Greece has quietly become one of Europe’s more interesting tax moves: half your Greek work income tax-free for seven years, a €100,000 flat tax for the wealthy, 7% for foreign pensioners. And the weather does the rest. This guide is about the practical side: permits, registrations, the bank, the flat and your first 90 days.
It’s general information as of September 2026, not advice. For the tax detail (5A, 5B, 5C regimes, corporate tax, worked examples) see our Greece country guide.
Which permit fits you#
| Route | Who it’s for | Key requirement |
|---|---|---|
| Registration certificate | EU, EEA and Swiss citizens | Apply to the police after three months; show address, work, self-employment or sufficient resources and health cover; fee €0.50, issued the same day, no expiry (as of 2026) |
| Digital nomad visa | Non-EU remote workers for employers or clients outside Greece | At least €3,500 net a month (+20% spouse, +15% per child); since February 2026 applied for at a Greek consulate before travelling; 12-month visa, then a two-year permit |
| Financially independent person (FIP) | Non-EU people living on passive income | At least €3,500 a month (+20% spouse, +15% per child); no work in Greece |
| Golden Visa | Non-EU investors | Property from €800,000 (Attica, Thessaloniki, Mykonos, Santorini, larger islands), €400,000 elsewhere or €250,000 for conversions; five years, renewable, no minimum stay |
| Work permit | Non-EU employees of Greek companies | Job offer and employer-led procedure |
EU citizens have it easiest: one police appointment and you’re registered for good.
Non-EU remote workers usually compare the nomad visa with the FIP permit. The big 2026 change: you can no longer arrive as a tourist and switch inside Greece; the nomad visa starts at a consulate. Our digital nomad visa guide compares Greece with other programmes, and easiest residency permits puts it in context.
Your first 90 days#
From boarding pass to tax resident
Before you go: pick the route and the city
Decide how you’ll qualify (registration, nomad visa, FIP, Golden Visa) and whether you want Article 5C. Athens for business and flights, Thessaloniki for a lively, cheaper city, Crete or other islands for lifestyle with a quieter winter. If you’re leaving Germany, work through our leaving Germany checklist first.
Before you go: AFM and paperwork
You can apply for an AFM (tax number) through AADE’s myAADE platform, with identity verification by video call or at a tax office, often through a representative with a power of attorney. Collect apostilled certificates and have them officially translated into Greek. Non-EU nomads file their visa at the consulate now.
Week 1: flat and lease registration
Sign a lease in your own name. The landlord registers it electronically with AADE, and that registration is your best proof of address for the police, the bank and later the tax office. Ask to see the confirmation.
Week 1: utilities and mobile
Electricity (PPC and others), water and internet contracts all need your AFM. Cosmote, Vodafone and Nova are the big mobile and broadband providers.
Month 1: registration or residence permit
EU citizens book an appointment with the police Aliens Department (Attica and Thessaloniki) or the local security department and bring ID, photos, proof of address, proof of work or resources and health cover. The certificate is issued the same day. Non-EU visa holders apply for their residence permit through the Ministry of Migration.
Month 1: AMKA and health insurance
Your AMKA (social security number) unlocks doctors, prescriptions and employment. Employees are insured through payroll with e-EFKA; self-employed people register with e-EFKA and pay monthly contributions. Nomads and FIP holders need private health insurance.
Month 1 to 3: bank account
National Bank of Greece, Eurobank, Piraeus and Alpha will ask for your passport, AFM, proof of address, source of funds and often proof of income. Expect an in-person visit and a few weeks. Keep your old EU account and an e-money account running meanwhile; see offshore banking.
Month 3: tax residency and Article 5C
Update your tax residency with AADE once you move. If you qualify for the 50% exemption, apply through myAADE by the deadline: by 31 December of the year your work or business starts (or of the following year if it starts after 2 July). Start a day log from day one; our day tracker does it for you.
Month 3: driving licence
EU licences stay valid and can be exchanged. Licences from the USA, Canada, Australia, Japan, South Africa and South Korea can be converted into Greek ones; most other non-EU licences mean a Greek test. The regional transport directorate handles it.
After year-end: tax residency certificate
Your old country will want proof. Greek tax residents apply for a tax residence certificate online via myAADE with their TAXISnet codes; it’s issued digitally in Greek and English for a calendar year.
Finding a flat#
Rents are our estimate as of September 2026 for long-term, furnished or semi-furnished flats in decent areas. They are not official statistics; the southern suburbs of Athens and island seafronts sit well above these ranges.
| City | 1-bedroom | 2–3 bedrooms |
|---|---|---|
| Athens | €550–900 | €800–1,500 |
| Thessaloniki | €450–700 | €600–1,000 |
| Heraklion or Chania (Crete) | €500–800 | €700–1,200 |
Long-term supply is tight where short-term rentals dominate. Start searching early, and be wary of “until June” leases on the islands.
- Deposit. Typically two months’ rent. Agree in writing how and when it comes back.
- Agents. Many listings go through agents, often with a fee of around one month’s rent. Ask up front who pays.
- Registration. Insist the landlord registers the lease with AADE. An unregistered lease is weak proof and usually means undeclared rent.
