A Guide to Greek Immigration Law for Investors and Expats

Table of Contents

1. Introduction to Greek Immigration Law
2. Residency Options for Investors
3. Work Permits and Employment Visas
4. Family Reunification
5. Permanent Residency and Citizenship
6. Tax Implications for Expats in Greece
7. Healthcare and Social Security for Immigrants
8. Education System for Expat Families
9. Property Ownership and Real Estate Laws
10. Navigating Greek Bureaucracy
11. Conclusion
12. FAQs

1. Introduction to Greek Immigration Law

Greece, with its rich history, stunning landscapes, and Mediterranean lifestyle, has long been an attractive destination for investors and expats. As a member of the European Union, Greece offers numerous opportunities for those looking to live, work, or invest in the country. However, navigating the intricacies of Greek immigration law can be challenging. This comprehensive guide aims to provide valuable insights into the legal framework governing immigration in Greece, helping investors and expats make informed decisions about their move to this beautiful country.

Greek immigration law is primarily based on Law 4251/2014, also known as the Immigration and Social Integration Code. This legislation, along with subsequent amendments, outlines the procedures for entry, residence, and integration of third-country nationals in Greece. It’s important to note that EU citizens have different rights and obligations compared to non-EU nationals, which we’ll explore in detail throughout this guide.

2. Residency Options for Investors

Greece offers several residency options for investors, designed to attract foreign capital and stimulate economic growth. These programs provide a pathway for non-EU nationals to obtain residency permits, often with the possibility of permanent residency or citizenship in the future.

2.1 Golden Visa Program

The Greek Golden Visa program, introduced in 2013, is one of the most popular residency-by-investment schemes in Europe. It allows non-EU nationals to obtain a residence permit by making a significant investment in Greek real estate or other eligible assets. Key features of the program include:

• Minimum investment of €250,000 in real estate
• Five-year renewable residence permit
• Visa-free travel within the Schengen Area
• No minimum stay requirements
• Option to include family members

The Golden Visa program has attracted thousands of investors, particularly from China, Russia, and Middle Eastern countries, contributing significantly to the Greek real estate market and economy.

2.2 Strategic Investment Visa

For larger-scale investors, Greece offers the Strategic Investment Visa. This option is designed for individuals or companies planning to make substantial investments that have a significant impact on the Greek economy. The requirements include:

• Minimum investment of €3 million
• Creation of at least 50 new full-time jobs
• Approval from the Greek government as a “strategic investment”

Successful applicants receive a 10-year residence permit, which can be extended to key employees involved in the investment project.

3. Work Permits and Employment Visas

For expats seeking employment opportunities in Greece, understanding the work permit and visa requirements is crucial. The process can vary depending on whether you’re an EU citizen or a third-country national.

3.1 EU Citizens

EU citizens enjoy the right to free movement and employment within the European Union. If you’re an EU national, you can work in Greece without a specific work permit. However, you should:

• Register with the local authorities if staying for more than three months
• Obtain a residence certificate from the police
• Apply for a social security number (AMKA) and tax registration number (AFM)

3.2 Non-EU Citizens

For non-EU citizens, the process is more complex and typically involves the following steps:

1. Secure a job offer from a Greek employer
2. The employer must apply for approval from the Greek Ministry of Labor
3. Once approved, apply for a long-stay visa (Type D) at the Greek embassy in your home country
4. Upon arrival in Greece, apply for a residence and work permit at the local Aliens Bureau

It’s important to note that Greece has a quota system for work permits issued to non-EU nationals, which can make the process competitive and time-consuming.

4. Family Reunification

Greece recognizes the importance of family unity and provides options for family reunification. The rules and procedures differ for EU and non-EU citizens.

4.1 EU Citizens

EU citizens have the right to bring their family members to Greece, regardless of the family members’ nationality. This includes:

• Spouse or registered partner
• Children under 21 or dependent adult children
• Dependent parents or grandparents

Family members who are non-EU nationals will need to apply for a residence card, which is valid for five years.

4.2 Non-EU Citizens

For third-country nationals, family reunification is possible after at least one year of legal residence in Greece. The sponsor must have:

• A valid residence permit with at least one year remaining
• Adequate accommodation for the family
• Stable and regular income to support the family
• Health insurance coverage for all family members

Eligible family members typically include spouses and minor children. The initial family reunification permit is usually granted for one year and can be renewed.

