Moving to Greece 2026: Golden Visa, Visas and Tax

Moving to Greece in 2026 is a viable option for non-EU citizens offering pathways through investment, remote work and favourable tax arrangements. The main routes to residency include the updated Greece Golden Visa programme the Digital Nomad Visa and a special tax regime for high net worth individuals.

With its unmatched blend of ancient history sunny climate and modern lifestyle Greece continues to be a magnet for expatriates and investors. The country offers a high quality of life with access to the EU's Schengen Area. This guide explains the primary ways for non-EU nationals to secure Greek residency in 2026 detailing the requirements for each visa, the associated tax implications and the steps involved in making the move. For other destinations you can explore our full range of Moving Abroad guides.

Greece Residency Options in 2026

Greece provides several distinct residency routes for third-country nationals each designed to attract different types of individuals from investors to remote professionals and retirees. The Greek government has actively refined these programmes to make the country a competitive European destination. Your personal circumstances your financial situation and your long term goals will determine which pathway is most suitable for you. The most prominent options are the Golden Visa for investors the Digital Nomad Visa for remote workers and the Financially Independent Person visa for those with passive income.

The Greece Golden Visa: Residency Through Investment

The Greece Golden Visa is one of Europe's most established residency by investment programmes. It grants a five year renewable residence permit to non-EU investors and their families in exchange for a qualifying investment in the country. The most common route is through real estate. The programme was significantly updated in 2024 creating a tiered investment structure based on location and property type.

A key attraction is that the permit has no minimum stay requirement to maintain residency. This provides flexibility for investors who want access to Greece and the Schengen Area without needing to relocate full time. The permit allows visa free travel throughout the Schengen Zone for up to 90 days in any 180 day period.

The investment thresholds for property are now divided into three main tiers:

• €800,000: This is the highest threshold and applies to property purchases in the most sought after areas. These include the entire administrative region of Attica where Athens is located the regional unit of Thessaloniki the islands of Mykonos and Santorini and any island with over 3,100 residents.
• €400,000: This tier applies to all other regions of Greece not included in the €800,000 category.
• €250,000: The original lower threshold remains available but only for very specific types of property. This includes commercial properties being converted to residential use or the restoration of listed buildings. These routes come with strict conditions that must be met before an application can be made.

For investments at the €400,000 and €800,000 levels the law requires the investment to be in a single property of at least 120 square metres. It is crucial to get expert legal advice on a property's eligibility before committing funds. For a complete breakdown of the rules costs and process you should read our comprehensive 2026 guide to the Greece Golden Visa.

Prospective buyers should also consult a guide to buying property in Greece as a foreigner to understand the transaction process taxes and fees involved. The Golden Visa is a cornerstone of the European Golden Visas landscape offering a property linked path to EU residency.

The Greece Digital Nomad Visa: For Remote Workers

To attract the growing number of location independent professionals Greece launched its Digital Nomad Visa. This visa allows non-EU citizens to live in Greece and work remotely for employers or clients based outside the country. It is an excellent option for freelancers contractors and employees of international companies who can perform their job digitally.

The primary requirement is proof of sufficient funds. An applicant must demonstrate a stable monthly income of at least €3,500 after tax from foreign sources. This threshold increases if you plan to bring family members. The income requirement rises by 20 percent for a spouse and by 15 percent for each child.

The initial visa is granted for up to one year. Before it expires you can apply for a two year residence permit which can be renewed. Unlike the Golden Visa this pathway does not require a large capital investment. However it strictly prohibits the holder from undertaking any employment or providing services to any Greek based company. Our detailed guide to the Greece Digital Nomad Visa provides more information on the application process and documents required.

Other Greek Visa Options

Beyond the headline programmes Greece offers other traditional visa routes. The Financially Independent Person (FIP) visa is a popular choice for retirees or individuals who can prove they have sufficient passive income from sources like pensions investments or rental income to support themselves without working. The required income level is set by the Greek government and applicants must demonstrate they have comprehensive health insurance. You should consult the Greek Ministry of Migration and Asylum for the most current financial thresholds.

Work visas are also available but are much more difficult to obtain. These typically require a confirmed job offer from a Greek employer who must prove that a Greek or EU citizen could not fill the position. There are also student visas for those enrolled in Greek educational institutions.

