum Amount | Location Restrictions | Capital Return? |
|---|---|---|---|
| Property (most areas) | €400,000 | Not Athens/Thessaloniki/premium islands | Yes (rental income possible) |
| Property (high-demand) | €800,000 | Attica (all of Athens), Regional Unit of Thessaloniki, Mykonos, Santorini, islands over 3,100 residents | Yes |
| Commercial conversion | €250,000 | Anywhere (conversions + restorations) | Yes |
| Startup investment | €250,000 | Elevate Greece registry | Yes (high risk) |
| Investment fund | €350,000 | Mutual fund or AIF investing exclusively in Greece | Yes |
| Government bonds | €500,000 | 3+ year maturity | Yes (low yield) |
What are the total costs for Greece Golden Visa?
| Cost Component | €250K Conversion Route | €800K Route |
|---|---|---|
| Property investment | €250,000 | €800,000 |
| Transfer tax (about 3.09%) | €7,725 | €24,720 |
| Notary fees (estimate) | €2,500 | €8,000 |
| Legal fees (estimate) | €5,000-10,000 | €8,000-15,000 |
| Cadastre registration (0.5%) | €1,250 | €4,000 |
| Government permit fee | €2,000 | €2,000 |
| TOTAL | €268,475-273,475 | €846,720-853,720 |
What Are Greece's Tax Rates for Expats?
According to PWC Tax Summaries and the Greek Ministry of Finance, Greece uses progressive income tax rates from 9% to 44%. However, Greece offers attractive tax incentives for new residents, including a €100,000 flat tax on worldwide foreign income for qualifying high-net-worth individuals, and a 50% income tax exemption for employees relocating to Greece.
TAX INCENTIVES
Greece non-dom regime (Income Tax Code art. 5A): €100,000 a year flat tax on all foreign-source income, for up to 15 tax years, plus €20,000 a year for each family member added. Requirements: move your tax residence to Greece, not Greek tax resident in 7 of the previous 8 years, and a €500,000+ investment in Greece (waived for holders of a Greek investor residence permit). Source: Income Tax Code art. 5A (consolidated text), checked 18 October 2026. See our Greece non-dom tax service.
What are Greece's income tax brackets in 2026?
| Taxable Income (EUR) | Tax Rate | Cumulative Tax |
|---|---|---|
| €0 – €10,000 | 9% | €900 |
| €10,001 – €20,000 | 20% | €2,900 |
| €20,001 – €30,000 | 26% | €5,500 |
| €30,001 – €40,000 | 34% | €8,900 |
| €40,001 – €60,000 | 39% | €16,700 |
| Above €60,000 | 44% | — |
Source: PWC Tax Summaries Greece, Law 5246/2025. Note: Under-30s and families with children receive reduced rates.
What special tax regimes does Greece offer?
| Tax Regime | Benefit | Requirements |
|---|---|---|
| Non-Dom Flat Tax (art. 5A) | €100,000/year on all foreign income, up to 15 years | €500K+ investment (waived for investor-permit holders), 7/8 years non-resident |
| Employee Relocation (art. 5C) | 50% income exemption for 7 years | Employed by a Greek entity or Greek branch, or business activity in Greece; 5/6 years non-resident |
| Digital Nomad (only if art. 5C applies) | 50% income exemption for 7 years | The Digital Nomad Visa does not grant it by itself; you need a Greek employer, a Greek branch of a foreign firm or business activity in Greece |
| Retiree Flat Tax (art. 5B) | 7% on all foreign-source income for 15 years | Pension from abroad, non-resident 5/6 years, moving from a country with a tax administrative-cooperation agreement with Greece |
What Are the Best Places to Live in Greece?
According to International Living and expat surveys, the best places for expats depend on priorities. Athens offers the most international environment and job opportunities. Thessaloniki provides excellent value with strong culture. Crete is ideal for year-round island living. Premium islands (Mykonos, Santorini) suit seasonal residents or those with substantial budgets.
