Greece is no longer just a holiday country for tax-conscious wealthy families — it has quietly become one of the most attractive non-dom destinations in the European Union. The €100,000 annual flat tax on worldwide income, locked in for up to 15 years, was deliberately built to compete with Italy’s €200K regime and the UK’s now-defunct non-dom system, and it has been pulling in entrepreneurs, fund managers and family offices since the UK closed its own non-dom doors in April 2025.
Pair the flat tax with the Golden Visa — still one of the cheapest residency-by-investment programs in the EU — and Greece becomes a serious option for anyone who wants Mediterranean lifestyle, Schengen mobility, and a clean cap on what they pay in tax each year. This guide walks through exactly how the regime works, who qualifies, what it costs end-to-end, and how Greece stacks up against Italy, Cyprus and Portugal.
Snapshot
| Metric | Value |
|---|---|
| Foreign-income tax (non-dom) | €100,000 flat per year on all foreign income (15-year cap) |
| Family member add-on | €20,000 flat per year per qualifying relative |
| Capital gains tax | Covered by the €100K flat (foreign source); 15% on Greek-source non-listed shares |
| Corporate tax | 22% standard rate |
| Minimum investment (flat-tax regime) | €500,000 in Greek assets within 3 years |
| Minimum investment (Golden Visa) | €250,000–€800,000 depending on region/asset type |
| Days/year required | 183+ for the flat-tax regime; flexible for Golden Visa |
| Processing time | 2–6 months (Golden Visa); single tax-year application window for non-dom |
| Path to citizenship | Yes — after 7 years of legal residence with conditions |
| Total cost ballpark | €500K+ investment + €100K/yr flat tax + ~€10K–€30K legal/admin |
Why Greece for Tax Residency
- A predictable cap on worldwide tax. A flat €100,000 settles your obligation on all non-Greek income — dividends, capital gains, interest, royalties, business profits and trust distributions — for up to 15 years. The break-even versus Greek progressive rates is roughly €450,000 of foreign income, so the regime is genuinely useful for high earners.
- EU residency, EU passport pathway. Unlike the UAE or Caribbean alternatives, Greece is a full EU and Schengen member. After seven years of legal residence (with language and integration conditions) you can apply for Greek — and therefore EU — citizenship.
- Golden Visa still open and one of the cheapest in the EU. While Portugal and Spain have shut or restricted their real-estate Golden Visas, Greece’s program is still accepting investors at €250,000–€800,000 depending on the region.
- Lifestyle and cost of living. Greek real estate is materially cheaper than Italy, France or Spain, and family living costs (private school, healthcare, household staff) tend to come in well below other Mediterranean alternatives.
- Post-UK non-dom migration friendly. Greek tax authorities have publicly courted UK non-doms since April 2025, and the regime is well-tested with the family offices, lawyers and bankers who advised them.
Tax Regime in Detail
Personal income tax
Standard Greek personal income tax is progressive, rising from 9% on the first €10,000 of employment or pension income to 44% above €40,000, plus a “solidarity contribution” historically of up to 10% (currently suspended for most categories of income but worth confirming with a Greek advisor for your year of move). Without any special regime, that places Greece firmly in the high-tax bracket of the EU.
The regime that changes the calculus is the non-domiciled flat tax, introduced by Law 4646/2019 (Article 5A of the Greek Income Tax Code) and explicitly modelled on the Italian and UK regimes. Once accepted, the taxpayer pays a fixed €100,000 a year that covers all foreign-source income, regardless of amount — interest, dividends, capital gains, royalties, partnership profits, trust distributions, employment income earned abroad and rental income from non-Greek property. The flat €100,000 is paid in a single annual instalment by the end of July.
Family members can be added under the same regime for an additional €20,000 per person, per year, with no extra cap on their foreign income either. The regime runs for a maximum of 15 tax years and ends automatically if the headline €100,000 is not paid on time, if the qualifying investment is not made, or if residence is voluntarily terminated.
Greek-source income (Greek employment, Greek rents, Greek dividends, Greek-source capital gains) remains taxable under normal Greek rules. The flat tax is therefore not a “0% on everything” deal — it is a cap on what you pay on the worldwide portion of your income.
Capital gains tax
Foreign capital gains are absorbed into the €100,000 flat tax for non-doms — there is no separate accounting of disposals abroad. For Greek-source gains, the standard rate is 15% on the disposal of non-listed shares, with listed Athens Exchange shares benefitting from a long-standing exemption for non-controlling holdings. Real-estate capital gains tax in Greece is technically suspended through 2026 but legally still on the books at 15%.
Corporate tax
The Greek corporate tax rate is 22% (reduced from 24% in 2022) on annual profits, with a 5% withholding tax on dividend distributions to shareholders (or 0% under most EU parent-subsidiary arrangements). Greece has more than 50 double-tax treaties, including with the UK, US, Germany, France, Switzerland, the UAE and most major EU jurisdictions, so cross-border structuring is well-supported.
