Moving to Greece in 2026: The Complete Expat Guide

Moving to Greece in 2026 is no longer just a lifestyle dream — for many international residents, it’s a deliberate relocation decision shaped by residency options, remote work, family priorities, and long-term quality of life. However, Greece is not a “plug-and-play” country. It rewards preparation, composure, and cultural intelligence.

This comprehensive, lifestyle-first guide brings together what you need to know — legal pathways, the first 60 days of paperwork, banking and housing realities, healthcare choices, and tax residency basics — while also addressing what many moving-to-Greece guides avoid: how Greece actually feels once the honeymoon phase ends.

So, whether you are relocating to Greece for work, retirement, or remote life, understanding the legal and lifestyle realities of living in Greece is essential before making the move.

✔️ Quick Expat Checklist for Moving to Greece 2026

Choose your legal pathway (EU registration or residence permit: Digital Nomad, Golden Visa, FIP)
Follow the first-60-days sequence: phone number → AFM → gov.gr → AMKA/PAAYPA
AFM: Greek tax number — required for housing, banking, utilities, and most contracts
AMKA (or PAAYPA): healthcare access and many employment/insurance steps
Bank account + address registration: the backbone of renting, bills, and permits
Health insurance: mandatory for many non-EU permits, wise for everyone in transition
Where to live: choose for lifestyle fit (not just aesthetics)
Cost of living: build a realistic monthly budget (single / couple / family)
Tax residency basics: clarify early to avoid surprises (and understand Non-Dom)
Common mistakes: what slows expats down — and how to avoid it

Pro tip: Keep Greek and English copies of all documents — and save PDFs. Greek systems are improving; still, paper (and scans) often win.

1. Why Greece in 2026 (and who thrives here)
2. Legal Residency Options
3. The First 60 Days: Bureaucracy Roadmap
4. AFM & AMKA/PAAYPA: Tax & Social Security Numbers
5. Banking & Property Essentials
6. Healthcare Coverage
7. Where to Live (Athens, suburbs, islands — lifestyle fit)
8. Cost of Living in Athens & Greece (2026 scenarios)
9. Tax Residency & Non-Dom Basics
10. Common Mistakes Expats Make
11. FAQs for Expats
12. Official Resources

1. Why Greece in 2026 (and who thrives here)

Greece has become a serious relocation choice — not only for its climate and culture, but also because it offers multiple residency pathways, a growing ecosystem for international families, and a lifestyle that many people describe as “more human.” That said, when moving to Greece, you don’t “win” with efficiency. Instead, you learn the rhythm — and then the country opens.

Who tends to thrive? People who are flexible, socially curious, and willing to build relationships (with neighbours, school communities, local professionals). Greece rewards patience and presence. On the other hand, if you expect everything to work like a highly automated system, you’ll feel friction. If you treat bureaucracy as a finite phase — and life as the long game — you’ll settle faster.

💡 A useful way to think about relocation

Paperwork is the entry ticket — it’s not the destination.
Daily life is relational — who you know (and how you show up) matters.
Planning beats improvising — especially with timelines, schools, and housing.

Why 2026 feels different (in practical terms)

For many newcomers, 2026 feels “strategic” because remote work remains normalised, international schooling has grown more visible in Athens, and relocation services are more structured than they were a decade ago. In addition, a growing number of public services are now accessible digitally through gov.gr, Greece’s central government services portal — which does not remove bureaucracy, but can reduce the number of in-person administrative dead ends.

To illustrate: the difference between a smooth move and a stressful one is rarely “luck.” It is usually sequence (doing steps in the right order), documentation (having the correct format), and realistic timing (building buffer into appointments and approvals).

2. Legal Residency Options for Expats in Greece

When moving to Greece, your residency category shapes everything: how you organise income, what insurance you need, which documents are required, and how smoothly you can settle. In other words, start here before you fall in love with a neighbourhood.

