Expat Financial Planning · Greece
Financial Planning for Expats in Greece — Golden Visa & 7% Non-Dom Regime
Greece offers one of Europe's most compelling combinations for internationally mobile investors: a 7% flat-tax regime on foreign income, a Golden Visa programme with EU citizenship rights, and a post-crisis property market with strong recovery. UK tax obligations and domicile rules do not disappear on arrival — we help you get the structure right from the start.
Why Greece
Why HNW expats are choosing Greece
Tax & financial advantages
- 7% flat tax on foreign-source income for qualifying foreign pensioners (vs up to 44% standard rate)
- Regime runs for up to 15 years from qualification
- No minimum investment required for the 7% pensioner regime
- Separate Article 5A non-dom regime: flat €100,000 annual tax with a €500,000 investment
- No Greek wealth tax on non-Greek assets
Residency & lifestyle
- EU member state — full Schengen Area access for Golden Visa holders
- 7-year path to Greek citizenship (full EU citizenship)
- Property market recovery since 2018 — prices still below 2008 peak in many areas
- Mediterranean climate, high quality of life, lower cost of living vs Northern Europe
- Strong international communities in Athens, Thessaloniki, and the islands
Tax planning
The Greek 7% non-dom regime — how it works
Who qualifies
The 7% regime (Article 5B) is for foreign pensioners. You must receive a foreign pension, must not have been a Greek tax resident in five of the six years immediately before applying, and must transfer your residence from a country with a tax-cooperation agreement with Greece. No minimum investment is required. Applications are submitted to the Greek tax authority (IAPR) with supporting documentation.
How the 7% rate applies
Once approved, all foreign-source income — dividends, rental income, pension income, interest, capital gains on foreign assets — is taxed at a flat 7% regardless of amount. There is no progressive scaling. A pensioner with €200,000 of foreign income pays €14,000 in Greek tax, compared to far more at the standard progressive rate. Greek-source income is taxed at the normal progressive rates. (High-net-worth non-pensioners may instead use the Article 5A regime — a flat €100,000 per year.)
UK IHT interaction
The 7% regime addresses Greek income tax — it does not resolve UK IHT exposure. Since 6 April 2025, UK IHT follows long-term residence: a long-term UK resident (UK-resident 10 of the last 20 years) retains worldwide IHT liability regardless of Greek tax status, with a multi-year tail after leaving. For UK nationals in Greece, a coordinated plan addressing UK SRT (for income tax), long-term-residence IHT, and Greek non-dom qualification is essential to avoid gaps or double exposure.
Estimate your IHT exposure →Residency & citizenship
The Greece Golden Visa — 2024 thresholds
Investment thresholds
- €800,000 — Athens, Thessaloniki, Mykonos, Santorini, islands with population above 3,100
- €400,000 — all other areas of mainland Greece and smaller islands
- €250,000 — commercial-to-residential conversions and listed heritage buildings
A single property must meet the threshold — multiple smaller properties cannot be aggregated. The investment must be retained for the duration of the visa.
Rights & pathway to citizenship
- 5-year renewable residence permit (no minimum days in Greece required)
- Schengen Area travel rights from day one
- Family members included: spouse, children under 21, and parents of both applicant and spouse
- Path to Greek citizenship after 7 years of genuine residency
- Greek citizenship = full EU citizenship with freedom of movement across 27 EU states
Our services
What we provide for Greece-based clients
We advise clients across Greece — from Golden Visa investors in Athens to retirees in Crete and the Cyclades. Our advice integrates Greek tax planning, UK obligations, property, and long-term estate planning in one coherent picture.
UK Pension Advice
Pension drawdown, NT coding, and QROPS/SIPP analysis for Greece residents.
Learn more →Tax Planning
7% non-dom qualification, UK non-residency, and cross-border tax structuring.
Learn more →Estate Planning
UK IHT planning, wills for Greek and UK assets, trust structures.
Learn more →Protection Insurance
International life assurance, IPMI health cover, and critical illness.
Learn more →International Investments
Tax-efficient global portfolio construction for Greece-based investors.
Learn more →Property & Golden Visa
Greece property investment advisory and Golden Visa eligibility planning.
Learn more →Free tools
Tools for Greece residents
Common questions
Greece expat financial planning — FAQs
What is the Greek 7% non-dom flat tax?
Greece introduced a 7% flat-rate tax (Article 5B) on foreign-source income for qualifying foreign pensioners who move their tax residence to Greece, in 2020. Unlike progressive tax rates — which in Greece reach 44% — the 7% rate applies to the entire foreign income amount regardless of size, making it highly efficient. To qualify, you must be in receipt of a foreign pension, must not have been a Greek tax resident in five of the previous six years, and must transfer your residence from a country with a tax-cooperation agreement with Greece. No minimum investment is required for the 7% pensioner regime. The regime lasts for a maximum of 15 years. (Separately, Greece offers a high-net-worth non-dom regime under Article 5A with a flat €100,000 annual tax and a €500,000 investment requirement — a different scheme.)
What are the Greece Golden Visa thresholds in 2026?
Following changes implemented in 2023 and 2024, the Greece Golden Visa thresholds depend on location and property type. In high-demand areas — including Athens, Thessaloniki, Mykonos, Santorini, and islands with populations above 3,100 — the minimum investment is €800,000. In all other areas of Greece, the threshold is €400,000. Lower thresholds of €250,000 apply to commercial properties converted to residential use and to listed heritage buildings requiring restoration. A single residential property must meet the threshold — you cannot aggregate multiple smaller properties.
Is my UK pension taxable in Greece?
Under the UK-Greece double tax treaty, UK pensions paid to a Greek resident are generally taxable in Greece as the state of residence. For those on the 7% non-dom flat tax regime, this means UK pension income would be taxed at 7% in Greece rather than at UK rates — which can represent a substantial saving compared to the 20-45% UK income tax rates that would otherwise apply. However, government service pensions (paid in respect of employment with the UK public sector) are typically taxed only in the UK under the treaty. Professional advice is essential before restructuring pension drawdown.
How do I get a path to Greek or EU citizenship?
Greek Golden Visa holders can apply for Greek citizenship after completing seven continuous years of legal residency in Greece. Unlike some residency-by-investment programmes, the Golden Visa alone does not count — you must be genuinely resident for the required period. However, Golden Visa holders have Schengen Area travel rights immediately upon approval, and family members (spouse, children under 21, and parents of both applicant and spouse) can be included on the same application. Greek citizenship confers full EU citizenship rights, including freedom of movement across all 27 EU member states.
Can my family be included in a Golden Visa?
Yes. The Greek Golden Visa can include the main applicant's spouse or civil partner, children under 21 years of age, and parents of both the main applicant and their spouse. All family members receive the same residency rights as the main applicant, including Schengen Area travel rights, and are eligible to apply for Greek citizenship after seven years of legal residency. Children turn 21 while the visa is active can have their permit extended until age 24 if they are in full-time education.
Ready to plan your Greece move?
Whether you are exploring the 7% non-dom regime, planning a Golden Visa investment, or simply need to understand how Greece interacts with your UK pension and IHT position, our advisers can give you a clear, joined-up picture.
Speak to a Greece specialistThe information on this page is for general guidance only and does not constitute personal financial or tax advice. Tax rules, treaty provisions, and visa regulations change — information may become out of date. Always verify current rules and seek qualified professional advice before making any financial decisions. The value of investments can fall as well as rise and you may receive back less than you invest.
Plan your move to Greece with expert advice
Whether you are qualifying for the 7% non-dom regime, assessing the Golden Visa threshold, or managing your UK pension from Greece — our advisers can model the full picture for your specific situation.