EXPAT HOTSPOTS
Top choices by profile: Urban professional → Athens (Kolonaki, Kifisia). Budget-conscious → Thessaloniki, Kalamata. Year-round island → Crete, Corfu, Rhodes. Retirees → Peloponnese, Naxos, Paros. Digital nomads → Athens, Thessaloniki, Chania. Source: International Living, Global Citizen Solutions.
| Location | 1BR Rent | Golden Visa Min. | Climate | Best For |
|---|---|---|---|---|
| Athens | €700-1,200 | €800,000 | Hot summers, mild winters | Urban life, business, culture |
| Thessaloniki | €450-650 | €800,000 | Four seasons | Best value city, students |
| Crete | €500-800 | €800,000 | Mediterranean year-round | Year-round island, families |
| Corfu | €500-750 | €800,000 | Green, rainy winters | Nature, Italian influence |
| Rhodes | €450-700 | €800,000 | 300+ sunny days | History, beaches, value |
| Kalamata | €400-600 | €400,000 | Mediterranean | Mainland beaches, budget |
| Mykonos/Santorini | €1,000-2,000 | €800,000 | Mediterranean (seasonal) | Luxury, seasonal |
How Does Greece Compare to Portugal and Spain?
According to Henley & Partners and immigration data, Greece offers Europe's most flexible Golden Visa (no minimum stay), with a low entry point for property investment (€400K in most regions, or €250K via the commercial-conversion route). Spain ended its Golden Visa in April 2025. Greece's 7-year citizenship path matches Portugal's 7 years for EU and Portuguese-speaking nationals (10 years for others since 19 May 2026) and is faster than Italy's 10 years.
| Factor | Greece | Portugal | Italy | Spain |
|---|---|---|---|---|
| Golden Visa minimum | €400,000 (property); €250,000 conversions, listed buildings or startups | €250,000 (cultural) | €250,000 (startup) | Ended April 2025 |
| Minimum stay | None | 7 days in year 1, then 14 days per 2 years | None | N/A |
| Citizenship timeline | 7 years (qualifying title) | 10 years (7 EU/CPLP) | 10 years | 10 years |
| Language required | PEGP exam (Greek) | A2 Portuguese | B1 Italian | A2 Spanish + civics |
| Safety (GPI 2025) | #45 | #7 | #33 | #25 |
| Passport power (Henley Passport Index 2025) | #6 | #4 | #3 | #3 |
| Cost of living rank (LivingCost.org) | #57 globally | #40 | #32 | #30 |
Sources: Henley Passport Index 2025, Global Peace Index 2025, LivingCost.org, official government data.
How Do I Get Greek Citizenship?
According to the Greek Nationality Code (Law 3284/2004) and the MITOS naturalisation procedure, foreign nationals can apply for Greek citizenship after 7 years of lawful and permanent residence if they hold a qualifying title, such as long-term residence, a 10-year permit or the Golden Visa investor permit; holders of other permits need 12 continuous years (MITOS, checked 18 October 2026). You also need the PEGP certificate, a written exam on Greek language, history, geography and institutions held twice a year, no relevant convictions in the last 10 years, and proof of economic and social integration. Dual citizenship is allowed.
CITIZENSHIP TIMELINE
Naturalisation requirements: 7 years of lawful residence on a qualifying title (12 years on other permits), reduced to 3 years for EU citizens, spouses of Greek citizens who have a child together, parents with custody of a Greek child born in Greece, and stateless people. PEGP knowledge certificate. Application fee €550 (€100 for EU citizens, refugees and stateless people). No official processing time is published. Source: MITOS, the Greek government procedures register (updated 1 October 2026).
| Citizenship Path | Residency Required | Knowledge test | Application fee |
|---|---|---|---|
| Naturalisation (standard) | 7 years on a qualifying title (e.g. Golden Visa investor permit, long-term residence, 10-year permit); 12 years on other permits | PEGP exam | €550 |
| Marriage to Greek citizen | 3 years if you have a child together; otherwise the standard 7 years (the family-member card is a qualifying title) | PEGP exam | €550 |
| EU citizen | 3 years | PEGP exam | €100 |
| Parent with custody of a Greek child born in Greece | 3 years | PEGP exam | €550 |
| Refugees | 7 years (refugee status is a qualifying title) | PEGP exam | €100 |
| Born in Greece and living there continuously | No 7-year residence requirement | PEGP exam unless exempt through Greek schooling | €550 |
Guides by Nationality
Each nationality has specific considerations for visas, tax treaties and dual citizenship recognition. UK citizens have needed a national visa for stays over 90 days in any 180 since Brexit. US citizens can start with our moving to Greece from the US guide.