EU/EEA Citizens: Citizens of the European Union and European Economic Area can stay in Greece for up to three months without registration. After this period, it is mandatory to register at the local police department (Tmima Allodapon — the Aliens Registration Department responsible for EU citizen registration) to obtain a Registration Certificate. This certificate confirms your legal status and is commonly requested for banking, healthcare registration, and rental contracts.

Non-EU Citizens: Entry typically requires a D-Visa for long stays followed by a residence permit application in Greece. Popular pathways include:

Digital Nomad Visa:
Designed for remote workers. Often requires proof of stable remote income (commonly referenced around €3,500/month), private health insurance, and a clean criminal record. Family members may be included depending on the application structure.
Golden Visa:
Residency through qualifying real estate investment. Thresholds can vary by region and property type, and the 2024 reform introduced higher minimums in prime areas. If you’re considering this route, read our detailed analysis of Greece Golden Visa trends before purchasing to understand how the programme has shifted and what it means for investors.
Financially Independent Persons (FIP) Permit:
For retirees and passive income earners who can show stable monthly income and maintain healthcare coverage without working locally.

Pro tip: Whichever path you choose, schedule appointments early. Athens and Thessaloniki offices can be busy — especially at the start of the year.

📝 Step-by-Step: EU Citizen Registration

Visit the local Tmima Allodapon within three months of arrival.
Provide passport or EU ID and proof of address (rental agreement or utility bill).
Receive Registration Certificate (often requested by banks and landlords).
Keep a photocopy of the certificate and submitted documents.
Update registration if moving to a different municipality.

🏛 Step-by-Step: Non-EU Visa & Residency (Typical Flow)

Apply for a D-Visa at a Greek consulate abroad (if required for your pathway).
Prepare supporting documents: passport, proof of income, health insurance, criminal record certificate.
Arrive in Greece and book your residence permit appointment (timing matters).
Submit biometric data, visa/passport, and supporting documents.
Receive residence permit card; keep multiple copies for banks, leases, and insurance.
If family members are included, plan applications together to avoid delays.

💡 Insider Tips for Residency

Book appointments months in advance during peak relocation periods.
Bring Greek and English copies (and scans) of key documents.
Confirm office hours online — many offices close midday.
Requirements can vary by municipality; ask before you arrive with a folder of assumptions.
Keep digital backups of permits for online services and applications.

3. The First 60 Days: Bureaucracy Roadmap (without overwhelm)

Most relocation stress in Greece comes from doing the right steps in the wrong order. In practice, the system is not designed for “instant setup.” It is designed for documented progression.

Therefore, the goal of the first two months is simple: become operational. That means being able to rent, pay bills, access healthcare, and satisfy residency requirements without constantly hitting dead ends.

For a deeper explanation of how Greek administration works in practice — including AFM, AMKA, gov.gr and the logic behind the sequence — read our detailed guide: Greek Bureaucracy Explained: The Administrative Roadmap for Moving to Greece.

✅ Your recommended order (for most expats)

Greek phone number (SMS codes unlock everything)
AFM (tax number — the key to contracts)
gov.gr access (digital authorisations, certificates, appointments)
AMKA or PAAYPA (healthcare access, many registrations)
Bank account (rent, bills, income proof)
Official address registration (lease/hosting declaration)

💡 A reality check (so you don’t blame yourself)

Some offices move quickly; others don’t. Build buffer time into your plan.
It’s normal to be asked for an extra document you didn’t expect.
For example, one bank may require a “specific” proof of address format even if another accepts a different one.

The “first 60 days” mindset

Think of your first two months as a setup sprint, not a personality test. If you expect friction, you’ll handle it better. If you build a clean folder system (paper + PDFs), you’ll save yourself weeks later. And if you treat each step as a small win, you’ll feel less like you’re “stuck” — and more like you’re progressing.

4. AFM & AMKA/PAAYPA: Tax and Social Security Numbers for Expats

Living in Greece without an AFM or AMKA (or PAAYPA during certain application stages) is nearly impossible. These numbers are not “nice to have.” They are access keys: for banks, leases, utilities, employment, and healthcare. In other words, if you’re moving to Greece, this is your administrative foundation.

