Greece offers new retiree residents a flat 7% tax on their foreign-source pension income for 15 years. Conditions: not having been a Greek tax resident for 5 of the last 6 years, transferring your residence (183 days/year), coming from a country bound by a tax treaty (France and Germany are). Caveat: French public pensions stay taxed in France.
Updated: July 2026 · Tax rules evolve — to be validated with a tax adviser before any change of residence.
⚠︎ Sensitive tax topic — general information, not advice. The rules depend on the exact nature of your pensions and the applicable treaty: a new France-Greece treaty, signed in 2022, is gradually coming into force (details to confirm). Have a review done by a Franco-Greek lawyer/tax adviser before any change of residence. Items flagged as « suspended » (new-build VAT, capital gains) are evolving and to be re-checked at the date of your transaction.
What is the 7% regime?
It's a single 7% rate, final: once this tax is paid, no other Greek tax hits the covered foreign-source income. It covers foreign-source pensions — foreign pension fund, professional scheme, insurance, foreign public body — meaning in practice mostly private pensions (see the France-Greece nuance below). The regime applies for 15 years from joining.
Who can benefit?
Four cumulative conditions. 1) Not having been a Greek tax resident for at least 5 of the last 6 years. 2) Transferring your tax residence to Greece, staying there more than 183 days a year. 3) Coming from a country with a tax-cooperation treaty with Greece — France and Germany are among them. 4) Providing a pension certificate from the paying body. If one is missing, the regime is closed.
How and when to apply?
The application is filed before 31 March of the tax year concerned; you then have about 60 days to supply the supporting documents. The tax is paid in one go, by the last working day of July at the latest, and cannot be offset against other taxes. A timeline to build into your departure plan, as it sets the year you enter the regime.
The trap: public vs private pensions
This is the decisive nuance, and it comes from the France-Greece tax treaty. Private pensions (private-sector pensions, top-ups like Agirc-Arrco) are taxable in the country of residence, so in Greece, and are eligible for the 7%. Public pensions (civil servants, state employees) stay taxable in France whatever your residence: the 7% does not apply. A former civil servant settled in Crete therefore keeps being taxed in France on their public pension. Many files mix the two — hence the importance of a personalised review.
Alternative for large estates: non-dom
For large estates, another regime exists: a lump sum of €100,000/year covering all foreign income (beyond pensions alone), if you invest at least €500,000 in Greece within three years; also 15 years. It is rarely relevant for a 'classic' retiree, but can become so if your foreign income far exceeds your pensions.
The other taxes, once you own property (indicative)
| Tax | Order of magnitude |
|---|---|
| ENFIA (annual property tax) | ~€2–16/m²/year |
| Rental income (by bracket) | 15% / 35% / 45% |
| Transfer tax (old-stock purchase) | 3.09% |
| VAT on new-build | 24% — suspended to 31/12/2026 |
| Property capital gains | 15% — suspended (≥ end 2026) |
Sources (consulted July 2026): Global Citizen Solutions (flat tax), Elxis (7% foreign retirees), Vivre à Athènes (taxation of the French in Greece), France-Greece tax treaty. Data to be re-checked.
Frequently asked questions
What is the 7% flat tax in Greece?
A flat, final 7% tax on foreign-source pensions of new retiree residents, for 15 years. Once paid, no other Greek tax hits that income. Under strict conditions.
Who can benefit from the 7% regime?
A retiree who hasn't been a Greek tax resident for 5 of the last 6 years, transfers their residence (over 183 days/year) and comes from a treaty country (France, Germany). A pension certificate is required.
Are public pensions covered?
No. Under the France-Greece treaty, public (civil-service) pensions stay taxed in France. Only foreign-source private pensions are eligible for the 7%. A review is essential if you have both.
When to file the flat-tax application?
Before 31 March of the tax year concerned, with about 60 days for supporting documents. The tax is paid in one go, by end of July at the latest, with no offset against other taxes.
Are there other taxes as a property owner in Crete?
Yes: ENFIA (annual property tax, moderate), rental-income tax (15/35/45% by bracket), and at purchase the transfer tax (3.09%). New-build VAT and capital gains are suspended (to re-check).