Living In Greece: Essential Expat Guide

This detailed guide will walk you through everything you need to know about moving to  Greece and establishing your new life there, ensuring your transition is as smooth as possible.

In this guide:

• The legalities of moving to Greece: Visas and residency options for non-EU nationals.
• Costs and expenses associated with moving to and living in Greece.
• Greece as a retirement destination.
• Healthcare and health insurance: Your options and costs.
• Travel, public transport, infrastructure.
• Housing and accommodation: Available real estate, renting, and buying.
• Education and schools.
• Where to live in Greece: Overview of the most popular expat destination.

Greece highlights

• Attractive weather, climate, and lifestyle: With an average of over 2,500 hours of sun annually, warm to hot summers, and mild winters, it is an ideal destination for beachgoers and outdoor enthusiasts.
• Low crime levels: Greece has an overall falling crime rate, with lower levels than the UK or the USA. Both violent crime and drug-related crime rates are considerably lower in Greece.
• English is relatively widely spoken in major tourist destinations. This is less true in more rural areas, but either way, some knowledge of Greek would be very useful.
• Good quality healthcare: A National Health System (ESY) provides free or low-cost healthcare to all eligible residents. Private facilities are widely available, very well equipped, and staffed with English-speaking specialists.
• A superb retirement destination thanks to its lifestyle, climate, residency options, the cheapest Golden Visa in the EU, and lenient tax regime offered to foreign retirees.

Moving to Greece

Foreign citizens can move to Greece to live permanently. EU citizens must apply for a residence permit after three months, which is more of a formality. Non-EU citizens must go through a more thorough immigration process.

Residency in Greece for non-EU citizens

Non-EU citizens do not have automatic rights to settle down in the EU.

You have to follow non-EU application procedures.

Many non-EU citizens, including Brits, USA citizens, etc., can stay in Greece for up to 3 months without a visa.  After this, you will need to apply for permanent residency.

Generally, this must be completed at the Greek consulate in your home country before you travel to Greece.

Different residency permits are available depending on your purpose for moving to Greece. The most popular are financially independent persons (FIP), Golden Visa, and digital nomad visa.

You can find all the details in our guide Greece: Visa & Residency Options for non-EU Nationals.

Golden Visa program

Real estate options:

• Purchase real estate valued at least €800,000  in the Attica Region, Thessaloniki, Mykonos, Santorini, or on islands with populations over 3,100 residents.
• Invest €400,000 in other areas of Greece, provided the property is a single unit with a minimum footprint of 120 square meters.
• For Golden Visa properties classified as historical buildings or under special protection and requiring restoration or reconstruction by the investor, the minimum investment remains €250,000, regardless of the property’s size or location.
• A minimum investment of €250,000 is also required for properties being converted from commercial use, such as industrial buildings, into residential spaces.

You must also get a Greek tax number and a Greek bank account during this time.

Doing this gives you a 5-year renewable residency permit covering spouses and children. It also provides you with access to national healthcare and schooling.

The advantage to this over standard citizenship application is that it’s generally quicker and saves a lot of paperwork.

If you have questions or need more information, see our complete Guide to EU Golden Visa Schemes.

The cost of living in Greece

Greece uses the Euro, but living here is generally cheaper than in other European nations such as France and Germany. It is much more affordable than in North America.

Here's how the cost of living in Greece compares to some Northern European and North American countries:

The cost of living is higher in cities, particularly ones with a lot of tourism.

For example, rent in the center of Athens will set you back about €1,200 for a good (but not luxury) one- or two-bedroom apartment. Travel for half an hour north to Maorusi, and for the same money, you can find a spacious 3-4 bedroom apartment.

Here are the basic expenses in various cities across Greece:

Generally speaking, an expat with a monthly income of €2,200 will be able to live quite comfortably almost anywhere in Greece.

Greece as a retirement destination

According to the Expatra Global Retirement Index, Greece consistently scores high as a retirement destination and is in our 20 Best Places To Retire In The World.

The index is based on the Expatra Global Retirement Survey that asks international retirees to rate their retirement destination’s infrastructure, climate, ease of settling down, value for money, friendliness, and other aspects of life in their retirement destination.