Dividends, interest, rental income
Under the non-dom regime, foreign dividends, interest and rental income are inside the €100K flat — you pay nothing extra. Greek-source equivalents are taxed: 5% withholding on Greek dividends, 15% on Greek interest and 15–45% progressive on Greek rental income (with an enkas allowance for primary residence).
Inheritance, gift, wealth tax
Greece has an inheritance and gift tax with rates that depend on the relationship between donor and beneficiary — typically 1–10% for spouses, children and parents (with a tax-free threshold of €150,000 per child) and 20–40% for unrelated parties. There is no general wealth tax, but an annual real-estate tax (ENFIA) applies to Greek-located property, generally a few hundred to a few thousand euros for typical homes.
VAT / consumption tax
Greece applies a standard VAT rate of 24%, with a reduced 13% rate on food, hotels and pharmacies and a super-reduced 6% on books and basic medicines.
Residency Programs Available
Non-Dom Flat-Tax Regime (Article 5A)
- Headline benefit: €100,000 flat per year on worldwide income, plus €20,000 per added family member.
- Eligibility: You must not have been a Greek tax resident for at least 7 of the previous 8 years.
- Investment: A qualifying investment of at least €500,000 in Greek real estate, Greek companies or Greek securities, made within 3 years of acceptance into the regime. The investment can already be in your name at the time of application — Golden Visa investments count.
- Application window: File with the Greek tax administration by 31 March of the year you wish to be taxed under the regime.
- Duration: Up to 15 tax years, non-renewable.
- Best for: UHNW individuals and families with €1M+ of annual passive income from outside Greece.
Greek Golden Visa (Residency by Investment)
- Min investment (real estate): €250,000 in eligible “low-pressure” zones; €400,000 in most regions; €800,000 in Athens, Thessaloniki, Mykonos, Santorini and other high-demand areas (raised in 2024).
- Alternative routes: €500,000 in shares of a Greek AIF/REIC, €500,000 in Greek government bonds, or €400,000 in a 12-month Greek bank deposit.
- Duration: 5-year residence permit, renewable indefinitely as long as the investment is held.
- Physical presence: No minimum stay required to maintain the permit (this matters — you do not become Greek tax resident automatically).
- Best for: Investors who want EU mobility and an optional onramp to the flat-tax regime.
Financially Independent Person (FIP) Visa
- Income requirement: Roughly €3,500/month of stable foreign income for the main applicant (plus 20%/15% for spouse/child).
- Duration: 2-year permit, renewable for 3 years.
- Best for: Retirees, remote professionals and pensioners who don’t need flat-tax treatment.
Digital Nomad Visa
- Income requirement: €3,500/month net foreign-source income.
- Tax: A separate 50% income-tax reduction is available to qualifying foreign tax residents who relocate (Article 5C of the Greek ITC), capped at 7 years and not stackable with the €100K regime.
- Best for: Mid-income remote workers who want EU residency without flat-tax-level investment.
Requirements & Costs
| Requirement | Details |
|---|---|
| Investment (flat-tax) | €500,000 in Greek RE/companies/securities within 3 years |
| Investment (Golden Visa) | €250,000–€800,000 depending on region |
| Physical presence (flat-tax) | 183+ days/year recommended to anchor Greek tax residency |
| Documents | Passport, criminal-record certificate, proof of investment, proof of prior non-residence, health insurance |
| Government fees | ~€2,000 Golden Visa application fee + ~€16/permit issuance |
| Legal/advisory fees | €8,000–€20,000 for the flat-tax application; €5,000–€10,000 for Golden Visa |
| Total upfront | €500K+ investment + ~€10K–€30K professional fees |
| Annual recurring | €100,000 flat tax + €20K per family member + ~€1K ENFIA |
Application Process
- Initial assessment — Confirm you meet the 7-out-of-8-years non-residence test, model whether the flat tax actually saves you money versus normal Greek rates, and choose between the flat-tax + investment route or a Golden Visa-only structure.
- Document preparation — Apostilled passport, criminal-record certificate, prior tax residency certificates, proof of insurance, and (for the flat-tax track) bank statements evidencing the €500K of qualifying assets.
- Investment — Execute the qualifying investment: real estate purchase, AIF subscription, government-bond placement or Greek-company capital injection.
- Filing — Submit the Article 5A application to the Greek tax administration by 31 March of the target tax year. The Golden Visa biometrics appointment is filed in parallel with the immigration office.
- Approval — The tax administration normally responds within 60 days for the flat-tax regime; the Golden Visa permit is issued within 2–6 months.
- Move-in & registration — Register with the Greek tax authorities (AFM number), open a Greek bank account, and (if relying on the 183-day rule) document physical presence.
- Annual compliance — Pay the €100,000 flat by 31 July, file the annual personal income tax return for any Greek-source income, and renew the Golden Visa every 5 years.