If you want a deeper explanation of how AFM, AMKA and gov.gr integrate into daily life and residency procedures, see our administrative roadmap for moving to Greece.

💳 AFM (Greek Tax Number) Step-by-Step

The AFM (Αριθμός Φορολογικού Μητρώου) is issued by the local tax office (DOY) under AADE. It is required for:

Opening a bank account
Signing rental or purchase contracts
Paying utilities and bills
Employment and insurance registrations

Documents Required:

Passport or EU national ID
Proof of address in Greece (rental agreement, utility bill, or hosting declaration)
Visa/residence permit (for non-EU citizens, when applicable)
Tax representative declaration if applying as a non-resident

Step-by-Step Procedure:

Identify your local DOY (Tax Office); in some cases, a specialised office for foreign residents may handle the application.
Submit documents in person or via an authorised representative (some expats use an accountant for speed and accuracy).
Receive your AFM certificate — keep a printed copy and a PDF scan.
Check that your contact details are correct for future online services.

Bring both Greek and English copies — some offices request translations.
For instance, a bank may ask for a stamped hard copy even if another institution accepts a PDF.
If applying as a non-resident, an accountant can help with the “tax representative” step.
Keep AFM photocopies — you’ll use them constantly during the first months.
Confirm office hours online — many DOY offices close midday.

🩺 AMKA (or PAAYPA) Step-by-Step

AMKA (Αριθμός Μητρώου Κοινωνικής Ασφάλισης) is the social security number used for healthcare and employment-related registrations.

In certain transitional stages (especially for some non-EU applicants), you may use a temporary number such as PAAYPA until AMKA becomes available.

Documents Required:

Passport or EU national ID
Birth certificate (apostilled and translated for many non-EU cases)
AFM number
Proof of residence in Greece

Step-by-Step Procedure:

Register at a KEP Citizen Service Centre or through e-EFKA (depending on your case).
Provide documentation including AFM and proof of address.
Receive your number (often quickly if documents are correct).
Register with a local GP where applicable — it can reduce friction later.
Keep digital and physical copies for hospitals, clinics, and pharmacies.

Bring originals and translated documents when required.
Non-EU citizens may need apostilled documents (birth/marriage) depending on the procedure.
Some pharmacies and e-services require AMKA/PAAYPA for prescriptions and verification.
Link your registrations to a working phone number for online authentication.
If something doesn’t work online, KEP can often solve it faster than guessing.

🇪🇺 EU vs Non-EU Expats: What’s Usually Different

EU Citizens: Procedures are often simpler, with fewer translation requirements.
Non-EU Citizens: Translations, apostilles, and permit timing can add complexity.
To illustrate: some non-EU categories require insurance proof and bank documentation earlier in the process.
EU citizens may still choose private insurance during the transition for speed and convenience.

💡 Insider Tips for AFM & AMKA/PAAYPA

Keep extra copies — multiple offices may request them.
Scan everything to PDF; Greek portals often require uploads.
Apply for children’s numbers early — schools and pediatric care may require them.
If you feel stuck, a local accountant or relocation professional can save weeks of trial-and-error.
Think of paperwork as a “one-time setup cost” for a better life later.

5. Banking & Property Essentials for Expats

Banking and housing are not separate from bureaucracy in Greece — they are intertwined. A rental contract may unlock a bank requirement, and a bank statement may be needed for a residency file. Therefore, treat them as one workflow, not separate tasks. This is especially true when moving to Greece 2026 with family or a remote-income setup.

🏦 Greek Bank Accounts Step-by-Step

A Greek bank account is commonly needed for bill payments, rent, salary deposits, and proof of income for some residency procedures.

Choose the right bank (fees, online banking, English support).
Typical documents include:
- Passport or EU ID
- AFM
- Proof of address (rental contract, utility bill, or hosting declaration)
- Proof of income (employment contract or bank statements)
Most banks require in-person verification even if you start online.
Cards are often issued within a week; mobile banking is essential.
SEPA transfers are standard within the EU; international transfers can take longer.

