Moving to Greece in 2026: Complete Expat Guide

Updated: 19 August 2026

Moving to Greece can begin with an appealing idea: a different pace of life, more time outdoors, access to the sea and a home in one of Europe’s most historically rich countries. Turning that idea into a workable move, however, requires decisions about residence rights, tax, healthcare, housing and income long before the boxes arrive.

The process is not identical for everyone. An EU citizen taking a job in Athens, a British retiree settling in Crete, a US citizen working remotely and a family joining a Greek spouse will follow different legal and administrative routes. Even familiar terms such as AFM, AMKA and residence permit describe separate systems with separate eligibility rules.

This guide explains the main decisions involved in moving to Greece in 2026, what to organise before arrival and how to build a realistic plan for the first months. It is a general guide rather than personal legal or tax advice. Immigration and tax rules can change, so confirm the requirements for your nationality and circumstances with the competent authority before acting.

Moving to Greece at a glance

Start with your residence route. Nationality, work, family circumstances and income determine what comes next.
Do not assume there is one administrative order. An AFM is widely needed, but housing, banking, insurance and residence applications may have to develop in parallel.
Budget for the transition. Deposits, temporary accommodation, translations, professional fees and insurance can make the first months more expensive.
Separate identification from entitlement. Having an AMKA does not by itself prove that publicly funded healthcare is available to you.
Review tax before the move. Immigration residence and tax residence are different questions.

Before deciding to move to Greece

The most useful preparation is not choosing an island or browsing properties. It is establishing whether you have a lawful route to live in Greece, whether your income can support the life you expect and what your tax position may become.

How the reason for your move shapes the process

The practical and legal route depends on why you are moving. Employees and self-employed people must address work rights, tax and social-insurance registration. Retirees and people living on independent income need to document their resources and healthcare coverage. Students, family members, investors and remote workers each follow different residence procedures and face different restrictions on employment in Greece.

Start with the route that reflects what you will actually do after arrival. This determines the residence permissions and supporting documents you need, whether you may work for a Greek employer or clients, and how you should arrange health insurance, tax and social-security matters.

A property purchase does not automatically give a foreign buyer the right to live in Greece. Equally, a residence permit does not necessarily authorise every form of employment. Read the conditions attached to the particular route rather than relying on the name of the permit.

Test the move against ordinary life

A holiday reveals little about commuting in February, arranging healthcare, dealing with summer heat at home or finding long-term housing in an area dominated by short-term rentals. If possible, spend time in the intended location outside the main holiday season. Check transport, internet, medical care, schools, shops and the winter population.

People who move successfully do not all have the same personality, but realistic expectations help. Greece combines sophisticated digital public services with processes that may still require appointments, supporting documents or in-person visits. Local knowledge and some Greek can make daily administration easier, although they do not replace the formal rules.

Residence rights: EU citizens and non-EU nationals

EU, EEA and Swiss citizens

Citizens of the European Union, European Economic Area and Switzerland can enter Greece with a valid passport or national identity card. For residence beyond three months, EU free-movement rules require the person to fall within a qualifying category, such as employment or self-employment, study, or having sufficient resources and comprehensive health insurance. Family-member rules also apply.

Those remaining for more than three months must register in person with the police authority responsible for foreigners in their place of residence. The evidence depends on the category under which they are registering. A worker, student and economically inactive person should not expect identical document lists. After five years of continuous lawful residence, an EU citizen may qualify for a permanent-residence document.

Official information

Greece’s government portal explains the registration obligation for EU citizens staying longer than three months. The competent police service can confirm the documents required for your specific category and address.

Non-EU nationals

Most non-EU nationals need an appropriate national visa or other legal basis before settling in Greece, followed where applicable by a residence-permit application. The correct route depends on the purpose of residence and personal circumstances. Employment, highly qualified work, study, family reunification, remote work, investment and financial independence are governed by different requirements.

