Blog about residency and property in Greece and Cyprus

Plain-language analysis of laws, taxes and the property market. Articles are updated when the rules change.

Greece
Greek Golden Visa vs Digital Nomad Visa 2026
Greek Golden Visa or digital nomad visa in 2026: capital or €3,500 monthly income, time in Greece, tax, citizenship and a decision table.
14 November 2026 · 6 min read
Greece
Greek Golden Visa Without Moving to Greece
Can you get the Greek Golden Visa without moving? What is done remotely by power of attorney, the one biometrics trip and what needs real residence.
14 November 2026 · 6 min read
Greece
How to Choose a Lawyer and Agent in Greece
How to choose a lawyer and agent for a Greek property purchase: roles, fees of 1-2% and 2-4%, how to verify them and the red flags to avoid.
14 November 2026 · 6 min read
Greece
Residence Permit Types in Greece 2026: Which One Fits
Greek residence permit types in 2026: Golden Visa, digital nomad, financially independent, work, family and long-term. Who each one fits.
14 November 2026 · 6 min read
Greece
Why Greek Golden Visa Applications Get Rejected
Why Greek Golden Visa applications are rejected: 319 refusals in 33,052 files, property and payment mistakes, the appeal and a pre-filing checklist.
14 November 2026 · 6 min read
Greece
Athens Rent Prices 2026 by District: What You Pay per m²
Median asking rents per m² in Athens in 2026: Vouliagmeni, Kolonaki, the southern suburbs and the centre, the yearly rise and what a flat costs.
11 November 2026 · 5 min read
Cyprus
Cost of Living in Cyprus 2026: Limassol, Paphos, Larnaca, Nicosia
Monthly cost of living in Cyprus in 2026: one-bedroom rents by city, realistic budgets for one person and a couple, and why the sources disagree.
11 November 2026 · 5 min read
Cyprus
Cyprus Property Prices 2026: Limassol, Paphos, Larnaca and Nicosia
Where Cyprus property prices rose fastest in 2026 according to the Central Bank index, what average apartment prices are and where the sources disagree.
11 November 2026 · 5 min read
Cyprus
GESY in Cyprus 2026: Public Healthcare for Newcomers and What to Add
Who can use Cyprus' public health system GESY, how contributions work, why eligibility is not automatic and when newcomers add private insurance.
11 November 2026 · 5 min read
Greece
Greek Tax Number (AFM) for Foreigners: How to Get It in 2026
The AFM is the first document a foreign buyer needs in Greece. Where to apply, the remote route, documents, the representative question and what is unclear.
11 November 2026 · 5 min read
Greece
Short-Term Rental Rules in Greece 2026: The Athens Freeze Explained
Airbnb-style letting in Greece in 2026: new registrations frozen in central Athens until the end of the year, registration numbers, and Golden Visa limits.
11 November 2026 · 5 min read
Greece
Buying Greek Property Through a Company: Does It Count for the Visa?
Can a company buy the property for a Golden Visa? Law-firm guides say the investor must own 100% of an EU-based entity; the IBA is silent. What to ask.
10 November 2026 · 5 min read
Greece
Europe's Flat Taxes for the Wealthy in 2026: Greece vs Italy
Greece charges €100,000 a year on foreign income, Italy €300,000 from 2026. Conditions, family add-ons, look-back rules and what the sources leave open.
10 November 2026 · 5 min read
Greece
Greece's 7% Tax for Foreign Pensioners: Article 5B Explained
A flat 7% on foreign income for up to 15 years if you retire to Greece: who qualifies, the 2026 deadlines, how to apply and what sources disagree on.
10 November 2026 · 5 min read
Greece
Inheriting Greek Property as a Foreign Heir: What Is Known in 2026
Heirs abroad owe Greek tax on Greek property; sources disagree on rates and deadlines. What the 2025 laws changed, what they did not and what to ask.
10 November 2026 · 5 min read
Greece
International Schools in Athens 2026: Fees and How to Choose
What international schools in Athens charge in 2026, the main names (ACS, ISA, St Catherine's, Campion) and what to check before you pick a district.
10 November 2026 · 5 min read
Greece
Mykonos and Santorini Luxury Property Prices in 2026
Prime home prices per m² on Mykonos and Santorini in 2026 by Engel & Völkers, GEOAXIS and Spitogatos, why they differ and the Golden Visa limits.
10 November 2026 · 5 min read
Greece
Prime Athens Property Prices 2026: Vouliagmeni, Glyfada, Kolonaki
Asking prices per m² in Athens' most expensive districts in 2026, where the sources disagree, and what €800,000 buys in a 120 m² flat.
10 November 2026 · 5 min read
Greece
Private Healthcare in Athens 2026: Hospitals and Insurance
Which private hospitals expats use in Athens, why private cover matters for newcomers, what to ask insurers and what we could not verify.
