Authored by the expert who managed and guided the team behind the Greece Property Pack
Everything you need to know before buying real estate is included in our Greece Property Pack
Yes, we do our best to keep this blog post updated with fresh data so you get the most accurate picture of what life is really like for expats in Greece right now.
Greece offers a unique combination of Mediterranean lifestyle, affordable living costs, and rich cultural heritage that continues to attract foreigners from around the world.
Whether you are a digital nomad, retiree, or professional looking for a new adventure, this guide will walk you through everything you need to know about moving to Greece in 2026.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Greece.
Is Greece a good place to live in 2026?
Is quality of life getting better or worse in Greece in 2026?
As of early 2026, the quality of life trajectory in Greece is generally improving for expats who bring foreign income, but it remains challenging for those relying solely on local wages due to ongoing housing pressure in popular areas.
The factor that has improved the most in Greece over the past two to three years is the digital infrastructure, with high-speed internet now widely available across Athens, Thessaloniki, and even many islands thanks to EU-funded upgrades that have made remote work genuinely viable.
However, the persistent challenge that continues to frustrate expats in Greece is the housing squeeze in desirable neighborhoods, where short-term rental platforms and Golden Visa investments have pushed rents up significantly faster than local salaries, making central Athens and coastal areas increasingly competitive.
Are hospitals good in Greece in 2026?
As of early 2026, hospitals in Greece offer clinical care that can match Western European standards in private facilities and major public university hospitals, though public system capacity constraints mean wait times can be longer than what many expats are accustomed to.
The hospitals that expats in Greece most commonly recommend include Hygeia Hospital in Athens for its modern private facilities, Metropolitan Hospital for comprehensive specialist care, and Onassis Cardiac Surgery Center for anyone needing specialized heart treatment.
A standard private doctor consultation in Greece typically costs between 50 and 80 euros (approximately 55 to 90 USD) for a general practitioner visit, with specialist consultations ranging from 70 to 120 euros depending on the specialty and location.
Private health insurance is strongly recommended for expats living in Greece because it provides faster access to care, English-speaking doctors, and coverage for the out-of-pocket expenses that Greece's healthcare system is known for, especially if you do not yet qualify for public coverage through social security contributions.
Are there any good international schools in Greece in 2026?
As of early 2026, Greece has around 25 to 30 international schools, with the majority concentrated in Athens, offering curricula including International Baccalaureate, British, and American systems that meet high international education standards.
The international schools most popular among expat families in Greece include International School of Athens (ISA) which is the only full IB Continuum school in Athens, Campion School known for its British curriculum and strong community, and ACS Athens which follows an American educational model with excellent facilities.
Annual tuition fees at international schools in Greece typically range from 8,000 to 15,000 euros (approximately 8,800 to 16,500 USD) depending on the grade level and school, with some premium institutions charging up to 18,000 euros for upper secondary years including IB diploma programs.
Waitlists at popular international schools in Greece can be quite long, especially for entry at key transition points like kindergarten or middle school, so expat families should apply 3 to 9 months in advance, while public schools remain a challenging option for non-Greek-speaking children due to the language barrier.
Is Greece a dangerous place in 2026?
As of early 2026, Greece is considered a safe country for residents and expats, ranking 40th globally on the 2024 Global Peace Index and maintaining low rates of violent crime compared to most Western European and North American destinations.
The most common safety concerns for expats in Greece are petty crimes like pickpocketing and bag-snatching in crowded tourist areas, occasional scooter-borne phone thefts in Athens, and the need to stay aware during large protests or strikes which can sometimes affect central areas but rarely turn violent.
The neighborhoods generally considered safest for expats in Greece include Koukaki, Pangrati, and Kolonaki for walkable central Athens living, Kifisia and Chalandri for leafier northern suburb family life, and Glyfada and Vouliagmeni along the Athens Riviera for a more upscale coastal environment.
Women can generally live alone safely in Greece, particularly in neighborhoods with active street life and foot traffic, though standard precautions like avoiding poorly lit areas in Omonia or parts of Victoria late at night and staying alert in nightlife-heavy zones like Gazi are commonly recommended.
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How much does everyday life cost in Greece in 2026?