British citizens moving to Greece now are generally treated as non-EU nationals. Those who were lawfully resident in Greece before the end of the Brexit transition period may instead be protected by the EU–UK Withdrawal Agreement, provided that they continue to meet its conditions. Advice written for pre-Brexit residents should not be applied automatically to a new arrival.

A Type D national visa is part of many routes, but it is not accurate to present it as a universal first step. Some applicants may have rights derived from EU family law, another EU status or a category with its own procedure. Applicants should check the Greek consular authority responsible for their place of legal residence and the Ministry of Migration and Asylum before travelling.

Two widely discussed options are Greece’s Digital Nomad Visa and residence permit and its Golden Visa programme. They serve different purposes. The Digital Nomad route concerns qualifying people working remotely for employers or clients outside Greece. The Golden Visa is an investment-based residence route and does not, by itself, grant unrestricted access to Greek employment.

People considering retirement or residence based on sufficient resources should verify the current income, insurance and renewal conditions rather than relying on older references to a “FIP visa.” Our Greece visa and residence-permit guide explains the main categories and the distinction between short visits, national visas and residence permits.

Check before you travel

A visa-free visit to the Schengen area is not permission to settle or work in Greece. Do not arrive on the assumption that every residence category can be arranged after entry.

What to arrange before arrival

Create a document file for every family member. Depending on the procedure, foreign public documents may need an Apostille or another form of legalisation and an official translation into Greek. Requirements vary according to the issuing country, document and authority receiving it.

Commonly requested records include:

valid passports or EU identity cards;
birth, marriage, civil-partnership or divorce certificates where relevant;
criminal-record certificates for residence routes that require them;
proof of income, employment, savings or pension;
health-insurance documents;
school records, vaccination records and medical summaries;
driving-licence and vehicle documents; and
evidence of accommodation or the address at which you will initially stay.

Check validity periods before ordering documents. A certificate obtained too early may no longer be accepted when the application is submitted. Keep the originals, certified or official translations where required, and clear digital copies. Avoid sending your only original by ordinary post.

Arrange temporary accommodation if you have not inspected a long-term home. A rushed lease can be difficult and expensive to undo. Families should also speak to schools before committing to a neighbourhood because daily travel across Athens can substantially change the experience of living there.

If you are shipping furniture and personal belongings, compare international movers before signing a contract. Confirm what the quotation includes, who handles customs and delivery in Greece, how insurance works and what happens if access, storage or timing changes. Our guide, Moving Your Whole Home to or from Greece? What to Ask Before Choosing an International Moving Company, provides a practical list of questions to ask.

Your first weeks in Greece

There is no single administrative sequence that works for every newcomer. An AFM may be needed to formalise a lease, while proof of address may be requested for another service. A residence-permit applicant may be working to a statutory deadline, while an EU employee may first need evidence from an employer. Several steps often proceed together.

A flexible first-month plan

Confirm the deadline and documents for your residence route.
Secure an address that can be properly documented.
Obtain an AFM and arrange access to the relevant tax services.
Set up a Greek mobile number if it is useful for banking and verification.
Complete residence, employment and social-insurance procedures that apply to you.
Open a bank account if needed and organise utilities and payments.
Confirm healthcare coverage for every family member.

Do not interpret a request for an additional document as proof that the whole application has failed. Ask for the exact name of the document, the acceptable format and whether it can be submitted electronically or by an authorised representative. Record appointment dates, application numbers and expiry dates.

AFM, myAADE and gov.gr

The AFM (Arithmos Forologikou Mitroou) is Greece’s tax identification number. It is used in a wide range of transactions, including employment, property ownership, long-term leases, tax declarations and many banking or utility procedures. It does not determine whether a person is a Greek tax resident.

AADE, the Independent Authority for Public Revenue, manages the tax registry and myAADE services. TAXISnet credentials are used to enter many tax and government services. Gov.gr is the central portal for public services and can be used for functions such as authorisations, declarations and certificates, depending on the user’s verified details.