10 November 2026 · 5 min read
Citizenship
Second Residence Permit or Second Passport: What You Really Get
A residence permit is not a passport: what a Greek Golden Visa allows, what it does not, what citizenship needs and how to decide between them.
10 November 2026 · 5 min read
Greece
Source of Funds When Buying Greek Property: What You Must Prove
Banks and notaries in Greece ask where the money came from. A practical list of evidence, the bank checks for non-residents and where guides disagree.
10 November 2026 · 5 min read
Greece
The Ellinikon Explained: What Property Buyers Should Know in 2026
The Ellinikon on the Athens Riviera: what Lamda reports on sales, reported prices of Riviera Tower, delivery dates and what to check before buying.
10 November 2026 · 5 min read
Greece
Where Millionaires Are Moving in 2026: What Henley Says About Greece
The Henley Private Wealth Migration Report 2026 ranks countries by a score, not by head count. Greece scores 70.5; what that means and what it does not.
10 November 2026 · 5 min read
Greece
Cost of Living in Greece 2026: Athens, Thessaloniki and Beyond
Monthly cost of living in Greece in 2026: rent, utilities and a single person's budget in Athens, Thessaloniki and Crete, and why the sources disagree.
9 November 2026 · 5 min read
Greece
Greece Digital Nomad Visa 2026: Income, Rules and Where to Apply
Greece digital nomad visa in 2026: the €3,500 income test, consulate-only applications after Law 5275/2026, validity, 50% tax relief and disputed points.
9 November 2026 · 5 min read
Greece
Is the Greek Golden Visa Worth It in 2026? An Honest Checklist
Is the Greek Golden Visa worth it in 2026? Who it fits, what it costs on top of the price, the risks (tax plan, rental ban, wait) and who should skip it.
9 November 2026 · 6 min read
Greece
Long-Term Resident Status in Greece After the Golden Visa
Greece long-term resident status after five years: residence and absence rules, A2 Greek, how it differs from citizenship, and what a lawyer must confirm.
9 November 2026 · 5 min read
Greece
Can You Buy Off-Plan for the Greek Golden Visa?
Does a property under construction qualify for the Greek Golden Visa? What the rules say for conversions, where sources disagree and what to ask.
8 November 2026 · 5 min read
Greece
Can You Combine Several Properties for the Greek Golden Visa?
The Greek Golden Visa single-property rule: why smaller units cannot be added up, what parking and storage count for, and the proposed portfolio route.
8 November 2026 · 5 min read
Greece
Can You Use a Mortgage or Loan for the Greek Golden Visa?
Can a mortgage or loan pay for a Greek Golden Visa property? What is allowed, where the money must come from and where sources disagree.
8 November 2026 · 5 min read
Cyprus
Cyprus 60-Day Tax Residency Rule in 2026: Conditions and Non-Dom Status
How the Cyprus 60-day and 183-day tax residency rules work in 2026, the four conditions, what changed on 1 January 2026 and what non-dom status means.
8 November 2026 · 5 min read
Greece
Greece Start-Up Golden Visa: €250,000 in an Elevate Greece Company
The Greek start-up residence permit: €250,000 into a company on the Elevate Greece registry, the 33% share cap, jobs, family and where sources differ.
8 November 2026 · 5 min read
Greece
Greek Golden Visa in Numbers 2026: Applications, Backlog and Active Permits
Greek Golden Visa statistics for 2026: new applications, the backlog, active permits and the route most investors use now, with sources.
8 November 2026 · 5 min read
Greece
Greek Golden Visa Thresholds by Area and the 120 m² Rule (2026)
Which areas of Greece need €800,000 and which €400,000 for the Golden Visa, when €250,000 applies, and how the 120 m² minimum works.
8 November 2026 · 5 min read
Greece
The €250,000 Greek Golden Visa Route: Conversion Rules and What to Check
How the €250,000 Greek Golden Visa works: which conversions qualify, the dates and certificates required, listed buildings and a checklist for buyers.
8 November 2026 · 6 min read
Greece
Can You Rent Out Golden Visa Property in Greece? Rules for 2026
Long-term letting is allowed for a Golden Visa property in Greece; short-term letting such as Airbnb and subletting are banned. Fines, exceptions and what to check.
3 November 2026 · 4 min read
Greece
Can You Work in Greece on a Golden Visa?
The Golden Visa is a residence permit, not a work permit. What sources say about employment and self-employment, and what to confirm with a lawyer.
3 November 2026 · 4 min read
Greece
Does the Greek Golden Visa Make You a Tax Resident?
The Golden Visa does not make you a Greek tax resident by itself. The 183-day rule, centre of vital interests, the non-dom option and what to plan with an adviser.