- Air conditioning and heating. Check both. Summers are hot, and older flats can be cold and damp in winter.
What it costs per month#
Estimate as of September 2026, based on our own research and typical asking prices; not official statistics. Single in a 1-bedroom, couple in a 2-bedroom.
| Item | Single | Couple |
|---|---|---|
| Rent (Athens) | €550–900 | €800–1,300 |
| Utilities (electricity with AC, water, heating) | €110–220 | €150–300 |
| Mobile and internet | €35–55 | €50–75 |
| Groceries | €300–450 | €550–800 |
| Health insurance (private, if not via e-EFKA) | €60–180 | €120–360 |
| Transport | €40–250 | €80–350 |
| Eating out and other | €250–500 | €400–850 |
| Total, Athens | €1,345–2,555 | €2,150–4,035 |
| Total, Thessaloniki | €1,245–2,355 | €1,950–3,735 |
The Thessaloniki total swaps in the lower rents from the flat table and leaves the rest roughly the same. Self-employed people pay e-EFKA contributions instead of private insurance; those cost more and also cover pension.
Documents to bring#
What goes in the folder
Tick them off – your progress is saved in this browser only.
Valid for the whole period you apply for. Non-EU applicants need a passport and the right national visa.
Birth and marriage certificates, children’s birth certificates. Officially translated into Greek.
Required for non-EU permits, from your country of origin and residence if different.
Employment contract, client contracts, company documents. For the nomad visa and FIP, bank statements showing at least €3,500 a month.
Private cover for anyone not insured through e-EFKA, including family members.
For Article 5C: tax residency certificates or returns from your previous country for the relevant years.
Banks will ask where your money comes from. Tax returns, sale contracts and payslips save weeks.
Photos for the police registration, your licence (plus translation) for the conversion.
Registered with AADE; needed for registration, the bank and your tax residency.
Common traps#
Where moves to Greece go wrong
Assuming the 50% break is automatic.
Article 5C needs all of it: no Greek tax residency in five of the six years before the move, employment with a Greek entity or business activity in Greece, a commitment to stay at least two years, and an application on time. It covers Greek work and business income only, for seven years, with no extension.
Treating the Golden Visa as a tax plan.
It gives residence, not tax residency, and no tax regime. For the €100,000 flat tax (5A) or the 7% pensioner regime (5B) you must become Greek tax resident and meet their own conditions.
Entering as a tourist to “sort the nomad visa later”.
Since February 2026 the digital nomad visa is applied for at a consulate before travelling. The in-country switch is gone.
Forgetting to switch your AFM to resident.
An AFM issued before the move usually shows you as non-resident. Update it with AADE, or your returns and 5C application go sideways.
Unregistered or seasonal leases.
No AADE registration, weak proof of address. “Until June” leases on the islands end when the tourists arrive.
Assuming 183 days settles it.
Greece looks at more than 183 days or your centre of vital interests; your old country applies its own rules and the treaty. Keep the evidence.
Taxes and days#
The tax side deserves its own reading. Our tax residency guide explains how the 183-day test interacts with your old country and why a treaty tie-breaker can still pull you back. If you’re leaving Germany, keeping the old flat is the classic mistake; see leaving Germany.
This guide is general information, not tax or legal advice. Want your move and your company set up to work together? Book a strategy session, or compare Greece with other options in the Jurisdiction Finder.
FAQ#
Do EU citizens need a visa to move to Greece?
No. After three months, register with the police and get a registration certificate. It costs €0.50, is usually issued the same day and doesn’t expire.
How do I get an AFM?
Through AADE’s myAADE platform, with identity verification by video call (myAADElive) or at a tax office. Many people use a lawyer or accountant with a power of attorney. It usually takes a few working days.
Who qualifies for the 50% income tax exemption?
People who weren’t Greek tax resident in five of the six years before moving, take up employment with a Greek entity or business activity in Greece, commit to staying at least two years and apply in time. It runs for seven tax years.
Can I still convert a tourist stay into a nomad visa?
No. Since February 2026 the digital nomad visa is issued by Greek consulates before you travel. After arrival you apply for the residence permit.
How do I prove Greek tax residency to my old country?
Apply online via myAADE for a tax residence certificate. It’s issued digitally, in Greek and English, for a calendar year, with a QR code to verify it.
Can I drive with my foreign licence?
EU licences stay valid. Licences from the USA, Canada, Australia, Japan, South Africa and South Korea can be converted; most other non-EU licences require a Greek test.
Sources#
- Mitos – Registration certificate for EU citizens (employees or self-employed)
- Mitos – Registration certificate for financially inactive EU citizens
- Ministry of Migration and Asylum
- AADE – Issuance of a tax identification number (AFM)
- AADE – Issuance of a tax residence certificate
- PwC Worldwide Tax Summaries – Greece, tax incentives (5A, 5B, 5C)
- PwC Worldwide Tax Summaries – Greece, personal income tax
- Mitos – Conversion of licences from the USA, Canada, Australia, Japan, South Africa and South Korea
- Your Europe – Registering residence abroad