What monthly budget do I need to live well in Greece in 2026?
As of early 2026, a single person can live comfortably in Athens on a monthly budget of around 1,800 to 2,500 euros (approximately 2,000 to 2,750 USD), which includes rent in a decent neighborhood, utilities, groceries, dining out occasionally, and private health insurance.
For a more modest but still decent lifestyle in Greece, a single person can manage on approximately 1,200 to 1,600 euros per month (around 1,300 to 1,750 USD) by choosing accommodation outside the city center, cooking at home more often, and using public transportation.
A more comfortable or upscale lifestyle in Greece, with a well-located apartment, regular dining out, gym membership, and travel around the islands, typically requires 2,500 to 3,500 euros per month (approximately 2,750 to 3,850 USD) for a single person or 3,500 to 4,500 euros for a couple.
Housing is by far the largest expense category in Greece, often consuming 40 to 50 percent of an expat's monthly budget in Athens or popular coastal areas, which is why choosing your neighborhood strategically has a much bigger impact on your finances than adjusting your grocery or dining habits.
What is the average income tax rate in Greece in 2026?
As of early 2026, the effective income tax rate for a typical middle-income earner in Greece making around 25,000 to 30,000 euros annually works out to approximately 18 to 22 percent after accounting for the progressive bracket structure, though social security contributions add significantly to the overall tax burden.
Greece uses a progressive income tax system with brackets ranging from 9 percent on the first 10,000 euros, up to 22 percent for income between 10,000 and 20,000 euros, 28 percent for 20,000 to 30,000 euros, 36 percent for 30,000 to 40,000 euros, and a top marginal rate of 44 percent on income above 40,000 euros.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Greece versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What kind of foreigners actually live in Greece in 2026?
Where do most expats come from in Greece in 2026?
As of early 2026, the top countries of origin for expats and foreign residents in Greece include Albania (by far the largest established community), followed by citizens from other Balkan countries, EU member states like Germany and the UK, and a growing number of Americans and Canadians attracted by lifestyle and investment opportunities.
Foreign residents make up approximately 7 to 8 percent of the total population in Greece, with non-nationals numbering around 800,000 to 900,000 people according to recent Eurostat data, though this figure includes both long-established immigrant communities and newer lifestyle-driven expats.
The main reason expats from Western Europe and North America are drawn to Greece is the combination of a significantly lower cost of living compared to their home countries, excellent climate with over 300 sunny days per year, and the opportunity to enjoy a Mediterranean lifestyle while working remotely or living on retirement income.
The expat population in Greece in 2026 is a genuine mix, with long-established working-class immigrant communities from the Balkans, a growing segment of digital nomads and remote workers taking advantage of the new visa programs, EU retirees seeking sun and affordability, and investors pursuing Golden Visa residency.
Where do most expats live in Greece in 2026?
As of early 2026, the neighborhoods where expats concentrate most heavily in Athens include central walkable areas like Koukaki, Pangrati, and Kolonaki, northern suburbs like Kifisia, Chalandri, and Marousi for families, and the Athens Riviera coastal strip from Glyfada to Vouliagmeni for higher-income residents seeking sea access.
These neighborhoods attract expats because they offer a practical combination of reliable English-speaking services, proximity to international schools and private healthcare, good public transportation connections to the city center, and the kind of cafe and restaurant culture that makes daily life enjoyable for newcomers still building their social networks.
Emerging neighborhoods that are starting to attract more expats in Greece include Nea Smyrni and Kallithea in Athens for those seeking better value than the now-expensive central areas, the Kalamaria district in Thessaloniki for its family-friendly atmosphere and waterfront access, and towns like Chania in Crete for lifestyle-focused remote workers who prefer smaller-city living.
Are expats moving in or leaving Greece in 2026?
As of early 2026, Greece is experiencing a net inflow of expats, particularly in the lifestyle, remote worker, retiree, and investor segments, as evidenced by sustained demand for housing in prime areas and continued interest in the Golden Visa and digital nomad visa programs.
The main factor driving expats to move to Greece right now is the attractive cost-to-quality-of-life ratio, where a solid remote income or pension can fund a lifestyle that includes sea access, good food, pleasant weather, and a relaxed pace of life that would be unaffordable in most Western European or North American cities.
