22.10.2026
Best Islands to Retire in Greece
Based on recent data of ours, almost one in three buyers (30.8%), mainly retirees, from abroad are looking for a property in Greece for a permanent residence.
Market Insights
Owning a place under the Greek sun is a dream many Dutch buyers share. Turning it into reality means working through a property process that is different from the one back home. This guide answers the questions Dutch buyers ask us most often, from why Greece appeals in the first place, through the legal steps, renovation and hidden defects, financing, rental rules, and the practical side of using a Greek home for the long term.
What Makes Greece Attractive to Dutch Buyers?
A few things come up again and again.
Climate and Lifestyle
Much of Greece enjoys long, reliable summers and mild winters, along with a relaxed Mediterranean pace. For anyone wanting to escape the grey Dutch winter, the appeal is obvious. Some owners spend the colder months in Greece for exactly this reason.
Variety of Landscape
From island beaches to mainland mountain villages, there is a lot of choice. Many Dutch buyers put a sea view or a coastal location near the top of their list. Popular areas include Crete, the Ionian Islands such as Corfu and Lefkada, and the Peloponnese.
Affordable Prices
Property in Greece remains affordable compared with the Netherlands. Athens prices, for example, are a fraction of those in Amsterdam, so the same budget often buys more space or a better location.
Travel Convenience
Greece is well connected to the Netherlands, with direct flights from Amsterdam and other Dutch airports to Athens and many islands, especially in summer. Your second home is only a few hours away.
Culture and Community
Greeks are known for their hospitality, filoxenia, and English is widely spoken in tourist areas. There is a growing Dutch community in several parts of the country, so you may well find fellow Hollanders at the local taverna.
Permits and Legal Questions
Can Dutch (EU) Citizens Buy Freely in Greece?
Yes. As EU nationals, Dutch buyers can purchase property almost anywhere in Greece. The exceptions are nationally protected areas, such as national parks, archaeological zones, and forest land.
Do I Need Residency or a Visa?
No. Your EU citizenship already gives you the right to live in Greece, so no additional residency permit is needed to buy.
What Greek Paperwork is Required?
The first step is a Greek tax number, the AFM (Arithmos Forologikou Mitroou), which is mandatory for every buyer. It is straightforward to obtain, and our legal team arranges it for you. The AFM is needed to pay taxes and register the property in your name.
Do I Need a Lawyer or a Notary?
A notary is required by law to finalise the sale. The notary is an impartial public official who drafts and executes the contract. A lawyer is not legally required, but we strongly recommend one for your own protection. Your lawyer verifies that the seller genuinely owns the property and that it is free of debts, checks the building permits and planning status, and confirms there are no claims or easements against the home. At Elxis, this is handled by our in-house legal team.
What About Permits For the Property Itself?
A key check is that the house has all the correct building permits. Greek planning rules are strict, and any additions or major works must have been authorised. An engineer can confirm that the property as built matches the official plans.
Are Any Special Permits Needed to Own Property?
Not for EU citizens. Non-EU buyers sometimes use the Golden Visa, Greece's residency-by-investment route. Its minimum investment depends on the area and type of property and has changed more than once in recent years. As a Dutch national you already have the right to live and travel in Greece, so this does not apply to you.
A Note on Costs
As a rule of thumb, total buying costs in Greece come to roughly 10% on top of the price once transfer tax, notary, and legal fees are included. There is also an annual property tax, ENFIA, covered in the renting section below.
Renovation and Hidden Defects
Many Dutch buyers fall for an older home full of character, a stone cottage or a village house. These properties can be wonderful, and they can also hide problems that are not visible at first glance.
Inspections
In the Netherlands a building inspection before purchase is routine, often required by your bank. In Greece it is less common, but for an older property it is well worth doing. A local civil engineer can check the structure, roof, plumbing, and wiring. A few hundred euros spent here can save thousands later.
Common Issues in Older Homes
Look out for damp walls or mould from older construction or humid winters, outdated electrical wiring that may not meet modern standards, and roofs that need repair or replacement.
Renovation Permits
Minor cosmetic work, such as repainting or replacing a door, needs no permit. Anything structural, such as removing a wall or adding a room, does. An architect or engineer who knows the local codes can obtain the right permit so your renovation is legal.
Finding Contractors
Reliable builders are available, though you may meet a language barrier. It helps to have someone coordinate with local trades on your behalf. Get quotes from more than one contractor and put everything in writing. Labour and materials can cost less than in the Netherlands, although smaller islands can be more expensive because materials have to be shipped in.
If You Find a Defect After Buying
Greek law does give buyers protection where a seller has concealed a known problem, and the remedy depends on the circumstances. The surest safeguard is thorough due diligence before you buy, which is exactly what our legal team carries out as standard.
Can I Get Financing as a Dutch Buyer?
Yes, financing a Greek property is possible.
Mortgages From Greek Banks
Foreign buyers, including Dutch citizens, can obtain a mortgage from a Greek bank, and several banks now have divisions set up for international clients. Expect to put down a substantial deposit, as banks finance a portion of the value rather than the whole purchase. Rates are competitive and depend on the bank and the term you choose, and the maximum term often depends on your age. Banks assess your income, even if it is earned in the Netherlands, along with your credit history and the property's value. Our dedicated article on Greek mortgages keeps the current rates and conditions up to date.