5. Permanent Residency and Citizenship

For many expats and investors, obtaining permanent residency or citizenship in Greece is a long-term goal. The pathways to these statuses depend on various factors, including the duration of stay and the type of initial residence permit.

5.1 Permanent Residency

To qualify for permanent residency in Greece, you generally need to:

• Have lived in Greece legally for at least five consecutive years
• Demonstrate adequate knowledge of the Greek language, history, and culture
• Have stable and regular income
• Possess comprehensive health insurance

Golden Visa holders can apply for permanent residency after seven years of holding their investment visa.

5.2 Greek Citizenship

Acquiring Greek citizenship through naturalization typically requires:

• Seven years of legal residence in Greece (reduced to three years for certain categories)
• Sufficient knowledge of the Greek language, history, and culture
• No criminal record
• Stable financial situation

The naturalization process involves an application, interviews, and a citizenship test. It’s worth noting that Greece allows dual citizenship, making it an attractive option for many expats.

6. Tax Implications for Expats in Greece

Understanding the Greek tax system is crucial for expats and investors planning to reside or conduct business in the country. Greece has a progressive tax system, and residency status plays a significant role in determining tax obligations.

6.1 Tax Residency

You’re considered a tax resident in Greece if:

• You spend more than 183 days in Greece during any calendar year
• Your center of vital interests (personal or economic ties) is in Greece

Tax residents are taxed on their worldwide income, while non-residents are only taxed on income sourced in Greece.

6.2 Income Tax Rates

Greece employs a progressive tax rate system for individuals:

• Up to €10,000: 9%
• €10,001 to €20,000: 22%
• €20,001 to €30,000: 28%
• €30,001 to €40,000: 36%
• Over €40,000: 44%

Additionally, there’s a solidarity contribution tax ranging from 2.2% to 10% on income exceeding €12,000.

6.3 Special Tax Regimes

Greece has introduced special tax regimes to attract foreign investors and high-net-worth individuals:

• Non-Dom Tax Regime: Allows eligible individuals to pay a flat tax of €100,000 per year on their foreign-sourced income
• Digital Nomad Visa: Offers a 50% tax break on employment income for the first seven years

These regimes have specific requirements and application procedures, so consulting with a tax professional is advisable.

7. Healthcare and Social Security for Immigrants

Access to healthcare and social security benefits is a crucial consideration for expats and investors moving to Greece. The country has a public healthcare system, complemented by private healthcare options.

7.1 Public Healthcare System

The Greek National Health System (ESY) provides universal coverage to all legal residents. To access public healthcare services, you need to:

• Obtain a social security number (AMKA)
• Register with a local doctor or health center
• Pay social security contributions if employed or self-employed

While public healthcare is generally affordable, waiting times can be long, and some services may have limited availability.

7.2 Private Healthcare

Many expats opt for private health insurance to supplement public coverage. Private healthcare in Greece offers:

• Shorter waiting times
• Access to a wider range of specialists
• English-speaking medical staff
• More modern facilities

It’s advisable to research and compare different private health insurance options to find the best coverage for your needs.

7.3 Social Security

Greece has a comprehensive social security system that covers various benefits, including:

• Pensions
• Unemployment benefits
• Maternity and paternity leave
• Disability benefits

EU citizens can often transfer their social security rights from their home country to Greece. Non-EU citizens may be eligible for benefits based on their employment status and contributions to the Greek system.

8. Education System for Expat Families

For expats moving to Greece with children, understanding the education system is essential. Greece offers both public and private education options, with instruction primarily in Greek.

8.1 Public Schools

Public education in Greece is free and compulsory for children aged 4 to 15. The system is divided into:

• Preschool (Nipiagogeio): Ages 4-5
• Primary School (Dimotiko): Ages 6-12
• Lower Secondary School (Gymnasio): Ages 12-15
• Upper Secondary School (Lykeio): Ages 15-18

While public schools are an excellent way for children to integrate into Greek society and learn the language, the curriculum is taught in Greek, which can be challenging for non-Greek speaking students.

8.2 International Schools

Many expat families choose international schools, particularly in larger cities like Athens and Thessaloniki. These schools offer:

• Instruction in English or other foreign languages
• International curricula (e.g., International Baccalaureate, British, American)
• Multicultural environment
• Easier transition for expat children

However, international schools typically have higher tuition fees compared to public or private Greek schools.

