Non-Dom in Greece: an alternative to Portugal and Spain
What truly draws many investors here is one of the most attractive tax regimes for foreigners in Europe.
Greece hasn’t always had a reputation as a tax haven. For a decade, Portugal — with its NHR (Non-Habitual Resident) regime — remained the top choice for Americans, digital nomads, and investors. Spain attracted newcomers with the Beckham Law, Cyprus offered a flexible tax system and access to citizenship.
But since 2023, the EU has tightened oversight of such initiatives: Portugal and Spain are scaling back or even shutting down their programs, Cyprus is under fire for its “golden passports,” and Malta is making tax benefits harder to obtain.
In Greece, however, things are just beginning. The country launched its tax incentive program for foreigners only five years ago. It still offers a stable and predictable tax regime — along with a mild climate, high-yield real estate, and one of the last accessible Golden Visa programs in Europe.
Greece’s favorable Non-Dom tax regime — what it is and how it works
Greece introduced the Non-Dom regime in 2020 to attract wealthy foreigners, retirees, and investors. Its core idea is a flat tax on foreign income instead of the standard progressive tax rates.
Key terms:
Flat tax: €100,000 per year on worldwide income
Duration: Up to 15 years
Family inclusion: +€20,000 per year per additional family member
Exemption from gift and inheritance tax on foreign assets
⚠️ Important: Income earned within Greece is still taxed under standard national rates!
To join the regime, the applicant must not have been a Greek tax resident for at least 7 of the past 8 years. First, you’ll need to register as a Greek tax resident. Then, invest at least €500,000 into the Greek economy over 3 years — this can include real estate, businesses, shares, etc.
By the way, that minimum investment could allow you to acquire two real estate assets that generate income. (We compared the return on Greek properties to interest from a European bank deposit — here).
How Greece’s Non-Dom regime works
The Greek Non-Dom regime allows you to include family members — such as a spouse, parents, and children — by paying an additional flat fee of €20,000 per person per year. Minor children living with their parents can be included at no extra charge.
But first and foremost, this tax optimization regime is especially appealing to:
Investors and entrepreneurs with foreign income
Retirees receiving pensions from abroad
Professionals planning to relocate to Greece
The regime is most beneficial to applicants with annual income in the range of €150,000–170,000.
Let’s calculate taxes: with and without the Non-Dom regime
Let’s say you’ve become a tax resident in Greece. You earn €500,000 per year from a project in the United States.
How much would you pay without the Non-Dom regime?
Greece applies a progressive income tax (up to 44%) plus social security contributions (typically ≈ 7% for freelancers or self-employed individuals).
Estimated 2025 tax brackets:
€0 – 10,000 → 9%
€10,001 – 20,000 → 22%
€20,001 – 30,000 → 28%
€30,001 – 40,000 → 36%
Over €40,000 → 44%
In total, you would pay around €190,000–200,000 in income tax, plus approximately €30,000–35,000 in social security contributions.
Total: up to €235,000 in taxes and contributions on €500,000 of income.
How much would you pay under the Non-Dom regime?
You pay a flat €100,000 per year, regardless of the amount earned.
Add one family member? That’s an additional €20,000, totaling €120,000.
There’s no need to declare foreign income, and no tax is due on other sources:
No tax on foreign pensions, dividends, or rental income abroad.
How to become a tax resident of Greece
The application to change your tax residency status and join the Non-Dom regime must be submitted by March 31 of the relevant tax year. The decision is made within 60 days, and the flat tax must be paid in full by July 31.
The fixed €100,000 tax must be paid strictly before July 31 each year.
Special tax regime for real estate investors in Greece
If you invest in real estate in Greece, you gain access to several important tax advantages — especially if you apply for a residence permit through the Golden Visa program.
First, purchasing real estate from €250,000 (in Athens and other prime areas — from €400,000 to €800,000) grants you the right to permanent residence.
Note: this does not automatically make you a tax resident — but it opens the door to that possibility, including eligibility for the Non-Dom tax regime.
Second, the property itself is subject to a moderate annual tax — ENFIA. It depends on size, location, and year of construction, but for a standard apartment it’s usually up to €1,000 per year.
If you rent out your property, keep in mind: rental income in Greece is taxed progressively — from 15% to 45%. To reduce the tax burden, some investors register the property through a legal entity — this allows for lawful tax optimization, including deduction of maintenance costs.
The result: you invest in real estate, obtain residency, optimize taxes — all in a country with sea, sunshine, and a growing rental market.
