For a wealthy individual willing to make Greece their tax home, the proposition is refreshingly simple. One payment of €100,000 a year covers all foreign income, regardless of the total amount, for up to 15 years.
What sets the offer apart is not only the figure but its constancy. Italy has lifted the price of its own flat tax twice in two years, from €100,000 to €300,000, while Portugal has closed its long-standing non-habitual residence regime in favor of a narrower one.
Greece offers one of the most competitive Non-Dom tax regimes for High-Net-Worth Individuals in the European Union. Stable since 2020, the framework guarantees 15 years of absolute tax predictability, which is essential for long-term wealth planning.
According to Greek law, foreign investors who transfer their tax residence to Greece can benefit from an attractive tax regime for their foreign-source income. In exchange for a fixed annual tax of €100,000, all foreign-source income is covered by the regime, regardless of its amount, offering both tax certainty and administrative simplicity within a stable EU jurisdiction.
The regime may also be extended to close relatives for an additional annual tax of €20,000 per person, provided that the applicable legal requirements are satisfied, including the condition that each family member has not been a Greek tax resident for seven of the eight years preceding the transfer of their tax residence to Greece.
The financial advantage becomes increasingly significant as foreign income rises. The €100,000 flat tax begins to generate savings once annual foreign-sourced income exceeds approximately €245,000, with the benefit growing substantially at higher income levels. For example, on €1 million of foreign income, the effective tax burden under the regime is just 10%, compared with more than €430,000 under Greece’s standard progressive tax rates.
Beyond its financial benefits, the regime offers considerable simplicity. Participants are not required to declare their foreign-sourced income in Greece, while movable assets abroad remain exempt from Greek inheritance and gift taxation, which makes the regime as useful for passing wealth on as for holding it.
The entry requirements are clear, and so is the process. An applicant should not have been a Greek tax resident in seven of the previous eight years, and commits to investing at least €500,000 in Greek real estate, businesses, or securities within three years of joining the regime. Joining takes a single application to the tax authority, and once in, the only continuing duty is the annual payment itself.
While the €100,000 non-dom route is specifically designed for substantial wealth, the Greek tax framework offers other compelling alternatives as well. Foreign retirees relocating their tax residency to Greece can benefit from a flat 7% tax rate on all foreign-sourced income, including pensions.
Similarly, professionals relocating to Greece are eligible for a 50% tax exemption on their local earnings for up to seven years. Identifying the best option depends on the investor’s income structure, making expert legal advice the necessary first step.
The pull is already measurable. Since the launch of the non-dom regime, the Ministry of Finance has recorded many individuals relocating their tax residency from the United Kingdom, the United States, the UAE, and Monaco among other places.
The wider picture reflects this trend: about 1,200 millionaires are projected to relocate to Greece in 2025, bringing approximately €7.7 billion in private wealth. With the country’s millionaire population expanding by 24% over the past decade, Greece has firmly established itself as a top-tier hub for international capital and lifestyle.
Home and away
Residence and tax planning can be arranged together, which is exactly where Greece’s offering becomes efficient. The Golden Visa program grants non-EU investors and their families a renewable, five-year residence permit with no requirement to physically live in the country. The property investment made to obtain the Golden Visa can simultaneously satisfy the Non-Dom regime’s own investment criteria, securing both a residence permit and a highly favorable tax status.
Property acquisition remains the popular route to obtain the Greek Golden Visa. Under current rules, the investment threshold is €800,000 in highly sought-after areas, including Attica, central Thessaloniki, and the larger islands, €400,000 for all other regions and €250,000 for a commercial building converted into homes, with the first two tiers both requiring a single unit of at least 120 square meters.
While other European nations have narrowed or closed their Visa programs, Greece has kept its doors open and welcoming. It remains one of the last major, reliable routes into European residency through real estate. Investors have taken the point: a record of 9,289 applications arrived in 2024, marking the strongest year the program has ever seen.
The confidence is well-founded. Greece holds an investment-grade credit rating, its economy has been growing faster than the eurozone average and apartment prices, up 8.7% in 2024 on top of 13.9% the year before, have climbed past their previous highs. Foreign capital has arrived in step, with net inflows into the property market reaching about €2.75 billion in 2024.
This tax regime is exceptionally valuable for American investors. Because the United States taxes its citizens no matter where they live, the value of the Greek non-dom regime for them is that it caps the Greek side of the equation: Foreign income that might otherwise meet Greek rates of up to 44% is settled for the flat €100,000, while the shelter of movable assets abroad from Greek estate tax is a clean advantage on its own.
Modeling how these two tax systems fit together with expert counsel is essential, as the exact size of financial gain will depend on the structure of global income.
Georgaki & Partners Law Firm coordinates and executes these comprehensive strategies for international investors. Operating from offices in Athens, Thessaloniki and London, the firm guides international investors through the entire investment journey: from the initial property purchase and Golden Visa application, straight through the application for Non Dom tax status.
Importantly, they continue to offer dedicated support long after clients have comfortably settled in, by managing annual tax compliance, navigating ongoing property legalities, or structuring family wealth.
Since a single eligible investment unlocks both a residence permit and an attractive flat-tax status, synchronizing the entire legal and tax procedure from the very beginning keeps the process straightforward, quick, and flawless. According to Christina Georgaki, Founder and Managing Partner, the draw is a rare pairing: a predictable tax rate that holds securely steady for 15 years reached through a streamlined and straightforward procedure.
For anyone considering Greece as a long-term base, the combination of a stable, low tax cap and a clear route to residency is an unparalleled opportunity, provided it is structured with precision and guidance. Georgaki & Partners Law Firm offers a complimentary initial private consultation to perfectly match the non-dom regime and residence permit to your long-term strategic vision.
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