Move to Greece: Complete 2026 Guide

Last updated: February 2026. Sources: Greek Ministry of Migration and Asylum, Greek Ministry of Finance, Numbeo, PWC Tax Summaries, Henley & Partners.

Can I Get a Greece Golden Visa in 2026?

Yes. According to the Greek Ministry of Migration and Asylum, the Greece Golden Visa remains one of Europe's most accessible residency-by-investment programs. The minimum investment is €400,000 for standard real estate in most of Greece (€250,000 for commercial-to-residential conversions), but as of September 2024, this increases to €800,000 in high-demand areas including Athens (city center and southern suburbs), Thessaloniki, Mykonos, and Santorini. A new January 2026 pathway allows €250,000 investment in Elevate Greece-registered startups.

Which Greece visa is right for me?

According to Greek immigration specialists:

• Investor wanting EU access with no stay requirement: Golden Visa (property or startup) — maximum flexibility, includes family
• Remote worker earning €3,500+/month: Digital Nomad Visa — 2-year permit, renewable, tax benefits available
• Retiree with pension income: Financially Independent or Retirement Visa — lower threshold, simpler process
• Budget-conscious investor: Target €250K areas outside Athens/islands (Peloponnese, Central Greece, Northern Greece)

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 dramatically — Mykonos and Santorini are premium; Crete, Naxos, and Rhodes offer better value.

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.

Source: Numbeo, local rental platforms (Spitogatos, XE.gr), January 2026

What is the monthly budget for living in Greece?

• Complete Greece Cost of Living Breakdown →

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.

What should I do in my first 30 days in Greece?

• How to Get a Greek AFM Tax Number →
• Opening a Greek Bank Account →

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.

• Greece Healthcare System Guide →

How Much Does the Greece Golden Visa Cost?

According to Henley & Partners, the total cost of Greece's Golden Visa includes the property investment (€250,000-€800,000 depending on location) plus approximately €15,000-25,000 in transaction costs, legal fees, and government fees. Processing takes 3-6 months according to current timelines.

What are the Greece Golden Visa investment options?

What are the total costs for Greece Golden Visa?

• Complete Greece Golden Visa Guide →
• Best Greece Golden Visa Lawyers →
• Buying Property in Greece →

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.

What are Greece's income tax brackets in 2026?

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?

• Complete Greece Tax Guide →

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.

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 the lowest entry point for property investment (€250K in most areas). However, Portugal offers faster citizenship (5 years vs 7), and Spain (until April 2025) had broader work rights. Greece's 7-year citizenship path is faster than Italy's 10 years.

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), foreign nationals can acquire Greek citizenship through naturalization after 7 years of legal residence in Greece. Requirements include B1 Greek language proficiency (certified exam), knowledge of Greek history and culture, clean criminal record, and proof of integration. Dual citizenship is allowed.

• How to Get Greek Citizenship →
• Greece Permanent Residency →

Guides by Nationality

According to Greek Golden Visa statistics, Americans and Chinese represent the largest applicant groups. UK citizens face post-Brexit visa requirements. Each nationality has specific considerations for tax treaties and dual citizenship recognition.

What Are the Pros and Cons of Living in Greece?

Greece offers exceptional quality of life with world-class climate, history, and 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 (longer than Portugal's 5)

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 (B1 level)
• 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).

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

For Golden Visa or complex visa applications, use a specialist Greek immigration lawyer. Verify registration with the Athens Bar Association. Budget €3,000-8,000 for Golden Visa legal fees, €2,000-4,000 for standard visa support.

• Best Greece Golden Visa Lawyers →

Frequently Asked Questions

Can I get a Greece Golden Visa in 2026?

Yes. According to the Greek Ministry of Migration, Greece's Golden Visa program remains active. Minimum investment is €250,000 for property in most of Greece, but €800,000 in Athens, Thessaloniki, Mykonos, and Santorini. A new startup investment route (€250,000 in Elevate Greece companies) launched January 2026.

What is the minimum investment for Greece Golden Visa?

Per Greek law, €250,000 for real estate in most regions. However, high-demand areas (Athens city center, southern Athens, Thessaloniki, Mykonos, Santorini) require €800,000 since September 2024. Commercial-to-residential conversions in these areas qualify at €400,000.

Do I have to live in Greece with a Golden Visa?

No. According to Henley & Partners, Greece's Golden Visa has no minimum stay requirement — the most flexible in Europe. You need to visit once to collect your permit and return every 5 years for renewal. This makes it ideal for investors who don't plan to relocate full-time.

How long until I can get Greek citizenship?

Per the Greek Nationality Code (Law 3284/2004), 7 years of legal residence for standard naturalization. Requirements: B1 Greek language proficiency, Greek history/civics knowledge, clean criminal record. Processing takes 12-24 months after application. Dual citizenship is allowed.

What is the cost of living in Greece?

According to Numbeo, a single person needs €600-900/month excluding rent. With rent in Athens, expect €1,350-2,100/month total. Thessaloniki is 15-25% cheaper. Greece is approximately 25% cheaper than Italy and 30% cheaper than France.

Is Greece cheaper than Portugal?

Yes, slightly cheaper. According to Expatistan (Dec 2025), Greece is approximately 10-15% cheaper than Portugal overall. However, costs vary by location — some Greek islands are very affordable, while others (Mykonos, Santorini) are premium.

Do I need to speak Greek?

Not initially for daily life — English is widely spoken in Athens, Thessaloniki, and tourist areas. However, B1 Greek is required for citizenship. The Greek alphabet adds a learning curve. Most expats achieve conversational Greek in 2-3 years with consistent study.