Ask if the branch has English-speaking staff — central Athens branches often do.
Link your account to your Greek mobile number for verification.
Keep copies of account documents; some authorities request proof of funds.
Consider a multi-currency account if you receive foreign income.
For example, expats paid in USD/GBP often reduce conversion fees by planning transfers strategically.

🏠 Renting Property in Greece

All residential leases should be digitally registered through AADE MyProperty, and this registration often becomes your strongest proof of residence.

Leases are often 12 months, with 1–2 months deposit plus first month’s rent.
Landlords usually register via MyProperty — but you should request proof of registration.
Utilities often require AFM and identification.
Inspect meters and property condition before signing.
To illustrate: one small mistake in meter documentation can delay electricity transfers.

Keep the signed lease + MyProperty receipt.
Clarify whether bills are included.
Use bank payments for rent to create a paper trail.
If you’re unsure, a local lawyer or trusted agent can review contracts.
Negotiate terms early — last-minute negotiations create avoidable stress.

🏡 Buying Property in Greece (High-Level Overview)

If you are purchasing property — whether for lifestyle, investment, or residency — treat legal due diligence as non-negotiable.

Hire a lawyer for verification and due diligence.
Check the land registry for liens or restrictions.
Preliminary contract + deposit (often around 10%).
Final notary signing and registry completion.
Plan for ongoing taxes such as ENFIA and municipal charges.

Note: If you are considering Golden Visa routes, confirm current investment thresholds before committing.

Verify boundaries and legal status with a lawyer.
Check renovation restrictions (especially in older buildings or protected zones).
Keep receipts for taxes and registrations.
Consider an independent surveyor for older properties.
For example, small documentation gaps can delay notary completion more than the negotiation itself.

6. Healthcare Coverage for Expats in Greece

Healthcare is a practical concern and an emotional one: people want reassurance that they can access care quickly, understand medical instructions, and feel safe in emergencies. Expats in Greece typically combine public eligibility (through EFKA contributions) with private insurance for speed and flexibility — especially during the first year of living in Greece.

🏥 Public Healthcare (EFKA)

Public healthcare in Greece is structured through EFKA (social insurance administration) and delivered operationally through EOPYY (the national healthcare provider). Once registered, residents may access hospital care and subsidised prescriptions through the system.

Register via KEP or e-EFKA depending on your situation.
Bring: passport/ID, AFM, AMKA/PAAYPA, proof of residence, and employment/income proof.
In many cases, GP assignment supports smoother access to referrals.
Emergency care is available at public hospitals; carry ID and your number.

💼 Private Health Insurance

Private insurance is strongly recommended during the transition, and it is mandatory for many non-EU residence permit categories.

Compare policies for hospitalisation, outpatient visits, maternity, and add-ons (dental/optical).
Check the hospital/clinic network and English-speaking support.
Keep a digital copy of your policy certificate for applications.
Some expats prefer worldwide coverage if they travel frequently.

Register with a local pharmacy; prescriptions often require your number.
Keep digital copies of insurance + AFM/AMKA documents.
Bring a translated medical summary if you have ongoing conditions.
For example, private pediatricians are widely used by families for faster access.
Check that EFKA contributions are active if your employer is handling registration.

7. Where to Live in Greece (and why it matters)

Where you live in Greece will shape your daily life more than your residency category. For example, moving to central Athens can feel energising and cosmopolitan, while suburban life may feel calmer and family-structured. Islands can feel idyllic — until winter logistics matter.

🏙 Athens: quick lifestyle profiles

Central neighbourhoods: walkability, culture, cafés — but noise and density.
Northern suburbs: popular with families; often closer to international school ecosystems.
Southern/coastal areas: sea-adjacent lifestyle, more “open space” feeling.