Comparing Greek Residency Visas

Choosing the correct visa is the most important step in your journey to moving to Greece. Each pathway has different financial requirements work rights and long term prospects. The table below compares the main options for non-EU nationals.

Want help comparing your options? Get matched with a specialist from one ofour partner advisory firms.

Tax in Greece for Newcomers and the HNW Regime

Moving to Greece involves understanding your potential tax obligations. A critical distinction exists between legal residency and tax residency. Holding a residence permit like the Golden Visa does not automatically make you a tax resident in Greece. Tax residency is typically established if you spend more than 183 days in Greece within a twelve month period or if your primary home and centre of vital interests is in Greece.

Greek tax residents are generally taxed on their worldwide income. Non-residents are taxed only on income sourced from Greece such as rental income from a Greek property.

For high net worth individuals Greece offers a highly attractive alternative taxation regime often called the 'non-dom' programme. This scheme is designed to attract wealthy individuals to transfer their tax residence to Greece.

Key features of the Greek HNW tax regime include:

• Flat Tax: Participants pay an annual lump sum tax of €100,000. This single payment covers the entire tax liability for all foreign source income regardless of the amount earned.
• Investment Requirement: To qualify an individual must make an investment of at least €500,000 in Greek assets within three years. This can include real estate stocks or bonds.
• Family Inclusion: Family members can be included under the regime for an additional annual fee of €20,000 per person.
• Duration: The special status can be maintained for a maximum of 15 years.
• Inheritance Tax: Participants are exempt from Greek inheritance and gift taxes on assets held outside of Greece.

This programme is entirely separate from the Golden Visa and requires applicants to establish genuine tax residency in Greece. For a full analysis of the criteria and benefits please see our guide to the Greek HNW €100k flat tax regime.

Buying property in Greece as a newcomer

As a newcomer to Greece, you will find that foreigners can generally buy property, although some important rules apply. The main restriction concerns designated border areas, where non-EU and non-EFTA nationals require special permission before purchasing. It is vital to understand that buying a Greek home is a separate matter from gaining the right to live there. Ownership does not automatically confer residence and without a specific long-stay permit, non-EU citizens are typically limited to the standard Schengen area rule of 90 days in any 180-day period. For this reason, you must check your immigration status and property eligibility as distinct legal steps.

For non-EU citizens seeking long-term residence, Greece offers a property-investor route, often known as the Golden Visa. The qualifying investment thresholds vary significantly by location. A minimum investment of €800,000 is required for a single property in Attica, Thessaloniki, Mykonos and Santorini. For most other regions, the threshold is €400,000. These routes also have a minimum size requirement of 120 square metres. A lower €250,000 threshold exists but only for specific projects involving the conversion of a building to residential use or the restoration of a listed building. It is important to note that properties acquired for this visa are prohibited from being used for short-term letting. This programme carries no minimum annual stay requirement for permit renewal, making it flexible for investors who do not wish to relocate full time.

The cost of acquiring a property extends beyond the agreed price. The main government levy is a property-transfer tax calculated at 3% of the taxable value, plus a municipal charge equal to 3% of that tax. This results in an effective total rate of 3.09%. For a property with a taxable value of €400,000, the tax would be €12,360. Other mandatory costs include:

• Notarial and land registry fees
• Independent lawyer’s fees for due diligence
• An engineer’s technical inspection

These costs are in addition to the purchase price and any agent’s commission. After the purchase, you will also be liable for an annual property tax called ENFIA. A safe purchase always involves appointing an independent lawyer and engineer to verify title, planning permissions and the building’s legality before you sign a binding contract.

For the wider context, read our full greece golden visa 2026: €250k to €800k zones, costs & process.

How to Move to Greece: Step-by-Step Application Process

While the specific requirements differ for each visa the general process for moving to Greece follows a similar path. Careful preparation and attention to detail are essential for a successful application.

