Tax in Greece: A Guide for Expats and Investors in 2026

Greece has become an increasingly attractive option for international investors looking to live, retire or invest in Europe, but anyone planning a move should also understand how the country's tax system could affect them.

The first important distinction is between residence and tax residence. Holding a Greek residence permit does not necessarily mean that you become tax resident in Greece.

As a general rule, Greek tax residents are liable for tax on income earned both in Greece and abroad, while non-residents are only taxed on income from Greek sources.

Tax residence can be determined by factors including where an individual's permanent residence is, where they spend most of their time and where their financial and business interests are located.

Spending more than 183 days in Greece during a 12-month period can also result in Greek tax residence, subject to specific exceptions.

For some people moving to Greece, however, the standard tax system is only part of the picture.

Greece also offers special tax regimes aimed specifically at attracting high-net-worth individuals, foreign pensioners, employees and entrepreneurs.

Taxes in Greece

Income tax in Greece

Greece operates a progressive income tax system, meaning that higher portions of income are taxed at higher rates.

From the 2026 tax year, the standard rates applying to employment and pension income are:

Rental income is taxed separately. From 2026, the rates are 15% on the first €12,000, 25% from €12,001 to €24,000, 35% from €24,001 to €36,000 and 45% on income above €36,000.

Other forms of investment income are treated differently. For example, dividends are generally subject to a 5% withholding tax and interest to 15%, while the exact treatment of international income can also depend on applicable double-taxation agreements.

Property tax in Greece

Property buyers and investors should account for taxes both when acquiring Greek real estate.

A real estate transfer tax of 3% is generally payable by the buyer on the taxable value of a property. A further municipal levy is imposed on the main transfer tax.

Property owners are also liable for Greece's annual property tax, known as ENFIA. It applies to rights in Greek real estate held on 1 January each year, with the amount calculated according to factors including the characteristics and taxable value of the property.

For investors generating income from their property, rental income is then subject to the separate rates outlined above.

Capital gains tax in Greece

Capital gains from the transfer of certain assets are generally taxed at 15%. However, taxation of capital gains on transfers of Greek immovable property is currently suspended until 31 December 2026.

This is particularly relevant for investors, although the tax consequences of an individual sale will depend on the circumstances and the rules in force at the time.

Inheritance and gift tax

Inheritance tax in Greece depends primarily on the relationship between the beneficiary and the deceased.

Beneficiaries are divided into three categories. Category A, which includes spouses, children, grandchildren and parents, receives the most favourable treatment.

The ordinary inheritance scale for this group includes an initial €150,000 tax-free amount, followed by progressive rates reaching a maximum of 10%.

Rates can reach 20% for Category B beneficiaries and 40% for Category C.

Separate rules apply to gifts and parental transfers, including a significant tax-free allowance for certain Category A transfers through financial institutions.

The relevance of inheritance and gift taxation is also different for people using Greece's special high-net-worth tax regime, which provides specific exemptions relating to movable property located abroad.

VAT in Greece

The standard rate of Value Added Tax (VAT) is 24%, with reduced rates applying to specific goods and services. The principal reduced rates are 13% and 6%, alongside some more specific exceptions.

Property buyers should be aware that VAT rules can also apply to new buildings.

However, Greece currently allows qualifying property developers to suspend VAT on relevant properties until 31 December 2026, in which case real estate transfer tax applies instead.

Greece's €100,000 non-dom tax regime

For high-net-worth individuals planning to relocate to Greece, one of the country's most significant advantages is its alternative taxation regime for foreign income.

Under Article 5A of the Greek Income Tax Code, qualifying individuals who move their tax residence to Greece can pay an annual lump-sum tax of €100,000 on their foreign-source income, regardless of the amount of that income.

The regime can apply for up to 15 tax years. Qualifying relatives can also be added, with an additional annual tax payment of €20,000 for each relative included.

This can create a very different tax position from Greece's standard progressive income tax system, particularly for individuals receiving substantial investment, business or other income from outside Greece.

To qualify, an applicant must generally:

• Not have been a Greek tax resident for seven of the eight years before transferring their tax residence to Greece.
• Make a qualifying investment in Greece of at least €500,000, whether through real estate, businesses, securities or other eligible investments. This can include Greek Golden Visa-eligible real estate investments.
• Complete the qualifying investment within the prescribed period.

Under Greece’s 2026 income tax brackets, this means that individuals receiving an income of approximately €270,000 or more per year would pay less income tax under this regime, with the potential saving increasing dramatically with higher total income.

The €100,000 payment applies specifically to income arising abroad. Greek-source income remains subject to the normal Greek tax rules, meaning that the regime should not be understood as a €100,000 cap on every tax liability an individual might have in Greece.

There is a further potential benefit for international families. Individuals within the Article 5A regime receive exemptions from Greek inheritance or gift tax in relation to property located abroad.

For people with significant international income and assets, these provisions can therefore make Greece considerably more attractive as a long-term base than the country's headline 44% income-tax rate might initially suggest.

Other tax benefits for people moving to Greece

The €100,000 regime is not the only tax incentive available to new residents.

Qualifying recipients of a foreign pension can apply for the Article 5B regime. This provides a 7% tax rate on income arising abroad for up to 15 tax years, subject to eligibility requirements including their previous tax-residence history.

Greece also operates a regime aimed at certain employees and entrepreneurs moving to the country. Under Article 5C, qualifying individuals can receive a 50% exemption from income tax on eligible Greek employment and individual business income for seven tax years.

Together, the three systems give Greece distinct tax incentives for high-net-worth individuals, pensioners and economically active people relocating from abroad.

Does the Greece Golden Visa make you a Greek tax resident?

The Greece Golden Visa and Greek tax residence are separate things.

Obtaining residence rights through an investment programme does not in itself determine an individual's tax residence.

Instead, tax residence is assessed according to Greek tax law, including factors such as time spent in Greece and the location of a person's principal residence and centre of vital interests.

For investors who intend to maintain a Greek residence permit while continuing to live elsewhere, this distinction can be important.

For those planning to relocate more permanently, however, Greece's immigration and tax options can be considered together.

Depending on an individual's circumstances, moving to Greece may provide access not only to European residence but also to one of the country's preferential tax regimes.

Is Greece a tax-friendly country?

Greece is not a straightforward low-tax jurisdiction like the UAE. Standard personal income tax rates rise to 44%, while property owners, investors and residents can also encounter property, inheritance, capital and consumption taxes.

However, the actual tax burden can be very different for people moving to Greece from abroad.

The €100,000 annual tax on qualifying foreign income, the 7% foreign-pensioner regime and the 50% income exemption for certain incoming workers and entrepreneurs all provide incentives designed specifically for new tax residents.

For international investors considering Greece as more than simply a place to own property, these regimes can become an important part of the decision.

Get the most out of your residence with Investment Visa

If moving to Greece to take advantage of schemes like the non-dom tax regime and the Greece Golden Visa sound like they could work for you, get in touch with one of our expert advisors to find out more about how investment migration can protect your assets and optimise your access.

Already decided on Greece? Check out our range of Greek properties for sale to find your perfect Golden Visa investment.

Tax rules and eligibility requirements depend on individual circumstances and can change. This article is intended for general information only and should not be treated as personal tax advice.