The method and supporting documents for obtaining an AFM depend partly on whether the applicant is registered as resident or non-resident and whether the application is made personally or through a representative. Do not assume that every applicant must already hold a Greek lease. Our updated guide explains how AFM and AMKA work in Greece, including the role of KEP and e-EFKA.

AMKA, e-EFKA and healthcare

AMKA is Greece’s social-security registration number. It is used for employment, insurance and health-related systems, but eligibility for an AMKA and entitlement to publicly funded healthcare are not the same question.

e-EFKA is the Electronic National Social Security Institution. It administers much of Greece’s social-insurance system, including the registration and contributions of employees and self-employed people. EOPYY is the National Organisation for Healthcare Services Provision, which operates within the health-benefits system and contracts with healthcare providers.

Employees are normally registered through the employment and social-insurance process. Self-employed people have their own registration and contribution obligations. A person’s active insurance capacity can be checked through the relevant government service. Simply possessing an AMKA does not establish active insurance capacity.

An AMKA may be issued through a KEP Citizens’ Service Centre or an e-EFKA branch when the applicant meets the conditions and supplies the required evidence. PAAYPA is associated with applicants for international protection and should not be treated as the routine temporary alternative for an ordinary expat waiting for an AMKA.

Healthcare during the transition

Before public coverage is established, newcomers may rely on private insurance, an applicable European entitlement or another form of coverage accepted for their residence category. The European Health Insurance Card covers medically necessary state healthcare during a temporary stay under EU coordination rules; it is not intended to replace the arrangements required when transferring ordinary residence.

Private medical care is widely available, particularly in larger cities, and many residents use a combination of public and private services. Anyone managing a long-term condition should bring a concise medical history, prescriptions and the generic names of medicines. In an emergency, call 112. Our guide to 112 emergency calls and alerts in Greece explains how the service works.

Opening a bank account and making payments

A Greek bank account is useful for rent, salaries, taxes and recurring bills, although a euro account elsewhere in the Single Euro Payments Area may work for some payments. Under SEPA rules, a creditor should not reject an eligible euro account solely because its IBAN belongs to another EU member state. That does not mean every administrative or commercial process in Greece will be equally convenient without a local account.

Bank onboarding depends on the institution and the customer. Applicants may be asked for identification, AFM evidence, proof of address, occupation, tax residence and the source of funds. Some banks offer digital or remote onboarding to eligible applicants; others require branch verification. Requirements are based on regulation and the bank’s own checks, not simply EU or non-EU citizenship.

Before applying, compare account fees, card costs, international transfers, digital banking and the documents accepted from foreign residents. Our 2026 guide to opening a bank account in Greece covers the practical steps, SEPA and what to do if a complaint is not resolved by the bank.

Renting or buying a home

Renting

Demand and pricing vary sharply by location. Central Athens, the northern and southern suburbs, university areas and popular islands have very different markets. Ask what is included, whether the home is furnished, how heating works, what the shared-building charges are and whether there is reliable internet at the property.

Inspect the home and record its condition before moving in. The agreement should identify the parties, property, rent, deposit, duration and responsibilities clearly. Residential leases in Greece are subject to mandatory legal rules, including a minimum duration that can override a shorter term written into the agreement. Obtain legal advice if the duration or early-exit provisions matter to your plans.

The landlord submits the property-lease information electronically to AADE, normally by the end of the month following the start or amendment of the lease. The tenant should check and accept the declaration through myAADE where required. This electronic lease record is frequently used as proof of address. It should not be confused with the MyProperty platform used for digital property-transfer declarations.

Buying

Foreign nationals can generally buy property in Greece, subject to restrictions that may apply in designated border areas and to the buyer’s circumstances. Ownership is separate from immigration status unless the purchase meets the precise conditions of an investment residence route.

Use an independent lawyer and engineer. The checks should cover title, liens and claims, planning legality, building permits, cadastral information and any unauthorised construction. A notary prepares the transaction, while tax, registration, professional and technical costs must be budgeted in addition to the advertised price.