1. Step 1: Choose your residency pathway. Assess your personal and financial circumstances to determine the most suitable visa. Decide if you are moving alone or with family. This decision will guide all subsequent steps.
2. Step 2: Appoint professional representation. The Greek immigration system can be complex. Engaging an experienced immigration lawyer in Greece is highly recommended. They can ensure your application is correct and complete and they can act on your behalf with the Greek authorities.
3. Step 3: Gather core documentation. You will need a valid passport a clean criminal record certificate private health insurance and proof of funds or investment. All documents from your home country will need to be officially translated into Greek and legalised often with an Apostille.
4. Step 4: Fulfil the visa's primary requirement. This is the main action for your chosen route. For the Golden Visa this involves purchasing a qualifying property. For the Digital Nomad Visa it means securing contracts and bank statements to prove your income. For the FIP visa it involves collating evidence of passive income streams.
5. Step 5: Submit the visa application. Your lawyer will typically submit the application file to the appropriate Greek authority. For visas obtained from abroad this is done at the Greek consulate in your home country. For permits obtained within Greece the application is made to the Ministry of Migration and Asylum.
6. Step 6: Attend biometrics and finalise residency. Once the application is submitted you will be required to provide biometric data (fingerprints and a photograph). After a processing period you will receive a decision. If successful you will be issued with your residence permit card allowing you to live legally in Greece.

Frequently asked questions

How much money do you need to move to Greece?

This depends entirely on your chosen visa. For the Digital Nomad Visa you need a monthly income of at least €3,500. The Golden Visa requires a property investment starting from €250,000 for special cases rising to €400,000 or €800,000 for most areas. The Financially Independent Person visa requires proof of sufficient passive income to cover living expenses without working.

Does buying a property in Greece give you residency?

Only if the property purchase meets the specific requirements of the Golden Visa programme. This means investing a minimum of €250,000 €400,000 or €800,000 depending on the property's location and type. Simply buying a holiday home for a lower amount does not automatically grant you the right to live in Greece long term.

Can I work in Greece after moving there?

This depends on your visa. The Golden Visa and Financially Independent Person visa do not permit you to work in Greece. The Digital Nomad Visa allows you to work but only for foreign employers. To work for a Greek company you would typically need a separate Greek work permit which is subject to different rules and is often difficult to secure.

Does the Greece Golden Visa lead to citizenship?

The Golden Visa provides residency not citizenship. However holding a residence permit can be a step towards naturalisation. To apply for Greek citizenship you generally need to have lived in Greece for seven years and demonstrate ties to the country including passing a Greek language and culture exam. The path from Golden Visa to citizenship is a long term commitment.

How are new residents taxed in Greece?

Possessing a residence permit does not automatically make you a tax resident. Tax residency is usually determined by spending over 183 days a year in Greece. Tax residents are taxed on their worldwide income. Greece also has a special non-dom regime where HNW individuals can pay a €100,000 flat tax on foreign income.

Can I bring my family when moving to Greece?

Yes most Greek residency programmes allow for family reunification. The main applicant can usually include their spouse children under 21 and the parents of both the applicant and their spouse. Specific requirements and increased financial thresholds may apply depending on the visa type and the family members you wish to include.

Can I apply for a Greek visa while already in Greece?

In some cases yes. For example individuals from visa-exempt countries like the US UK or Australia who are in Greece as tourists can often apply for a Digital Nomad or Golden Visa residence permit directly from within the country. This avoids the need to first apply for an entry visa from a Greek consulate abroad.

Is it hard to move to Greece from the US/UK/Australia?

Moving to Greece from a non-EU country requires careful planning and a valid visa. While the process involves significant bureaucracy it is not necessarily hard if you meet the criteria for a programme like the Golden Visa or Digital Nomad Visa. Engaging a good immigration lawyer is the key to navigating the process smoothly and successfully.

Do I need to speak Greek to live in Greece?

While you can manage in major cities and tourist areas with English learning Greek is highly recommended for daily life integration and dealing with official matters. For citizenship applications proficiency in the Greek language is a mandatory requirement. Many locals appreciate foreigners who make an effort to speak their language.

Can I live in Germany or France with my Greek residence permit?

No. A Greek residence permit allows you to live in Greece. It also allows you to travel to other countries in the Schengen Area for up to 90 days in any 180 day period for tourism or business. It does not give you the right to live or work in another EU country. To do that you would need to apply for a separate visa in that country.

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Sources

• Greek Ministry of Migration and Asylum (migration.gov.gr)
• Enterprise Greece