Here's how Greece scores:

Greece's main advantages as a retirement destination are the flat tax regime offered to foreign retirees, an affordable Golden Visa program, and a FIP visa and residency option.

Travel connections

Flights

Athens International Airport is the primary gateway and offers international flights all year round.

Major cities and popular tourist destinations, such as Thessaloniki, Heraklion (Crete), and Rhodes, also have international airports. However, some of them offer flights only to Athens during the winter time. To travel further, you can use connecting flights in Athens.

Ferries

International ferries connect Greece to the following countries:

Italy: Greece has ferry routes to Ancona, Bari, Brindisi, Venice, and Trieste.

Turkey: Ferries connect several Greek islands, such as the Dodecanese and the Eastern Aegean islands, to various Turkish ports along the Aegean coast.

Cyprus: The ferry travels weekly from Limassol (Cyprus) to Piraeus (Greece) between June and September.

Albania: Ferry connections between Greece's Corfu port and Albania's Sarandë port are accessible throughout the year. The ferry journey is a quick 30-minute ride, and ticket prices typically begin at approximately €20.

Public transportation

Public transport in Greek cities, especially Athens and Thessaloniki, is fairly reliable and convenient.

The capital city, Athens, has buses, trams, the metro, and a suburban railway. The Athens Metro, in particular, is efficient and connects key areas. Tickets are affordable, and various options include daily and monthly passes. As an example, a 5-day ticket costs €8.20.

Greece's second-largest city, Thessaloniki, also has a bus system, although it's less extensive than Athens. The city is known for its compact size, making it walkable for many residents.

Public transport can be pretty patchy on the islands, with larger islands offering more options. Many expats prefer to own a car as it makes travel easier.

Buses and trains

KTEL buses provide intercity transportation across the mainland.

Greece has a limited railway network. The rail service primarily connects major cities like Athens, Thessaloniki, and Patras. Trains are known for being scenic, but their schedules may not always be the most practical option for transportation.

Ferries play a crucial role in island connectivity. The main routes include:

1. Piraeus (Athens) to the Cyclades: Piraeus is the primary port of Athens and serves as the gateway to the Cyclades islands. Major destinations in this group include Mykonos, Santorini, Paros, Naxos, and more.
2. Piraeus (Athens) to the Dodecanese: Piraeus also offers ferry connections to the Dodecanese islands, including Rhodes, Kos, and Patmos.
3. Piraeus (Athens) to Crete: Ferries run from Piraeus to the island of Crete, with Heraklion and Chania being popular ports of arrival.
4. Thessaloniki to the Northern Aegean Islands: Thessaloniki, Greece's second-largest city, offers ferry routes to the Northern Aegean islands, including Thassos, Lemnos, and Samothrace.

Renting a property in Greece

The standard minimum rental contract in Greece is three years. You might be able to arrange a shorter lease, but this will be on a case-by-case basis. However, monthly payments will often be lower if you commit to a longer contract.

Most rental agreements require a deposit equivalent to two month's rent, and utility bills may or may not be included in the rental price.

It’s safest to deal through an estate agent, as private rentals can often be a minefield for anyone not fluent in Greek. Either way, it’ll help to bring a translator along to ensure there are no snags.

Rent increases must be stated in the contract, so read the fine print. Similarly, you can only be evicted for not paying rent, so renters generally have more rights in Greece than in countries like the UK or the USA.

Here is a list of documents commonly required when renting a property in Greece:

1. Valid ID: You must provide a valid passport or national ID card to prove your identity.
2. Proof of income: Landlords often require proof of income to ensure you can afford the rent. This includes recent pay slips, employment contracts, or bank statements.
3. Residence permit: If you are a non-EU citizen residing in Greece, you may be asked to provide a valid residence permit.
4. Rental application form: Some landlords or rental agencies may require you to complete a form with personal details, employment information, and references.
5. References: Providing references from previous landlords or employers can help build trust and demonstrate your reliability as a tenant.

Buying a property in Greece

Once you’ve found an area that is right for your needs, the next logical step is to buy a property. The best way to do this is with the Golden Visa, as it brings a lot of advantages, but not everyone has the spare cash to invest.