Read our detailed step-by-step guide to buying property in Greece before paying a reservation fee or deposit. Buyers considering an investment residence permit should also read the separate Golden Visa Greece 2026 guide, as thresholds and qualifying-property rules are not uniform.

Employment, social insurance and tax residence

The right to work

EU citizens can work in Greece under EU free-movement law. Non-EU nationals must hold a status that permits the proposed activity. A permit allowing residence is not necessarily permission to take Greek employment or establish a local business.

Remote workers should examine where the work is legally performed, whether the foreign employer creates Greek payroll or social-security obligations and whether the residence route restricts local clients. Calling a relationship “freelance” does not settle its immigration, employment or tax treatment.

Tax residence

Immigration residence, the location of a company and individual tax residence are different matters. Under Greek rules, factors such as a permanent or principal home, habitual abode and the centre of vital interests may be relevant. Presence in Greece for more than 183 days during a twelve-month period can also establish Greek tax residence under the statutory rules, subject to limited exceptions.

A Greek tax resident is generally taxed on worldwide income, while a non-resident is generally taxed by Greece on Greek-source income. Double-taxation agreements may affect taxing rights and relief, but they do not remove filing obligations automatically. Seek cross-border advice before moving if you own a company, receive income from several countries, have trusts or investments, or will continue working for a foreign employer.

Greece also has separate incentive regimes for certain new tax residents. They include Article 5A for qualifying high-net-worth individuals, Article 5B for qualifying recipients of foreign pensions and Article 5C for qualifying employees and business operators transferring tax residence. These regimes have different eligibility tests, deadlines and tax consequences. “Non-Dom” should not be used as a catch-all description for all three.

The Article 5A regime currently requires, among other conditions, that the applicant was not a Greek tax resident for seven of the previous eight years and makes a qualifying investment of at least €500,000 in Greece within the prescribed period. It provides alternative taxation of qualifying foreign-source income through an annual lump-sum tax of €100,000 for up to 15 tax years. These figures do not describe the pension or employment regimes.

For a fuller explanation of tax residence, income tax, property taxation and the incentive regimes, see the Greek Tax Guide for Expats 2026.

Where to live in Greece

The right location depends on ordinary weekday life. Consider work, schools, medical needs, transport and social connections before choosing for scenery alone.

Athens

Central Athens offers cultural life, restaurants and public transport, but also traffic, noise, limited parking and older housing stock. Northern suburbs are popular with many families and may be practical for particular international schools, though a car is useful in several areas. The southern suburbs offer coastal access and major redevelopment, accompanied in some locations by high rents and long commutes to the north.

Thessaloniki and regional cities

Thessaloniki is more compact than Athens and has a substantial student and cultural population. Patras, Heraklion, Chania, Kalamata, Ioannina and other regional centres offer different combinations of services, universities, airports and housing. Employment opportunities in specialised international sectors may be more limited outside Athens and Thessaloniki.

Islands and rural areas

Island life changes substantially between August and January. Ferry and flight connections, winter weather, healthcare, schooling, deliveries and housing availability deserve close examination. Tourism can also make year-round rental housing scarce. Test the internet connection at the exact property rather than relying on general coverage claims.

Moving to Greece with children

Families can choose among Greek public schools, private Greek schools and international or foreign-curriculum schools. Availability, tuition, admissions schedules, language and transport differ considerably. Some schools operate their own buses, but long journeys across Athens can dominate a child’s day.

Ask how the school supports a child entering with limited Greek, which qualifications it offers and where graduates typically continue their studies. Children may use different languages at home, school and in the wider community. Xpat.gr’s guide to international schools in Greece compares curricula, age ranges and published tuition information.

Bring previous school reports, any learning-support assessments and vaccination records. If a child needs continuing therapy or specialist support, investigate local availability before choosing a neighbourhood.

How much does it cost to live in Greece?

There is no reliable single monthly figure for an expat household. Housing is usually the largest variable, followed for some families by private or international education, a car, private insurance and frequent travel. Athens is not one market: the cost of a comparable home can vary markedly between neighbourhoods.