How to choose (without regret)

The best approach is to choose based on your real life — not your holiday imagination. To illustrate: if you’ll rely on schools, commuting, or healthcare access, the “most beautiful” area may not be the best fit. In addition, if you’re moving to Greece for remote work, check the daily essentials (internet stability, noise, and whether your routine feels supported).

Thessaloniki offers a compact, culturally rich city lifestyle that many international residents find easier to navigate. Islands can be perfect for remote work and retirement, but services vary seasonally — which matters more than people expect.

8. Cost of Living in Athens & Greece (2026 scenarios)

“Is Greece affordable?” is the wrong question. A better question is: What does my lifestyle cost in Greece? Athens can be remarkably manageable — or surprisingly expensive — depending on housing choices, schooling, and how you live socially. Therefore, budgeting should be part of your moving plan, not an afterthought.

💶 Quick cost ranges (Athens, 2026)

Rent (2-bedroom): €900–1,500 (neighbourhood dependent)
Utilities: €150–250 (season and consumption matter)
Groceries: €400–600 (household size and habits)
Private health insurance: €100–300
International school tuition: €8,000–15,000 annually (varies widely)

📌 Scenario budgets (to illustrate)

Single remote worker: often €1,500–€2,400/month depending on rent and social life.
Couple: often €2,200–€3,500/month depending on housing and travel habits.
Family with international school: can rise significantly (tuition is the biggest variable).

For example, two families living in the same city can have a €1,500+ difference purely because of schooling and housing style.

A budgeting tip that reduces stress

If you’re relocating to Greece, build a “transition cushion” for the first 3–4 months. In practice, the early months include deposits, admin fees, set-up costs, and the occasional unexpected requirement. When you plan for that, Greece feels calmer.

9. Tax Residency & Non-Dom Basics (high-level, not overwhelming)

Tax residency is where relocation becomes truly “adult.” It determines whether worldwide income must be declared and whether you might qualify for specific incentive regimes. Greece generally uses the 183-day rule and a permanent home test to establish residency.

📌 Tax Residency in Greece

If you spend more than 183 days in Greece in a calendar year, you may be considered a Greek tax resident. Tax residents generally declare worldwide income; non-residents are typically taxed only on Greek-sourced income.

Track arrival and departure dates carefully.
Keep documentation of foreign income and taxes paid abroad.
Use AADE TAXISnet for filings (many expats use an accountant, especially in year one).

💰 Non-Dom Tax Regime (overview)

Greece offers a Non-Dom framework for certain newly arriving tax residents who meet eligibility rules. It may include a flat tax approach on foreign income for qualifying individuals.

Eligibility often includes not being a Greek tax resident for 7 out of the previous 10 years.
Benefits may apply for a defined duration (commonly referenced up to 15 years).
Application timing matters — consult a professional early if this is relevant to you.

Consult a tax advisor before you cross the 183-day line if you have complex income streams.
Check double taxation treaties relevant to your home country.
Keep digital copies of AFM and income proofs; you’ll use them repeatedly.
For example, people who plan tax residency late often discover obligations they assumed didn’t apply.
If you invest, plan not only for taxes, but for documentation and reporting requirements.

10. Common Mistakes Expats Make (and how to avoid them)

⚠️ The mistakes we see most often

Doing steps in the wrong order: for example, trying to open a bank account before AFM and proof of address.
Underestimating appointment timelines: especially in Athens during peak seasons.
Not keeping document copies: Greece still rewards paper and scans.
Choosing a neighbourhood without lifestyle fit: the wrong area can make daily life feel harder than it needs to be.
Ignoring tax residency until it’s “too late”: clarity early prevents stress later.

Most delays occur when the administrative sequence is misunderstood — a progression we analyse in depth in our Greek Bureaucracy Explained: The Administrative Roadmap for Moving to Greece.

A simple rule that prevents most setbacks

Treat the first 60 days as a setup phase. Then, each step becomes logical — not personal. The good news is that most mistakes are not fatal; they simply cost time. In addition, once your numbers and contracts are in place, day-to-day life becomes dramatically easier.

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