Pros & Cons
| ✅ Pros | ⚠️ Cons |
|---|---|
| Predictable cap of €100K on worldwide tax | High break-even — only useful above ~€450K of foreign income |
| Up to 15 years of regime certainty | Requires €500K of investment locked into Greek assets |
| EU residency + path to EU passport in 7 years | Greek-source income still taxed at standard high rates |
| One of the cheapest Golden Visas left in the EU | Athens/Mykonos/Santorini investment threshold raised to €800K |
| 50+ double-tax treaties; family add-on at €20K each | Greek tax administration is improving but still bureaucratic |
How Greece Compares to Alternatives
The closest direct competitor is Italy’s €200,000 flat tax (raised from €100K in August 2024 for new entrants). Greece is now half the price for the principal applicant and applies the same 15-year horizon, but Italy has a slightly larger DTA network and stronger banking infrastructure. For families with €500K+ of annual foreign income, the saving from choosing Greece over Italy can run into the millions over the lifetime of the regime — see Italy vs Greece Flat Tax for a side-by-side analysis.
For pure passive income, Cyprus non-dom delivers 0% on foreign dividends, interest and rental for 17 years with no minimum investment and only 60 days of presence required — a better fit for asset-light entrepreneurs and crypto founders. Greece wins where Cyprus loses: bigger economy, better international schools, more depth in fund management and a more recognisable EU passport at the end of the road. Compare directly via the Tax-Free Residency in Cyprus guide.
For founders weighing Portugal, the calculus has shifted since the original NHR closed at the end of 2025. The replacement IFICI regime is narrower and limited to specific qualifying activities, while Greece’s flat tax is wide open to anyone who can hit the €500K investment. See the Tax-Free Residency in Portugal page for the new IFICI rules.
Frequently Asked Questions
Who qualifies for the Greek €100K non-dom regime?
Any individual who has not been a Greek tax resident for at least 7 of the previous 8 tax years, who relocates their tax residency to Greece and who commits to investing at least €500,000 in Greece within three years of acceptance. There is no nationality restriction, no minimum age and no requirement to have a specific source of income.
Does the €100,000 flat tax cover capital gains too?
Yes — for foreign-source capital gains. Selling a non-Greek company, foreign-listed shares, foreign real estate or foreign crypto is all absorbed into the €100K. Greek-source gains (e.g. selling a stake in a Greek private company) sit outside the regime and are taxed normally.
How does Greece compare to Italy’s €200K flat tax?
Mechanically very similar — both cap worldwide income at a flat number for 15 years and add family members at a discount. Greece is now materially cheaper (€100K vs Italy’s €200K for new entrants) and has lower property prices, while Italy has stronger banking and a richer DTA network. Greece also requires the €500K Greek investment that Italy does not.
Do I have to live 183 days a year in Greece to use the flat tax?
The flat tax requires Greek tax residency, which is defined the standard way: 183+ days in Greece, or centre-of-vital-interests in Greece. Most successful applicants do spend 183+ days on the ground, both to satisfy Greek rules and to break tax residency in the country they’re leaving.
What happens after the 15 years are up?
The regime is non-renewable. From year 16 onward you are taxed under standard Greek progressive rates on worldwide income, unless you leave Greek tax residency. Many families plan an exit (or a transition into a different regime such as Cyprus 60-day residency) before year 15.
Does the Golden Visa make me a Greek tax resident automatically?
No. The Golden Visa is purely an immigration status — it gives you the right to live in Greece and travel Schengen, but you only become tax resident when you actually meet the 183-day or centre-of-vital-interests tests. Many Golden Visa holders never become Greek tax resident.
Is the regime safe from sudden EU political pressure?
Greece’s flat tax has survived multiple EU reviews and is structurally aligned with Italy’s similar regime. There is currently no formal EU proposal to abolish non-dom systems, although the European Parliament has discussed harmonisation. Built-in 15-year grandfathering means individuals already in the regime would be protected against retrospective change.
How long does it take to actually be set up?
From engagement to fully operational — Greek bank account open, AFM tax number issued, Golden Visa or other permit in hand, and Article 5A acceptance — most files complete in 4 to 8 months. Filing the flat-tax application by 31 March is the calendar anchor; everything else flows from that.
Ready to Make Greece Your Tax Residency?
Greece’s €100,000 flat tax is one of the most powerful — and underused — wealth-planning tools in the EU. Getting it right means coordinating the residency permit, the qualifying investment, the exit from your current tax country and the timing of the Article 5A filing. Get any one of those wrong and you can lose 12 months of regime time or worse.
We help founders, fund principals and HNW families plan the move end-to-end — from modelling whether Greece is even the right answer, through residency, tax filing and ongoing compliance. Book a free consultation to walk through your situation, or read our Best Tax-Free Residency for Entrepreneurs guide if you’re still comparing jurisdictions.
Last updated: 2026-04-26
Sources:
– Greek Independent Authority for Public Revenue (AADE) — Article 5A guidance: https://www.aade.gr/en
– Greek Ministry of Finance — Non-Dom regime overview: https://www.minfin.gr/
– Enterprise Greece — Golden Visa program: https://www.enterprisegreece.gov.gr/en/invest-in-greece/golden-visa
– Greek Income Tax Code (Law 4172/2013, as amended by Law 4646/2019)