Build a personal budget using current listings and actual quotations rather than a generic cost-of-living table. Include:

rent or mortgage payments and shared-building charges;
electricity, heating, water, internet and mobile services;
groceries and meals outside the home;
public transport, fuel, parking, tolls and vehicle costs;
health insurance and out-of-pocket medical care;
school fees, buses, activities and childcare;
tax, accounting and immigration-related professional fees;
travel to your country of origin; and
a contingency fund.

The first three months often cost more than settled life because of temporary accommodation, deposits, moving expenses, translations, household purchases and professional fees. Ask for written quotations and specify whether VAT is included.

For current examples covering housing, groceries, utilities, transport and different household types, read our detailed guide to the Cost of Living in Greece in 2026: Rent, Food, Bills and Real Monthly Budgets.

Driving and getting around

Athens and Thessaloniki have extensive public-transport networks, but a car can be important in suburbs, smaller towns and rural areas. Check whether your driving licence is recognised for residence in Greece and whether it must be exchanged. Rules differ for EU/EEA licences and licences issued elsewhere, and international driving permits do not replace the underlying national licence.

Before importing a vehicle, obtain specialist advice on registration, customs, taxes, technical inspection and any transfer-of-residence relief. An apparently inexpensive car can become costly if the import conditions were misunderstood.

Common mistakes to avoid

Choosing a visa after moving. Establish the correct route and entry conditions first.
Confusing residence with tax residence. A residence card does not provide a complete answer to taxation.
Buying property to solve an immigration problem. A normal property purchase does not automatically provide residence rights.
Treating AFM, AMKA and healthcare coverage as the same thing. They belong to different administrative functions.
Signing a lease without checking its electronic declaration. The AADE record is important evidence of address.
Using the seller’s or landlord’s adviser as the only adviser. Obtain independent advice where your interests may differ.
Planning from summer impressions. Visit outside peak season if year-round island or rural life is the goal.
Relying on undated online advice. Verify thresholds, deadlines and document lists with the responsible authority.
Underestimating language. English is widely spoken in many settings, but forms, contracts and local services may be in Greek.

Moving to Greece checklist

Before the move

Confirm your right to enter, reside and work.
Review the tax and social-security implications.
Prepare legalised and translated documents where required.
Arrange appropriate health coverage.
Research neighbourhoods, schools and year-round services.
Create a transition budget and emergency reserve.

After arrival

Meet all residence-registration or permit deadlines.
Obtain an AFM and appropriate digital access.
Secure and document your address.
Complete employment, e-EFKA and AMKA procedures where eligible.
Confirm healthcare entitlement or private coverage.
Arrange banking, utilities and payments.
Record renewal, tax and filing dates.

Frequently asked questions

Can I move to Greece without a job?

Possibly. EU citizens may qualify for residence on grounds other than employment if they meet the applicable conditions. Non-EU nationals need a suitable immigration route, which may be based on remote work, sufficient resources, investment, family or another category. Each route has its own conditions.

Do I need an AFM before renting?

An AFM is used in the electronic declaration of a long-term lease and is central to many property and utility transactions. Obtain advice on sequencing if you need proof of accommodation for another application before the lease can be finalised.

Does an AMKA give me free healthcare?

No. AMKA is an identification number within the social-security system. Access to publicly covered services depends on the applicable rules and, in many cases, active insurance capacity or another recognised entitlement.

Can buying a house give me Greek residency?

Not automatically. A purchase provides a basis for residence only when it meets the conditions of a qualifying investment programme and the application is approved.

Is a Greek bank account compulsory?

Not for every purpose, but it is often convenient for salary payments, direct debits, taxes and local administration. An eligible SEPA account may be usable for some euro payments.

Official sources

Administrative requirements can depend on nationality, residence category and personal circumstances. Always confirm the current procedure with the responsible authority or an appropriately qualified adviser.

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Moving to Greece in 2026: The Complete Expat Guide