Alternative Routes
Not everyone takes a Greek mortgage. Some Dutch buyers draw on assets at home, for example by refinancing or taking a second mortgage on their Dutch property. A personal or family loan is another option. Each has its trade-offs.
A Practical Tip
Whichever route you choose, remember the buying costs on top of the price, around 10% once tax, notary, and legal fees are added. Greek banks finance a percentage of the property value only, not the closing costs, so make sure those funds are in place. Many Dutch buyers who have saved enough choose to buy without a mortgage at all.
Renting Out Your Home
Many buyers use their Greek property part of the year and let it out the rest of the time to help cover costs.
Can I rent Out My Greek Property?
Yes. As an EU citizen you have the same right to let your property as a local owner, subject to the same rules and taxes.
Short-Term Holiday Lets
To list on platforms such as Airbnb or Booking.com, you first register the property in the Short-Term Rental Registry with the tax authority and receive a registration number, the AMA. Since October 2025, all short-term rentals must also meet minimum safety and quality standards under Greek law. In short, the property must be a proper living space with natural light, ventilation, and air conditioning, and it must have civil liability insurance, an electrician's safety certificate, fire extinguishers, smoke detectors, marked exits, a first aid kit, and pest control. Our separate article on the 2025 short-term rental rules sets out the full checklist.
Tourist and Climate Fees
Since 2024, Greece charges a Climate Crisis Resilience Fee on overnight stays, which replaced the older stayover tax. It is a fixed amount per night, per property, set higher in the summer season and for larger homes. You collect it from your guests and pass it on to the tax office. The exact rates are set by the authorities and are adjusted from time to time, so it is worth checking the current figures, or we can confirm them for you.
Property Management
If you are not in Greece, a local manager can handle check-ins, cleaning, and any emergencies. A typical fee is in the range of 10 to 20% of rental income, and full-service agencies can manage everything from marketing to maintenance, which suits owners letting purely as an investment.
Tax on Rental Income
Rental income from a Greek property is taxed in Greece, whatever your nationality. It is taxed on a progressive scale, starting at 15% on the first €12,000 of annual rental income. The bands above that were revised for 2026, so it is worth checking the current rates. The scale applies per owner, so co-owning with a spouse can sometimes lower the overall bill. Our dedicated article on Greek property taxes keeps the up-to-date figures, and a tax advisor can confirm your own position. The good news for Dutch owners is that Greece and the Netherlands have a tax treaty designed to prevent double taxation. In practice, you pay tax in Greece on the rental income, and you declare the property in Box 3 in the Netherlands with relief for the foreign property. A tax advisor can guide you through the detail.
Likely Rental Income
In popular areas, a well-located home can earn useful income over the summer. Returns vary a great deal by location, season, and how often you let the property, so it is better to look at realistic local figures than a headline percentage. We are happy to talk you through what is achievable in the area you are considering. Whatever you earn, budget for management, maintenance, utilities, insurance, and quieter months.
Insurance
When letting to guests, it is wise to hold home insurance that includes third-party liability, in case a guest is injured. Being present, or having a manager present, when guests arrive helps them settle in and reduces the risk of damage.
Long-Term Use and Climate
Whether you plan to retire in Greece one day or simply use the home for long stretches, a few practical points are worth thinking through.
Year-round Comfort
Greece is warmer than the Netherlands, but it does have seasons. Many holiday homes are built for summer, with good ventilation and air conditioning, and may lack heating or insulation for cooler months. Winters in northern Greece and at altitude can be cold, with snow in places. If you are buying in such an area, check for heating, such as radiators, a heat pump, or a fireplace, and for proper insulation. For winters in the sun, the south of Crete or the Dodecanese stay mild.
Maintenance While You Are Away
If you are not there full-time, arrange for someone to check on the house, air it out, and keep an eye on the garden. Sun, sea air, and long periods shut up can take their toll. In many Greek villages the community is close-knit, and neighbours naturally look out for each other.
Water in Rural Areas
On some smaller islands, water can be tight in peak summer, with supply from cisterns or deliveries. Ask about the local situation. A storage tank can solve most issues. In rural areas you often have separate connections for drinking and irrigation water.
Services for Longer Stays
If you plan to live in the home for months at a time, consider access to hospitals, doctors, and shops, especially in winter, when some small islands and villages wind down. Crete, for example, has strong medical facilities in Heraklion and Chania and a year-round community, while a tiny island may have only a local clinic. Match the location to how you intend to live.
A Long-Term Home, Not Just a Holiday
Owning in Greece can be part of your life for many years. Owners often keep their Greek home for five to ten years or more, using it for family holidays, eventual retirement, or as an investment to resell when the time is right. If retirement is the goal, it is worth thinking ahead about accessibility and nearby healthcare. If it is mainly an investment, keeping the property in good condition protects its value for resale. We've been guiding international buyers to their ideal home in Greece since 1991, from the first questions through the legal handling and beyond. You are always welcome to speak with us for a no-obligation consultation.
Disclaimer:This article is for general information only. Property, tax, and residency rules change, and individual situations vary. We recommend consulting qualified legal and tax professionals before making any decisions.
