Retiring to Greece from the UK

Overview

Greece has become an increasingly attractive retirement destination for British nationals. The combination of affordable living costs, a generous flat tax regime for new residents, beautiful islands, and a large existing British expat community makes it a compelling option. Property prices in many areas remain below pre-financial-crisis levels, and Greece has actively introduced tax incentives to attract foreign retirees and investment. Since Brexit, UK nationals need visas and residency permits, but the process is well-established and the British community provides a strong support network, particularly on popular islands such as Corfu, Crete, and Rhodes.

Visas and Residency

UK nationals can stay in Greece (and the wider Schengen area) for up to 90 days in any 180-day period without a visa. To live in Greece beyond this, you need a national visa. The most common route for retirees is the financially independent person visa, which requires proof that you can support yourself without working in Greece.

Healthcare

Greece has a public healthcare system (EOPYY) that provides coverage to residents. As a UK retiree, your options include:

• S1 form: If you receive a UK State Pension, you can obtain an S1 certificate to access the Greek public healthcare system (EOPYY), with the UK funding your care.
• Public system quality: The Greek public system improved following the economic crisis but can still be stretched, particularly on smaller islands with limited facilities. Major hospitals in Athens, Thessaloniki, and Heraklion are generally well-equipped.
• Private healthcare: Very common among expats, especially those living on islands. Private hospitals in major cities and popular tourist areas offer good standards, and costs are lower than in the UK.
• Island considerations: If you plan to retire to a smaller island, check what medical facilities are available locally. Serious medical emergencies may require air or sea transfer to a larger island or the mainland.

UK Pensions in Greece

Your UK pension entitlements continue when you move to Greece. The key points:

• State Pension uprating: Greece is covered by the UK's social security coordination agreement, so your UK State Pension increases each year in line with the same rules as if you were living in the UK (currently the triple lock).
• Payment abroad: Your UK State Pension and private pensions can be paid to a Greek bank account. The DWP will convert your State Pension to euros, though specialist currency services may offer better rates.
• Currency risk: GBP to EUR exchange rate fluctuations will affect your purchasing power. This is particularly relevant given that Greek living costs are already low — even modest exchange rate movements can make a noticeable difference to your budget.

Tax

If you spend more than 183 days per year in Greece, you are considered a Greek tax resident and must pay tax on your worldwide income. Greece has introduced a very competitive flat tax regime to attract retirees and other individuals to move to the country.

• Double taxation treaty: The UK–Greece double taxation treaty prevents you being taxed twice on the same income. UK pension income is generally taxable only in your country of residence.
• ENFIA property tax: Property owners in Greece pay an annual property tax (ENFIA) based on the property's objective value, location, and characteristics. This is relatively modest compared to UK council tax.

Buying Property in Greece

Property in Greece remains good value by European standards. In many areas, prices are still below their pre-2008 financial crisis peaks, offering opportunities for buyers.

• AFM tax number: You must obtain a Greek tax number (AFM) before buying property. This requires a visit to the local tax office or can be arranged through a lawyer.
• Notary system: Property sales are completed before a notary (symvolaiografos). Many buyers appoint an independent English-speaking lawyer, as the notary acts for both parties.
• Total purchase costs: Budget for approximately 10% on top of the purchase price, including transfer tax (3.09%), notary fees, legal fees, and land registry fees.
• Border restrictions: Non-EU nationals face restrictions on buying property in border regions and certain islands for national security reasons. A permit from the Ministry of Defence may be required. Most popular retirement islands are exempt, but always check.

Cost of Living: UK vs Greece

Greece is one of the most affordable countries in the eurozone. Living costs are substantially lower than the UK, particularly on the islands and in rural areas.

Inheritance and Succession Law

Greece has forced heirship rules that reserve a portion of the estate for certain heirs, typically children and a surviving spouse. Under Greek law, forced heirs are entitled to at least half of what they would have inherited under intestacy. As with other EU countries, EU Regulation 650/2012 allows you to elect that the law of your nationality governs your succession.

Greek inheritance tax rates vary depending on the relationship to the deceased. Close relatives (Category A) benefit from significant tax-free allowances and lower rates, while unrelated beneficiaries face steeper charges. A separate Greek will for Greek assets simplifies the probate process.

Practical Considerations

• British expat community: Greece has a large and well-established British community, particularly on Corfu, Crete, Rhodes, and the mainland Peloponnese. English is widely spoken in tourist areas, though learning Greek will greatly improve your experience in more rural locations.
• Climate: Greece enjoys hot, dry summers and mild winters. Summer temperatures regularly exceed 35°C and can reach 40°C or more, which some retirees find uncomfortable. Winters are mild on the coast but can be cold and wet in mountainous areas.
• Earthquake risk: Greece is seismically active, particularly the Ionian Islands, Crete, and the Aegean. Modern buildings are constructed to seismic standards, and this is a factor in property selection.
• Infrastructure: Greece has been investing heavily in infrastructure. Major airports, roads, and ferry services have improved significantly. However, services on smaller islands can be limited, and ferry schedules reduce considerably outside the summer season.
• Distance from the UK: Flights from major Greek airports to the UK take 3–4 hours. Budget airlines serve many routes during the summer, though winter options are more limited on smaller islands.

For more on planning your retirement finances, see our retirement planning guide. If you are considering moving your pension, our pension transfers guide covers the key issues.