The main factor causing some expats to leave Greece recently is the bureaucratic friction involved in dealing with government offices, particularly around residence permits, tax registration, and the general unpredictability of administrative timelines, which can frustrate those accustomed to more streamlined systems.
Compared to similar Mediterranean destinations like Portugal or Spain, Greece continues to offer competitive Golden Visa thresholds in many regions and a less saturated digital nomad scene, though Portugal's tax advantages and Spain's larger established expat infrastructure still make those countries strong competitors for the same pool of potential relocators.
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What paperwork do I need to move to Greece in 2026?
What visa options are popular in Greece in 2026?
As of early 2026, the three most popular visa types for expats moving to Greece are the Digital Nomad Visa for remote workers, the Financially Independent Person (FIP) visa for retirees and those with passive income, and the Golden Visa investment residence program for property buyers and investors.
The Digital Nomad Visa, which has become the most commonly used expat visa in Greece, requires applicants to demonstrate a minimum monthly income of 3,500 euros after taxes from employment or clients based outside Greece, plus valid health insurance, proof of accommodation, and a clean criminal record from their home country.
Yes, Greece offers a dedicated Digital Nomad Visa that allows non-EU remote workers to live in the country for up to 12 months initially while working for foreign employers or clients, with the option to extend for two additional years through a residence permit, and applicants must prove the required income threshold increases by 20 percent for a spouse and 15 percent for each child.
The Digital Nomad Visa is initially valid for 12 months and can be renewed by applying for a two-year residence permit before expiration, provided you continue to meet the income requirements, maintain valid health insurance, and can demonstrate ongoing remote work for non-Greek employers or clients.
How long does it take to get residency in Greece in 2026?
As of early 2026, the typical processing time to obtain a residence permit in Greece ranges from 2 to 6 months depending on the visa category, the completeness of your application, the regional office handling your case, and the time of year, with summer months often seeing slower processing due to vacation schedules.
Common factors that can delay your residency application in Greece include missing or incorrectly translated documents, backlogs at specific regional immigration offices (particularly in Athens), and the need for additional verification of foreign income or criminal record certificates, while having a lawyer or relocation specialist manage your file can often speed things up considerably.
To become eligible for permanent residency in Greece, an expat must generally live legally in the country for five continuous years, after which they can apply for a long-term EU residence permit, and citizenship through naturalization typically requires seven years of legal residence plus passing a Greek language and culture test.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Greece. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
How hard is it to find a job in Greece in 2026?
Which industries are hiring the most in Greece in 2026?
As of early 2026, the top three industries hiring the most in Greece are tourism and hospitality (which remains the backbone of the economy), information technology and customer support centers (where multinational companies actively recruit multilingual staff), and healthcare (facing persistent shortages of doctors, nurses, and medical technicians especially in rural areas and islands).
It is realistic for expats to get hired in Greece without speaking Greek if they target multinational companies, tech startups, customer service centers for international brands, shipping companies, and tourism management roles, particularly in Athens and Thessaloniki where English is commonly used as a working language.
The types of roles most accessible to foreign job seekers in Greece include multilingual customer service and technical support positions (especially for Dutch, German, French, and Nordic language speakers), English teaching, tourism and hospitality management, IT and software development, and positions with international shipping companies headquartered in Piraeus.
What salary ranges are common for expats in Greece in 2026?
As of early 2026, typical salary ranges for expats working in Greece vary widely by sector but generally fall between 1,200 and 2,500 euros net per month (approximately 1,300 to 2,750 USD) for standard professional roles, with tech, finance, and senior management positions reaching 3,000 to 5,000 euros or higher.
Entry-level and mid-level expat positions in Greece, such as customer service representatives, junior developers, or hospitality supervisors, typically pay between 1,000 and 1,800 euros net per month (around 1,100 to 2,000 USD), which is manageable but requires careful budgeting especially in Athens.
Senior or specialized expat roles in Greece, including IT managers, engineering leads, medical specialists, and finance directors, can command salaries of 3,000 to 6,000 euros net per month (approximately 3,300 to 6,600 USD), with shipping industry executives and top tech talent sometimes earning considerably more.
