To move to Greece from outside the EU, you first need a residence permit. The main options are:
- For investors: the Golden Visa, with a property investment from €250,000.
- For retirees and people with passive income: the Financially Independent Person (FIP) visa, with at least €3,500 a month in income.
- For remote workers: the digital nomad permit, with at least €3,500 a month in net income.
- For people with a job offer: a work permit or the EU Blue Card.
The order of settling in is:
- Greek tax number (AFM)
- Bank account
- Home
- Residence permit application
- Social security number (AMKA)
- School
A 60 m² flat in Athens rents for about €550–840 a month on average, depending on the area.
Residence permit options for moving to Greece
| Residence permit | Who is it for? | Main requirement | Work in Greece |
|---|---|---|---|
| Golden Visa | Property investors and their families | Property worth €250,000, €400,000 or €800,000, depending on the region | No |
| Financially Independent Person (FIP) | Retirees and people with regular passive income | At least €3,500 regular monthly income | No |
| Digital nomad | Remote workers for employers or clients outside Greece | At least €3,500 net monthly income | Only for foreign clients |
| Work permit | People with a job offer from a Greek employer | Employment contract | Yes |
| EU Blue Card | Highly qualified professionals | University degree and a well-paid job offer | Yes |
| Student | People studying at a Greek university | Letter of admission and proof of funds | Limited |
Except for the Golden Visa, these routes start with a national (type D) visa from a Greek consulate. Income requirements are current and increase for a spouse and children.
Which Residence Permit Should I Use to Move to Greece?
The right permit depends on what you will do in Greece.
- Golden Visa: You buy a property and get a 5-year renewable residence permit for your family. You do not have to live in Greece, but the permit does not give the right to work there. Your spouse, children under 21 and the parents of both spouses get residence with the same investment (Greece Golden Visa family members).
- Financially Independent Person (FIP) visa: For people with regular income such as a pension, rent or interest. The income requirement increases by 20% for a spouse and 15% for each child. It does not allow work in Greece.
- Digital nomad permit: For people who work remotely for employers or clients outside Greece. You cannot work for a Greek company.
- Work permit and EU Blue Card: For people with a job offer from a Greek employer. The Blue Card offers a faster route for highly qualified professionals.
If you want a Golden Visa and also plan to work in Greece, check the rules first: Can you work in Greece with a Golden Visa?
What Should I Prepare Before Moving?
Paperwork takes the longest, so start early.
- Passport: valid for at least 3 months beyond your planned stay.
- Civil documents: birth certificate and, if applicable, marriage certificate.
- Criminal record certificate.
- Proof of income: for FIP and the digital nomad permit, bank statements, a pension certificate or an employment contract.
- Health insurance: a policy valid in Greece.
- Apostille and translation: official documents must be apostilled and translated into Greek.
Except for the Golden Visa, residence routes start with a national (type D) visa from the Greek consulate in your country. With the Golden Visa, you can enter Greece on a Schengen visa or visa-free, if your nationality allows it, and apply there.
Steps to Settle in Greece
- Tax number (AFM): You need it for a bank account, a lease and a property purchase. It can be obtained from abroad through a representative.
- Bank account: Greek banks open accounts with an AFM and a passport, and this can also be done through a representative (How to open a Greek bank account remotely).
- Home: Rent for the first months, or buy for the long term and for the Golden Visa. With the Golden Visa, the title deed takes about 2 weeks on average after you choose the property (Buying property in Greece).
- Residence application and biometrics: You apply and give fingerprints. With the Golden Visa, the card is collected after about 6 months on average.
- Social security number (AMKA): Needed for access to public healthcare. Whether you can get one depends on your permit; most non-working residents rely on private health insurance.
- School registration: A state school or an international school for your children.
- Driving licence and car: For short stays, you can usually drive with your national licence and an international driving permit. Once you settle in Greece, ask your regional transport directorate about the rules for exchanging your licence.
Where to Live in Greece?
- Athens: The strongest choice for work, international schools and flight connections. Families often choose the southern coastal suburbs such as Glyfada, Vouliagmeni and Voula, or northern suburbs such as Kifisia and Marousi (Glyfada guide). For port and city life, see our Piraeus guide.
- Thessaloniki: Greece’s second city. Rents are lower than in Athens, and university and student life is lively.
- Islands: Crete, Rhodes and Kos offer a high quality of life. Rhodes, Kos and the eastern Aegean islands are border areas, where non-EU buyers need a separate permit to buy property.
How Much Is Rent in Greece?
Average rents in Greece by area
| Area | Average rent (per m², monthly) | Approx. for a 60 m² flat |
|---|---|---|
| Athens and surroundings (Attica average) | €9.2 | €550 |
| Central Athens and neighbouring districts | €9.8 | €590 |
| Kolonaki (Athens) | €14.0 | €840 |
| Glyfada (Athens Riviera) | €12.4 | €745 |
| Kifisia | €11.0 | €660 |
| Piraeus city centre | €9.7 | €580 |
| Thessaloniki | €7.7 | €460 |
| Thessaloniki historic centre | €11.4 | €685 |
| Rest of Greece | €7.8 | €470 |
Source: RE/MAX Greece rental data (published September 2026). The 60 m² figures are approximate, calculated from the price per m²; building fees and bills are not included.
Besides rent, the main costs are:
- electricity, water and gas
- building fees
- internet
- transport
These vary with usage and area, so plan your budget as rent plus an allowance for bills. Many families rent short-term for the first months, visit different areas and then decide where to live.
How Do Taxes Change When You Move to Greece?
If you stay in Greece for more than 183 days a year, you become a Greek tax resident and declare your worldwide income in Greece. Greece offers three main incentives for newcomers:
Tax incentives for people moving to Greece
| Incentive | Who is it for? | Benefit | Duration |
|---|---|---|---|
| New employees and entrepreneurs (Article 5C) | New tax residents who take a job or start a business in Greece | 50% of employment or business income exempt from income tax | 7 years |
| Pensioners (Article 5B) | New tax residents receiving a foreign pension | Flat 7% tax on all foreign income | 15 years |
| Investors (Article 5A) | New tax residents investing at least €500,000 in Greece | Flat €100,000 a year on foreign income | 15 years |
To qualify, you must not have been a Greek tax resident in previous years and must move your tax residence to Greece. Eligibility also depends on the country you move from; check with a tax adviser.
Golden Visa holders who do not live in Greece do not become tax residents. They only pay tax on Greek rental income and the annual property tax (ENFIA) (Greece Golden Visa tax rules).
What Are the School Options for Children?
Children with a Greek residence permit can attend state schools free of charge. State schools teach in Greek. For children who do not speak Greek, international schools in Athens and Thessaloniki teach in English and charge fees.
To register a child, schools ask for:
- the child’s passport
- residence permit
- vaccination record
- previous school records
Can I Get Greek Citizenship After Moving?
Yes. Foreigners who live in Greece legally and continuously for 7 years, and pass the Greek language and citizenship exams, can apply for citizenship. Years on a Golden Visa count only if you actually live in Greece (How many years does Greece take to grant citizenship?).
With a Greek residence card, you can also travel visa-free in the 29 Schengen countries for up to 90 days in any 180-day period (Countries you can visit with a Greece Golden Visa).
Sources
- Greek Migration Code, Law 5038/2023 (types of residence permit)
- Greek Income Tax Code, Law 4172/2013, Articles 5A, 5B and 5C
- RE/MAX Greece rental data, September 2026 (ProtoThema)
This article is for general information only and is not legal or tax advice.
