Complete Expat Guide Greece 2026 : Live & Retire in Greece

Greece offers a compelling combination: Mediterranean lifestyle, ancient culture, excellent climate, affordable cost of living by EU standards, world-class cuisine and a strong expat community. The Financially Independent Person visa and a generous non-dom tax regime make it increasingly attractive to retirees and remote workers.

Updated: 20 May 2026 : Editorial Team, eVisa-Card.com

⚠️ Important 2026 update : Greece: Golden Visa thresholds restructured, ETIAS coming Q4 2026

The Greek Golden Visa thresholds were restructured: €800,000 in Athens, Thessaloniki, Mykonos, Santorini, Corfu, Rhodes, Crete and Zakynthos; €400,000 elsewhere (minimum 120 m²); €250,000 only for renovation/conversion projects or the new Start-Up Investment route. The 5-year permit now runs from issuance, not application date. The European EES is fully operational since 10 April 2026.

Effective: Thresholds in force; backdating rule changed in 2026

Source: MFA Greece / Enterprise Greece

Greece at a Glance

Capital	Athens
Currency	Euro (€)
Language	Greek
Monthly cost	~$1,500-3,000/month

🛂 Visa & Residency Options

Visa Type	Details
Financially Independent Person Visa (FIP)	For non-EU citizens with passive income. Requires €2,000/month (€250 per additional adult, €150 per child). No work in Greece allowed. 2-year renewable permit. Must spend 183 days/year in Greece.
Digital Nomad Visa (DNV)	For remote workers with non-Greek employers/clients. Income ≥€3,500/month. 1-year permit, renewable once. Fast processing.
Golden Visa	Investment residency: real estate ≥€250,000 (higher in Athens, Thessaloniki: ≥€800,000 since Aug 2023). No stay requirement. 5-year renewable. Includes family.
Non-Dom Tax Regime	Flat €100,000/year tax on all foreign-source income (regardless of actual income amount). Ideal for high-income individuals. Apply in the first year of residency. Valid 15 years.
EU/EEA Citizen	Free movement rights. Register at the local municipality. No investment or income requirement.

Step-by-Step Process

Apply for the appropriate visa at your local Greek consulate
Upon arriving in Greece: obtain an AFM (Greek tax number) at the local Tax Office (Εφορία)
Open a Greek bank account (required for most visa types)
Register at the local Municipality (Δήμος)
Apply for residence permit at the Aliens and Immigration Division (Υπηρεσία Αλλοδαπών)
Apply for AMKA (social security number) at a KEP service centre
Enrol in EOPYY (public health insurance) if eligible
Apply for Non-Dom tax status if applicable (within the first year)

💡 Pro Tip: Greece's Non-Dom tax regime (flat €100,000/year on all foreign income) is one of Europe's most attractive for wealthy individuals. If your foreign income exceeds ~€400,000/year, this regime saves significantly compared to standard Greek income tax rates.

🏥 Healthcare in Greece

Public Healthcare

Greece has a universal public health system (ESY : Ethniko Systima Ygeias). Legal residents with an AMKA social security number can access public hospitals and health centres (Κέντρα Υγείας). The system has faced austerity-related challenges but has improved significantly. Wait times can be long.

Private Healthcare

Private clinics and hospitals in Athens and Thessaloniki (Hygeia, MITERA, Metropolitan Hospital, Henry Dunant) offer high-quality English-language care. Quality in major cities is excellent; rural areas rely more on the public system.

Typical Costs

Service	Cost
Public hospital consultation (with AMKA)	€5-20 co-payment
Private GP consultation	€60-100
Private specialist	€80-200
Private hospitalisation (per night)	€300-1,000
Dental cleaning (private)	€60-100
Prescription medicines	Partially subsidised for AMKA holders

ℹ️ Recommended: Obtain your AMKA number as soon as possible : this gives access to the public system. Add private health insurance for faster specialist access and English-speaking doctors.

🛡️ Supplementary Health Insurance

Private health insurance is not legally required for FIP or DNV visa holders (but you must demonstrate coverage for the visa application). Even after obtaining residency and AMKA access, private insurance is recommended for faster service and English-speaking doctors.