Employers in Greece do sponsor work visas for foreign hires, but this is less common than in traditional sponsorship markets like the UK or Canada, and typically happens when the role requires clearly specialized skills, the employer has experience with international recruitment, or the position is in a shortage occupation like healthcare or tech.
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What's daily life really like for expats in Greece right now?
What do expats love most about living in Greece right now?
The top things expats love most about living in Greece are the outdoor-focused lifestyle with easy access to beaches and nature, the exceptional food culture built around fresh local ingredients and long social meals, and the genuine warmth of Greek hospitality once you become part of a local community.
The lifestyle benefit most frequently praised by expats in Greece is the Mediterranean pace of life, where the emphasis on enjoying meals, spending time with friends and family, and not rushing through the day creates a quality of daily experience that many say they could never afford or access in their home countries.
The practical advantage expats appreciate most in Greece is the cost-to-quality ratio, where a solid remote income or pension can buy you an apartment with a sea view, regular restaurant meals, private healthcare, and weekend island trips without the financial stress that would accompany the same lifestyle in London, New York, or Sydney.
The social and cultural aspect that makes Greece particularly enjoyable for expats is the neighborhood-centric way of life, where you quickly become a regular at local cafes and tavernas, shop owners remember your name, and there is a genuine sense of community that many expats say they had lost in their previous, more transactional urban environments.
What do expats dislike most about life in Greece right now?
The top complaints expats have about living in Greece are the bureaucratic complexity and unpredictability when dealing with government offices, the housing pressure in desirable Athens neighborhoods that has made finding affordable quality rentals genuinely competitive, and the frustration of services and businesses not operating on the schedules or with the reliability expats expect from their home countries.
The daily inconvenience that frustrates expats the most in Greece is the need to physically visit multiple offices and wait in long queues for tasks that would be handled online in minutes elsewhere, whether it is activating a SIM card, registering for utilities, or getting documents apostilled, all of which can consume entire mornings.
The bureaucratic issue that causes the most headaches for expats in Greece is the residence permit process, where the combination of confusing document requirements, inconsistent information from different immigration offices, long processing times, and the government's own tracking system implicitly acknowledging these delays creates ongoing uncertainty for many newcomers.
These frustrations are generally manageable rather than deal-breakers for most expats in Greece, especially those who adjust their expectations, hire local professionals to handle paperwork, and accept that the trade-off for Greece's lifestyle benefits is a less efficient administrative system than they may be used to.
What are the biggest culture shocks in Greece right now?
The biggest culture shocks expats experience when moving to Greece are the late schedules for everything from dinner (often starting at 9 or 10 PM) to children's activities, the difference between official rules and how things actually get done in practice, and the strong seasonality that transforms many areas dramatically between summer tourist season and quiet winter months.
The social norm that surprises newcomers the most in Greece is the flexible relationship with time and appointments, where being 15 to 30 minutes late is often acceptable, meetings frequently run over, and the concept of efficiency is weighed against the value of not rushing human interactions.
The aspect of daily routines that takes the longest for expats to adjust to in Greece is the siesta-influenced mid-afternoon quiet period when many shops close and noise restrictions apply, combined with the expectation that serious socializing happens late in the evening, which can leave newcomers feeling out of sync until they adapt their own schedules.
We made this infographic to show you how property prices in Greece compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Can I buy a home as a foreigner in Greece in 2026?
Can foreigners legally own property in Greece in 2026?
As of early 2026, foreign property ownership in Greece is fully allowed for most buyers, with the Greek government imposing minimal restrictions on non-EU citizens and essentially no restrictions for EU residents looking to purchase real estate.
The specific restrictions that apply to foreigners buying property in Greece are limited to border regions and areas near military installations, where non-EU buyers may need special permission or face additional scrutiny, though these restrictions rarely affect typical expat purchases in Athens, Thessaloniki, the islands, or popular coastal areas.
Foreigners can own all common property types in Greece including apartments, houses, villas, and land, with no distinction in ownership rights between EU and non-EU buyers for standard residential and commercial properties outside the restricted border zones.
By the way, we've written a blog article detailing the whole property buying process for foreigners in Greece.
What is the average price per m² in Greece in 2026?