What Are the Pros and Cons of Living in Greece?
Greece offers a high quality of life, with a warm climate, deep history, and well-regarded cuisine at affordable prices. However, economic challenges, bureaucracy, and language barriers can frustrate expats.
Pros
- Affordability: 25-35% cheaper than Western Europe
- Climate: 250-300 sunny days/year, mild winters (south)
- Golden Visa flexibility: No minimum stay requirement
- Food and culture: UNESCO-recognized Mediterranean diet, 6,000+ islands
- Tax incentives: Multiple flat tax regimes for new residents
- EU access: Schengen travel, EU work rights after citizenship
- Safety: Low violent crime, family-friendly culture
- English spoken: Widely spoken in tourism/business areas
Cons
- Bureaucracy: Notoriously slow, appointments difficult to book
- Economy: Recovering economy (unemployment 7.5% as of Dec 2025), lower salaries than Northern Europe
- Infrastructure: Variable outside Athens; island services seasonal
- Language: Greek alphabet adds learning curve
- Summer heat: 35-40°C common July-August
- Island seasonality: Many businesses close October-April
- Golden Visa threshold increases: Athens/islands now €800K
- Citizenship timeline: 7 years on a qualifying title, 12 years on other permits
Your First 90 Days in Greece: Complete Checklist
Before Arrival
- Get AFM (tax number): Via Greek consulate or arrange with lawyer
- Gather apostilled documents: Birth certificate, criminal record, marriage certificate
- Arrange health insurance: Required for visa and residence permit
- Book short-term accommodation: 2-4 weeks while finding long-term housing
Week 1-2
- Get Greek SIM: Cosmote (best coverage), Vodafone, or Wind
- Open bank account: Alpha Bank, Eurobank, or Piraeus Bank
- Attend biometrics appointment: For residence permit (if Golden Visa)
- Explore neighborhoods: Identify long-term housing area
Week 3-4
- Sign rental contract: Or complete property purchase
- Set up utilities: DEI (electric), water, internet
- Apply for AMKA: Social security number at KEP office
- Register with municipality: Dimotologio registration
Months 2-3
- Collect residence permit: From immigration office
- Register with EFKA: For public healthcare access
- Start Greek lessons: Required for citizenship (PEGP exam)
- Get Greek driving license: Exchange or test (after 185 days residency)
Education Options for Expat Families
According to the Greek Ministry of Education, public schools are free but teach in Greek. International schools in Athens and Thessaloniki offer British, American, German, and IB curricula. Greek universities are affordable (€0-1,500/year for EU citizens, €1,500-5,000 for non-EU).
| School Type | Annual Cost | Language | Best For |
|---|---|---|---|
| Public Greek schools | Free | Greek | Long-term residents, integration |
| Private Greek schools | €4,000-10,000 | Greek | Better facilities |
| International schools | €8,000-20,000 | English | Expat families, temporary stays |
| Greek universities | €0-5,000 | Greek (some English) | Affordable higher education |
Moving with Pets to Greece
Greece is pet-friendly. Per EU Regulation 576/2013, pets from EU countries need an EU Pet Passport with valid rabies vaccination. From non-EU countries (US, UK): ISO microchip, rabies vaccination (21+ days before travel), EU health certificate.
Find a Greece Immigration Expert
Our Greece Golden Visa service plans the route, sequences the purchase and filing and prepares the documents with you; Greece routes are priced per case after a free first consultation.