Is Greece safe?

Generally yes. According to the Global Peace Index 2025, Greece ranks #45 globally. Violent crime is rare. Petty theft exists in tourist areas (Athens, island ports). Political protests occur but are generally peaceful. Overall, Greece is considered safe for expats and families.

What is the Greece Digital Nomad Visa?

Launched in 2021, Greece's Digital Nomad Visa allows remote workers to live in Greece while working for non-Greek employers. Per official requirements: €3,500/month income (after tax), proof of remote employment/freelance contracts, health insurance, accommodation. 2-year permit, renewable.

What are Greece's tax rates?

According to PWC Tax Summaries, Greece has progressive income tax from 9% (€0-10,000) to 44% (above €60,000). However, new residents may qualify for the €100,000 flat tax on foreign income, or a 50% income exemption for employees relocating to Greece.

Can I work in Greece with a Golden Visa?

Self-employment yes, employment no. According to Greek law, Golden Visa holders can run their own business or work as self-employed professionals in Greece. However, they cannot be employed by a Greek company. For employment, you need a separate work permit.

What is an AFM in Greece?

The AFM (Αριθμός Φορολογικού Μητρώου) is Greece's tax identification number, similar to Italy's Codice Fiscale. You need it for property purchases, bank accounts, utility contracts, and tax filings. Obtain it at the local DOY (tax office) or via a tax representative.

Can I buy property in Greece as a foreigner?

Yes, with some restrictions. EU citizens can buy freely. Non-EU citizens need approval from the Ministry of Defense for properties in border regions or certain islands. Most Golden Visa purchases are straightforward. Budget 8-12% of purchase price for transaction costs.

What is the best city for expats in Greece?

Depends on priorities. Athens: most international, best job market, highest costs. Thessaloniki: best value major city, strong culture. Crete: year-round island life, diverse landscape. Corfu: green, Italian influence. Kalamata: mainland coast, affordable. Islands: seasonal living.

How hard is it to learn Greek?

Moderate difficulty for English speakers. The Greek alphabet requires 2-3 weeks to learn. According to language learning estimates, Greek takes 1,100 hours to reach conversational level (harder than Italian/Spanish, easier than Arabic/Chinese). Most expats achieve B1 in 2-3 years.

What is the 7% flat tax for retirees in Greece?

Per Greek tax law, foreign retirees can pay 7% flat tax on foreign pension income for 15 years. Requirements: pension from abroad, not Greek tax resident for 5 of past 6 years, transfer tax residency to Greece. Similar to Portugal's former NHR and Italy's 7% regime.

Can I open a bank account in Greece as a non-resident?

Yes, with AFM. Greek banks (Alpha, Eurobank, Piraeus) require: valid passport, AFM tax number, proof of address (home country acceptable), proof of income/funds. Processing takes 1-2 weeks. Some expats report difficulty; persistence helps.

What healthcare options do expats have in Greece?

Three options: (1) Public system via EFKA/AMKA — covered if employed or enrolled voluntarily. (2) Private insurance — €40-120/month, faster access, English support. (3) Private pay — €50-100/consultation. Most expats use private insurance initially, then add public coverage.

What documents do I need for Greece Golden Visa?

Essential documents: valid passport, AFM (tax number), property purchase deed, proof of investment funds, health insurance, criminal record certificate (apostilled), passport photos. Family members need: birth/marriage certificates (apostilled). Your lawyer handles most documentation.

Is Greece good for retirees?

Excellent, according to International Living. Benefits: affordable living, excellent climate (250+ sunny days), relaxed lifestyle, 7% flat tax on foreign pensions, world-class food, strong expat communities. Popular retirement spots: Crete, Peloponnese, Corfu, Rhodes.

What is the processing time for Greece Golden Visa?

According to current timelines, 3-6 months from complete application to permit issuance. Breakdown: property purchase (1-3 months), document preparation (1 month), biometrics appointment (1-2 months wait), permit issuance (2-3 months). Faster processing available in some cases.

Can I include family in Greece Golden Visa?

Yes. According to Greek law, the main applicant can include: spouse, children under 21, dependent children over 21 (if enrolled in higher education), dependent parents of applicant and spouse. No additional investment required for family members.

What happens after 5 years with Greece Golden Visa?

Two options: (1) Renew Golden Visa for another 5 years (property must be maintained). (2) Apply for EU long-term resident status if you've lived 5 years in Greece. After 7 years total residence, apply for Greek citizenship. Maintain investment until you no longer need the permit.

Is it hard to rent in Greece as a foreigner?

Moderate difficulty. Greek landlords typically require: AFM tax number, proof of income, 1-2 months deposit. Long-term contracts (3+ years) offer tenant protection. Short-term/seasonal rentals are easier initially. Platforms: Spitogatos, XE.gr, Facebook groups, local agents.

When is the best time to move to Greece?

Spring (April-May) or autumn (September-October). Avoid: July-August (extreme heat 35-40°C, peak tourist prices, islands overcrowded). Winter (December-February) is quiet but some islands shut down. Spring and autumn offer pleasant weather, lower costs, and functioning services.

What are the best Greek islands for expats?

Year-round living: Crete (largest, most services), Corfu (green, mild climate), Rhodes (sunny, historic). Affordable: Naxos, Paros (pre-gentrification), Kalymnos. Luxury: Mykonos, Santorini (high costs, seasonal). Avoid: small islands with limited winter services unless you're prepared.