As of early 2026, the average price per square meter for residential property in Greece varies dramatically by location, ranging from approximately 2,500 to 5,500 euros (2,750 to 6,050 USD) in central Athens, 4,000 to 8,000 euros in prime Athens Riviera locations like Vouliagmeni, and 1,500 to 2,500 euros in regional cities like Thessaloniki or Patras.
Property prices in Greece have been on a clear upward trajectory over the past two to three years, with the Bank of Greece residential property price index showing continued annual growth driven by strong demand from both domestic buyers and international investors, particularly in Athens and popular island destinations like Mykonos and Santorini.
Want to know more? We give you all the details you need about the housing prices in Greece here.
Also, you'll find our latest property market analysis about Greece here.
Do banks give mortgages to foreigners in Greece in 2026?
As of early 2026, mortgages for foreigners in Greece are available but limited, with most Greek banks willing to lend to qualified non-residents but applying stricter criteria than for local buyers, and the majority of foreign property purchases in Greece (estimated at over 75 percent) still being completed in cash.
The Greek banks known to offer mortgages to foreigners include Alpha Bank which has a dedicated mortgage product for non-residents, Eurobank with specialized international customer services, and Piraeus Bank which offers financing options though with varying terms depending on residency status.
Typical mortgage conditions for foreigners in Greece include a maximum loan-to-value ratio of 50 to 65 percent (meaning you need a 35 to 50 percent down payment), interest rates ranging from 3 to 6.5 percent depending on the bank and whether you choose fixed or variable rates, and loan terms of up to 15 to 25 years with the loan needing to be repaid before age 70 to 75.
To qualify for a mortgage as a foreigner in Greece, you typically need a valid passport, a Greek tax number (AFM), proof of income such as payslips or tax returns from the past two to three years, a Greek bank account, proof of the property value, and all documents translated into Greek with apostille stamps where required.
You can also read our latest update about mortgage and interest rates in Greece.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Greece, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| ELSTAT (Hellenic Statistical Authority) | Greece's official national statistics agency for CPI and economic data. | We used it to ground cost of living figures and track how everyday prices have moved into 2026. We treated it as our baseline for inflation and cross-checked with central bank data. |
| Bank of Greece | The Greek central bank publishes official property price indices and inflation analysis. | We used it to anchor housing price trends and direction through 2025 into early 2026. We combined it with market reports to translate index movements into real price expectations. |
| OECD Health at a Glance 2025 | Top-tier international organization with standardized health system metrics. | We used it to contextualize healthcare quality and spending in Greece versus peer countries. We cross-checked implications with EU health reporting and hospital data. |
| Eurostat | The EU's official statistics body for migration, population, and economic data. | We used it to estimate the scale and composition of foreign residents in Greece. We combined it with Greek migration ministry data for a complete picture. |
| AADE (Independent Authority for Public Revenue) | Greece's official tax authority publishing canonical tax brackets and rates. | We used it to calculate effective income tax scenarios for typical expat salary levels. We built practical estimates rather than relying on misleading single-number averages. |
| Greek Ministry of Migration and Asylum | The official government ministry responsible for visa and residency programs. | We used it to describe Golden Visa requirements and verify digital nomad visa conditions. We supplemented it with practical processing time data from permit tracking. |
| Savills Greece | Major global real estate consultancy with published research methodology. | We used it to understand where housing demand is concentrated in Athens and coastal areas. We translated their market segmentation into neighborhood-level price expectations. |
| Numbeo | Widely referenced cost of living database with user-contributed price data. | We used it to validate our budget estimates and compare Greece's costs to other countries. We cross-checked their figures against official sources to ensure accuracy. |
| Global Citizen Solutions | Reputable relocation advisory firm specializing in European residency programs. | We used it to supplement official data with practical expat-focused cost breakdowns. We validated their lifestyle cost estimates against our own client feedback. |
| Alpha Bank and Eurobank | Major Greek banks that publish official mortgage terms for foreign buyers. | We used their product pages to verify current interest rates, LTV limits, and eligibility requirements. We supplemented with broker guidance for practical approval expectations. |
We have made this infographic to give you a quick and clear snapshot of the property market in Greece. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.