3 November 2026 · 4 min read
Greece
Greece plans a 15% property transfer tax for non-EU buyers: what is known
Greece announced that the transfer tax on homes will rise from 3% to 15% for non-EU buyers from 2027. What is known, who is affected and what to do.
3 November 2026 · 4 min read
Citizenship
Greek Citizenship and the Golden Visa: What Is Real in 2026
Does the Greek Golden Visa lead to citizenship? What the permit gives, what naturalisation needs and what to ask a lawyer before you plan for a passport.
3 November 2026 · 4 min read
Greece
Greek Golden Visa Documents Checklist for 2026
A checklist of documents for the Greek Golden Visa: passport, proof of the investment and the transfer of funds, insurance, apostilled records and family papers.
3 November 2026 · 5 min read
Greece
Greek Golden Visa for a Family: Who Is Included and Costs
Who can be included in a Greek Golden Visa application and what each family member adds in legal fees, state duties and insurance. Worked family examples.
3 November 2026 · 5 min read
Greece
Greek Golden Visa Renewal: What Happens After Five Years
How the Golden Visa is renewed after five years: the property must still be held, restoration cases have extra conditions and short-term letting is banned.
3 November 2026 · 4 min read
Greece
Greek Golden Visa: Timeline of Changes From 2022 to 2027
Every change to the Greek Golden Visa in order: the 2022 suspension for Russians, the 2024 thresholds, 2025 backlog, 2026 tax plans and what is due in 2027.
3 November 2026 · 5 min read
Greece
Health Insurance and Healthcare for Golden Visa Holders in Greece
Golden Visa applicants need private health insurance. What sources say about public healthcare access, what the policy costs in our calculator and what to confirm.
3 November 2026 · 4 min read
Greece
How Long Does the Greek Golden Visa Take in 2026?
Greek Golden Visa processing time in 2026: backlog figures, completion by filing year, the stages of the process and what slows a file down.
3 November 2026 · 5 min read
Greece
Selling a Golden Visa Property in Greece: What Happens to the Permit
What happens to the permit if you sell: it rests on the investment, restoration cases have extra limits, and what to ask first.
3 November 2026 · 4 min read
Greece
Travelling in Europe With a Greek Golden Visa: Schengen 90/180
What a Greek residence permit gives for travel: up to 90 days in any 180 in Schengen, why it is not a right to live elsewhere, and how to count days.
3 November 2026 · 4 min read
Greece
Which Golden Visas Still Exist in Europe in 2026?
Which European golden visas are still open in 2026: Greece, Cyprus and Portugal's funds route, and which have closed, with the facts and sources for each.
3 November 2026 · 4 min read
Cyprus
30 Years of the Cyprus Real Estate Market: Four Waves That Explain 2026 Prices
The Cyprus Real Estate Market over 30 Years: Four Waves, Paphos Prices, and the 2026 Forecast
9 August 2026 · 7 min read
Cyprus
7 best special tax regimes in Europe: 2026 ranking
7 best special tax regimes in Europe: 2026 ranking
9 August 2026 · 3 min read
Greece
8 benefits of Greece's "Golden Visa"
10 advantages of Greece's Golden Visa in 2026: why it is still the best choice in the EU
9 August 2026 · 3 min read
Greece
Analysis of the European real estate market in 2026: Rising property prices in European capitals
European Real Estate Market Analysis 2026: Rising Property Prices in European Capitals
9 August 2026 · 3 min read
Greece
Analytical Overview of the Greek Real Estate Market (Q1 2026): Investment Strategies Under the Golden Visa Program
Analytical Overview of the Greek Real Estate Market (Q1 2026): Investment Strategies Under the Golden Visa Program
9 August 2026 · 3 min read
Greece
Athens Market Analysis by Districts 2026 - Where Rental Yields Are Highest
Athens Market Analysis by Districts 2026 - Where Rental Yields Are Highest
9 August 2026 · 2 min read
Netherlands
Best Golden Visa programs for families in 2026
Best Golden Visa Programs for Families in 2026: Comparing Residence by Investment
9 August 2026 · 6 min read
Greece
Buying Property in Greece Remotely: Complete Guide 2026
Buying Property in Greece Remotely: Complete Guide 2026
9 August 2026 · 2 min read
Greece
Cost of living in Athens 2026: a detailed guide for investors and expatriates
Cost of living in Athens 2026: a detailed guide for investors and expatriates
9 August 2026 · 3 min read
Cyprus
Cyprus Permanent Residency through Real Estate Investment: A Complete Guide for Investors in 2026
Cyprus Permanent Residency by Investment 2026: A Complete Guide to Buying Property
9 August 2026 · 3 min read
Greece
Golden visa of Greece 2026
Golden visa of Greece 2026 for Russians: Complete guide to obtaining a residence permit through investment
9 August 2026 · 3 min read
Greece
Golden Visa of Greece: How to buy a villa for 400,000 euros and not overpay twice
Golden Visa of Greece: How to buy a villa for 400,000 euros and not overpay twice
9 August 2026 · 3 min read
Greece
Greece's "Golden Visa" Guide 2026: How to Obtain Residency Through Investment
Guide to Greece's "Golden Visa" 2026: How to Obtain a Residence Permit Through Investment
9 August 2026 · 3 min read
Greece
Greece's Residence Permit vs Cyprus' Permanent Residency 2026: A Comparative Guide to Investments and Documents
Greece's Residence Permit vs Cyprus' Permanent Residency 2026: A Comparative Guide to Investments and Documents
9 August 2026 · 3 min read
Greece
Greek Islands: Where It’s Comfortable to Live Year-Round, and Where You Should Go Only for Vacation
Which Greek islands are comfortable to live on all year round, with the infrastructure of real towns, and which are better kept for a holiday.