Please note that these average property prices are subject to change and may vary depending on the specific location, property type, and market conditions. It is recommended to consult with local real estate professionals for the most accurate and up-to-date information.

When buying a property, you must declare whether it’s for residence or investment purposes. This doesn’t make a difference to your eligibility, though. Greece charges an annual property tax that’s determined by the property’s purpose and must be declared on your annual tax returns. As a result, you must have a Greek bank account and tax number to purchase a property.

In border areas, such as Rhodes and Crete, properties are restricted, and your application must go through a committee. EU residents will generally face little difficulty with this process, but the same isn’t always true for non-EU residents.

Again, an estate agent can help ensure everything is above board. When working out your budget, factor in legal, surveyor, and notary fees, plus a minimum 10% deposit.

You’ll probably find it difficult to get a mortgage through a Greek bank, so many expats do so through international lenders. However, this requires more documentation, including proof of funds and their source.

Taxes in Greece

Greece has no lower income tax threshold, meaning you pay tax on everything you earn. Up to €20,000, you’ll pay 22% tax. Up to €30,000, you’ll pay 29% tax, and up to €40,000, you’ll pay 37% tax. Anything over €40,001 is counted as the highest bracket of 45%.

Anyone working self-employed in Greece must pay their taxes up front, but these are then offset against your annual tax returns. This can prove difficult in the first year because you need extra money available, but it gets easier once you generate income.

Obtaining a tax number

The AFM number is the Greek personal Tax Identification Number (TIN). You will need it when you connect utilities, buy property, apply for your driver's license, etc.

To get your Tax ID (AFM), book an online appointment on myAADElive; you can switch the language to English in the top right corner. For the appointment, you will need the following:

• your email
• mobile number
• ID or passport info
• your digital application submission code

Taxes for foreign retirees

Greece has introduced a retirement income tax of 7%. To qualify, applicants must not have been tax resident for at least 5 of the previous six financial years. Also, applicants must receive their pension from a country in a double taxation agreement with Greece.

After you have applied for the alternative tax regime, the 7% tax rate will become effective the following tax year and will last for 15 years. After that, you will pay normal Greece tax rates on your income.

If you come from the UK, you can sometimes choose whether to pay your taxes in Greece or your original country. This will depend on which country has the lower tax rate, but be aware that you’ll be subject to the tax laws of the country where your tax is paid.

Business taxes in Greece

Greece’s current corporate tax rate is 24%, reduced from 28%. So, if you’re considering setting up a business in Greece, it only makes sense if their corporation tax rate is lower. For comparison, corporate tax is currently 19% in the UK and 28% in the USA.

How to open a bank account in Greece

To open a standard bank account while you're living in Greece, you’ll need several documents from your home country, including:

1. Birth certificate
2. Recent utility bill
3. Salary evidence
4. Tax residency certificate
5. At least 12 months of bank statements

Standard bank accounts are needed to become a Greek tax resident and will come with a debit card for payments.

An alternative is to open an international bank account with a company like Barclays. Doing so can make sense if you’re planning on splitting money between countries, but you’ll still need a specifically Greek account for things like paying taxes and purchasing property.

Internet connection and mobile services

The most commonly used mobile service providers in Greece are Cosmote, Wind, and Vodafone. The one that offers the best coverage may depend on the specific area of Greece you're visiting.

For northern Greece, Cosmote typically provides better coverage, while for islands or more remote regions, Vodafone and Cosmote offer the best coverage.

Wi-Fi

Internet speeds in Greece have significantly improved in recent years.

However, not all buildings have upgraded their infrastructure to match these faster speeds. So, the quality of your internet connection may vary depending on your specific location.

When renting a property, it is advisable to enquire about the quality of the internet connection in the building itself rather than in the area.

On average, the following speed is available in various areas:

Note: The internet speeds listed above are the average download speeds for residential connections. Prices are approximate and may vary depending on the service provider and subscription package.

Healthcare and health insurance in Greece

Greece has a reasonably good national healthcare system, which you can enter after three months of residency if you pay social insurance contributions.

Tip: If you’re from the UK and can apply for an S1 form, this will entitle you to state healthcare paid by the British government.

State-funded healthcare

To be eligible for state healthcare, you must be a taxpayer and a resident.

