Greece is increasingly attracting foreign property buyers looking for more than a vacation home. Nearly one in three prospective overseas buyers now wants a property as a permanent residence, reflecting the country’s growing appeal among retirees and people seeking to relocate.
About 30.8% of foreign demand is from buyers planning to settle permanently in Greece, according to a 2026 analysis by Elxis – At Home in Greece, a real-estate company specializing in international buyers. The group consists mainly of retirees.
“Investments by these people have high added value, as they aren’t limited to the property transaction but continue contributing to the local economy as new residents,” said Giorgos Gavriilidis, Elxis’s chief executive.
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The trend is shaping the type of property foreigners seek. Some 71.7% want either newly built homes or properties ready for immediate occupancy, while 68.2% are searching for villas. Only 17.2% are interested in apartments. Most buyers have budgets of between €320,000 and €340,000.
Greece has also sought to attract foreign retireesthrough tax incentives. Eligible pensioners who transfer their tax residence to Greece can benefit from a 7% tax rate on qualifying foreign income for 15 years. Among the conditions is a requirement to spend at least 183 days a year in the country.
Vacation homes nevertheless remain the biggest segment of foreign demand, accounting for 44.4%, while another 17.8% of buyers are primarily motivated by investment. Just 7% cite obtaining residency through Greece’s Golden Visa program as their main reason for buying. Demand this year is strongest from the U.S., the Netherlands, Germany and the U.K., followed by Belgium and France. Interest from Australia, largely from members of the Greek diaspora, has doubled from last year.
Crete remains the most popular destination, attracting 42.9% of buyer interest, followed by the Peloponnese at 22.9%. The Ionian islands also remain popular, particularly among British buyers.