Top Providers for Expats

Interamerican (Achmea Greece)
Greece's largest private health insurer. Comprehensive hospital networks. From ~€80/month.

Allianz Hellas
Strong network, good international coverage for travellers. From ~€90/month.

AXA Greece
Solid plans with dental options. From ~€75/month.

Cigna Global
International plan for new arrivals and frequent travellers. From ~€120/month.

AXA Global Healthcare
Worldwide coverage, ideal for those not yet resident. From ~€130/month.

💡 Pro Tip: For visa application purposes, you need proof of health insurance before arriving. Cigna Global or AXA Global Healthcare are easy to obtain internationally. Once resident with AMKA, consider switching to a local plan (Interamerican, Allianz Hellas) for better value.

🏦 Opening a Bank Account in Greece

A Greek bank account is required for paying rent, utilities, taxes and visa-related financial proof. An AFM (Greek tax number) is mandatory before account opening.

Recommended Banks

National Bank of Greece (NBG) : Largest bank. Good English service in Athens and tourist areas. Strong online banking.

Alpha Bank : Modern digital platform. English-speaking branches in Athens. Popular with expats.

Piraeus Bank : Widespread branch network. Good for property-related transactions. Online banking in English.

Eurobank : Strong digital banking. Good for investment and savings products. English support.

Revolut / Wise : Not Greek banks but widely used by expats for daily transactions and international transfers. Cannot be used for visa applications.

Required Documents

Valid passport or EU ID
AFM (Greek tax number) : mandatory
Proof of address in Greece (rental contract or utility bill)
Proof of income or funds
Greek phone number or SIM

Step-by-Step Process

Obtain your AFM first at the local Tax Office (Εφορία) : bring passport and proof of address
Visit bank branch in person
Present passport, AFM and proof of address
Account opened same day in most cases
Online banking activated within 2-5 days

💡 Pro Tip: Alpha Bank's Kolonaki (Athens) and Thessaloniki city centre branches have dedicated English-speaking staff for expats and investors. Always get your AFM before visiting the bank : account opening is refused without it.

🏠 Buying Property in Greece

EU/EEA citizens can freely buy property in Greece. Non-EU citizens can also buy (with some restrictions in border regions requiring special permits). Greece's Golden Visa requires minimum property investment of €250,000 (€800,000 in Athens, Thessaloniki and certain islands since August 2023).

Options for Foreigners

Freehold Purchase
Full ownership. Standard for all residential and commercial property. No restrictions for most nationalities.

Golden Visa Property
Minimum €250,000 (€800,000 in prime zones) qualifies for Golden Visa. Can be one property or multiple smaller ones totalling the threshold.

Off-Plan Purchase
Buying from developers. Lower prices but construction risk. Growing market in Athens, Crete and the islands.

Purchase Process

Obtain an AFM (Greek tax number)
Hire a Greek real estate lawyer (αδικηγόρος)
Sign a Preliminary Contract (Προσύμφωνο) and pay 10% deposit
Lawyer checks title at the Land Registry (Κτηματολόγιο) for encumbrances
Arrange finance or international bank transfer
Sign the Final Notarial Deed (Συμβολαιογραφική Πράξη) before a Notary
Register the transfer at the Land Registry

Typical Costs

Item	Cost
Property transfer tax	3.09% of objective (tax) value
Notary fees	0.8-1% of property value
Land Registry fee	0.475-0.575%
Lawyer fees	1-2%
ENFIA (annual property tax)	Variable : typically €200-2,000/year depending on location and size
Agent commission	2% + VAT (paid by buyer in most cases)

💡 Pro Tip: Golden Visa threshold changes (Aug 2023) raised the minimum to €800,000 in Athens, Thessaloniki, Mykonos and Santorini. Other regions remain at €250,000. Verify which threshold applies to your target location before negotiating.

About This Guide

This guide is researched and maintained by the editorial team at eVisa-Card.com. Last updated: 20 May 2026. Always verify current requirements with official government sources and consult a licensed professional before making major decisions.