Greece's healthcare is funded by EFKA - a public insurance system that receives social security payments.

If you work in Greece, whether as an employee or self-employed, you must register with Greek authorities and obtain a social insurance number. Once you start making social insurance contributions, you’ll be entitled to state-run healthcare on the same basis as a Greek citizen.

In most cases, foreign retirees have to take out private health insurance.

Private healthcare

Many expats opt for private or international health insurance because the private healthcare sector doesn't have waiting lists and offers better facilities and English-speaking doctors. You’ll find more private options available in urban areas, but there are still private hospitals in rural areas, too.

To make sure you get the best value for money, compare international health insurance options from various providers to find the best deal.

It’s fairly standard for expats to switch to a local private health insurance plan once their residency is confirmed. You can expect to pay upwards of €130 per person per year, but this will depend on your age and any existing health conditions.

Accessing state healthcare

You'll need to do the following:

• Register as a resident.
• Get a Greek social insurance (AMKA) number through your local citizens' service center.
• Register with the Greek National Organisation for Healthcare Services Provision ( EOPYY).

By registering with the EOPYY, you can see an EOPYY doctor for free; treatment in a state hospital is free if an EOPYY doctor has referred you.

However, there are some healthcare services that you will still need to contribute towards, such as prescriptions. Depending on the medicine, you’ll pay around 25% of the cost of prescriptions.

Where to live in Greece

Greece offers many different living environments, depending on your needs and goals. Here is a quick rundown of the best places to live in Greece.

The most vibrant - Athens

As the capital city, Athens has everything you could need. It’s close to the Greek islands and has good international connections. Add in the historical interest and bustling nightlife, and it’s got the potential to be at the top of most people’s lists.

Athens also has the most developed infrastructure, so it is the number one destination for digital nomads because of its fast internet and good travel connections.

The cheapest - Sparta and Poligiros

House prices are surprisingly low in Sparta, but this is mainly because of its remote location. Nestled in the foothills of Mount Taygetos, residents can enjoy the lush countryside, quiet living, and close proximity to the sea.

Similarly, Poligiros sits about an hour’s drive from Thessaloniki, which has an international airport with good connections. The town also has an annual carnival in August that shouldn’t be missed.

The quietest - Ampelakia

Ampelakia is located in Thessaly, and this mountainous region means it’s fairly quiet with little tourism. The closest airport is in Volos, around 90 minutes away, meaning you still have good international connections but can enjoy some peace and quiet, too.

Greek islands

Among the most popular Greek islands for expats are Santorini, Mykonos, and Crete.

Santorini, with its iconic whitewashed buildings and breathtaking sunsets, entices expats with its unique charm and vibrant nightlife.

Mykonos, famous for its cosmopolitan atmosphere and stunning beaches, appeals to expats seeking a glamorous lifestyle and a thriving party scene. It is also the most expensive area in the whole country when it comes to real estate.

Crete, the largest of the Greek islands, allures expats with its affordability, good travel connections, decent infrastructure, and picturesque landscapes.

• Living In Crete
• Living In Santorini
• Living In Corfu

For more information, visit our guide to the best places to live in Greece.

Living in Greece - summary

Although making the jump to living in a new country can be daunting, it’s worth taking the chance if you can. Greece offers everything you could want from a new life abroad, including great weather and lower living costs.

Completing the paperwork on your own is possible, but remember that you can hire legal help to make things quicker and easier. Either way, it’s worth it for the new life you’ll end up living.

You might find useful:

• The Best Places To Live In Greece For Expats - a detailed overview of the most popular expat locations in Greece.
• The Expat Guide To UK Pensions Abroad: Understand Your Options
• The Essential Guide To Cost-Effective International Removals - read about international removals options and how to keep costs down while getting a quality service.
• Didn’t find what you were looking for or need further advice? Comment with your questions, and we will do our best to help.

Helpful external links:

• Guidance and information for UK citizens moving to Greece - UK government.
• US Embassy and Consulate in Greece: US citizen services - gr.usembassy.gov
• Moving to Greece for EU nationals - www.gov.gr
• Starting a business in Greece - www.gov.gr.
• Greece travel updates - travel.gov.gr
• Find your local EFKA branch