9. Property Ownership and Real Estate Laws

Investing in Greek real estate is a popular option for many expats and foreign investors, particularly given the Golden Visa program. Understanding the legal aspects of property ownership is crucial.

9.1 Property Purchase Process

The general steps for purchasing property in Greece include:

1. Obtaining a Greek Tax Registration Number (AFM)
2. Opening a Greek bank account
3. Hiring a lawyer to conduct due diligence
4. Signing a preliminary agreement and paying a deposit
5. Finalizing the purchase with a notary public
6. Registering the property with the local land registry

9.2 Restrictions on Foreign Ownership

While Greece generally allows foreign ownership of property, there are some restrictions:

• Properties in border areas require special permission for non-EU citizens
• Certain islands and historically significant areas may have limitations on foreign ownership

It’s advisable to consult with a local real estate lawyer to navigate these restrictions and ensure compliance with all regulations.

9.3 Property Taxes

Property owners in Greece are subject to various taxes, including:

• Annual property tax (ENFIA)
• Capital gains tax on property sales
• Rental income tax for leased properties

Tax rates can vary depending on the property’s value, location, and the owner’s residency status.

10. Navigating Greek Bureaucracy

Dealing with bureaucracy is often cited as one of the most challenging aspects of living and investing in Greece. While reforms have been implemented to streamline processes, expats should be prepared for potential complexities.

10.1 Key Administrative Procedures

Some essential administrative tasks for expats include:

• Obtaining a tax registration number (AFM)
• Registering for social security (AMKA)
• Opening a Greek bank account
• Registering with local authorities

10.2 Tips for Dealing with Greek Bureaucracy

To navigate the system more effectively:

• Be patient and allow ample time for processes
• Keep multiple copies of all important documents
• Consider hiring a local lawyer or accountant for complex matters
• Learn basic Greek phrases to facilitate communication
• Stay informed about changes in laws and procedures

11. Conclusion

Greece offers a wealth of opportunities for investors and expats, from its attractive Golden Visa program to its rich cultural heritage and Mediterranean lifestyle. While navigating Greek immigration law and bureaucracy can be challenging, understanding the key aspects outlined in this guide can significantly ease the transition.

Whether you’re considering a property investment, seeking employment opportunities, or planning to retire in Greece, it’s crucial to stay informed about the legal requirements and procedures. By carefully planning your move, seeking professional advice when necessary, and embracing the local culture, you can make the most of your Greek experience.

Remember that immigration laws and regulations can change, so it’s always advisable to consult with legal professionals and stay updated on the latest developments. With proper preparation and a positive attitude, your journey to living or investing in Greece can be a rewarding and enriching experience.

12. FAQs

Q1: Can I work in Greece with a Golden Visa?

A1: The Golden Visa primarily grants residence rights and does not automatically include work rights. However, Golden Visa holders can apply for a work permit separately if they wish to engage in employment or entrepreneurial activities in Greece.

Q2: How long does it take to process a Greek residence permit application?

A2: Processing times can vary depending on the type of permit and the workload of the authorities. Generally, it can take anywhere from 2 to 6 months. Golden Visa applications are often processed more quickly, sometimes within 1-2 months.

Q3: Is it mandatory to learn Greek to obtain citizenship?

A3: Yes, demonstrating sufficient knowledge of the Greek language is a requirement for obtaining Greek citizenship through naturalization. Applicants must pass a language test as part of the citizenship process.

Q4: Can I bring my pets when moving to Greece?

A4: Yes, you can bring pets to Greece, but there are specific requirements. Pets must be microchipped, vaccinated against rabies, and have a pet passport or health certificate. Some breeds may be subject to restrictions, so it’s advisable to check the current regulations before traveling.

Q5: Are there any tax incentives for retirees moving to Greece?

A5: Greece has introduced a special tax regime for foreign retirees. Under this scheme, eligible pensioners can opt for a flat tax rate of 7% on their foreign-sourced income for a period of 15 years. This incentive aims to attract retirees and boost the country’s economy.

Article reviewed by Liina Tamm, Real Estate and Investment Expert | Consultant for Commercial and Residential Properties | Market Analysis and Strategies for International Investors, on March 2, 2025