9 August 2026 · 4 min read
Greece
How Russian citizens obtain Greek residency in 2026
Greece residence permit for citizens of Russia in 2026: methods, documents, and processing times
9 August 2026 · 6 min read
Greece
How to open a bank account in Greece: A complete guide
How to open a bank account in Greece: A complete guide
9 August 2026 · 3 min read
Greece
How to Open a Company in Greece: A Step-by-Step Guide
How to Open a Company in Greece: A Step-by-Step Guide
9 August 2026 · 2 min read
Cyprus
How to Register a Company in Cyprus: A Complete Guide for Businesses and Investors
How to Register a Company in Cyprus: A Complete Guide for Businesses and Investors
9 August 2026 · 3 min read
Greece
Is it possible to have two residence permits at the same time? Let's examine the example of Greece and Cyprus.
Is it possible to have two residence permits at the same time? Let's examine the example of Greece and Cyprus.
9 August 2026 · 2 min read
Greece
Life in Greece in 2026: Pros and cons for those planning to relocate
Life in Greece in 2026: Pros and cons for those planning to relocate
9 August 2026 · 3 min read
Greece
Mobile communication and internet in Greece: A comprehensive guide to choosing an operator and tariff
Mobile communication and internet in Greece: A comprehensive guide to choosing an operator and tariff
9 August 2026 · 3 min read
Greece
New immigration law of Greece: what has changed (Law 5275/2026)
New immigration law of Greece: what has changed (Law 5275/2026)
9 August 2026 · 2 min read
Cyprus
Private English Schools in Cyprus 2026: Rankings and Tuition Costs
Private English Schools in Cyprus 2026: Rankings and Tuition Costs
9 August 2026 · 3 min read
Cyprus
Property Taxes in Cyprus in 2026: A Complete Guide with Updates
Property Taxes in Cyprus in 2026: A Complete Guide with Updates
9 August 2026 · 2 min read
Cyprus
Property Taxes in Cyprus: 2026
Property taxes in Cyprus: 2026
9 August 2026 · 2 min read
Greece
Residence Permit in Greece: Financially Independent Persons (FIP) vs. Golden Visa
Residence Permit in Greece: Financially Independent Persons (FIP) vs. Golden Visa
9 August 2026 · 3 min read
Greece
Tax Benefits in Greece: A Complete Guide to the Non-Dom Regime in 2026
Tax Benefits in Greece: A Complete Guide to the Non-Dom Regime in 2026
9 August 2026 · 2 min read
Greece
Tax status Non-Dom in Greece: A complete guide to obtaining and investing
Tax status Non-Dom in Greece: A complete guide to obtaining and investing
9 August 2026 · 3 min read
Greece
Taxes and expenses for purchasing real estate in Greece
Property taxes in Greece: a complete guide to costs for buyers
9 August 2026 · 3 min read
Greece
The Greek real estate market 2025: prices, returns, and analysis
The Greek real estate market 2025: prices, returns, and analysis
9 August 2026 · 2 min read
Netherlands
The Netherlands is introducing a 36% tax on crypto assets and stocks.
The Netherlands is introducing a 36% tax on crypto assets and stocks.
9 August 2026 · 3 min read
Greece
Top Developers in Greece for the Golden Visa: Ranking and Projects 2026
Top Developers in Greece for the Golden Visa: Ranking and Projects 2026
9 August 2026 · 2 min read
Cyprus
VAT on real estate in Cyprus: how to get a rate of 5% instead of 19% - update from 2026
VAT on real estate in Cyprus: how to get a rate of 5% instead of 19% - update from 2026
9 August 2026 · 3 min read
Citizenship
Dual Citizenship: An Updated List of 123 Countries Where It Is Allowed in 2026
Dual Citizenship in 2026: Updated List of 123 Countries Where It Is Allowed
19 June 2026 · 5 min read
Citizenship
How to get an EU passport in 2026
How to get an EU passport in 2026: European Union citizenship, timelines, grounds, and best routes
19 June 2026 · 5 min read