Non-dom: detailed data on a new category of buyers in Greece's luxury residential market

July 28, 2026 – Athens, Greece

Greece Sotheby’s International Realty today releases the full analysis from the Non-Dom chapter of its mid-year report, The State of Greek Luxury Property — Mid-Year 2026, examining the composition, profile, and geographic distribution of a buyer category that, within two years, has evolved from virtually non-existent to a key force in Greece’s luxury residential market.

From zero to 29% in two years

The company’s proprietary transaction registry records the fastest shift in buyer composition in its history. Buyers qualifying for the alternative taxation regime under Article 5A of the Greek Income Tax Code first appeared in the company’s records in 2024. In 2025, non-dom buyers accounted for 29% of the company’s transaction volume, while British nationals represented 53% of all non-dom purchases — a finding directly linked to the abolition of the corresponding UK regime in April 2025.

The centre of gravity is shifting from investment-based residency to tax residency. Non-dom transactions now exceed Golden Visa transactions in total value, with twice the median transaction value. The difference reflects two distinct buyer profiles: a Golden Visa buyer acquires residency rights; a non-dom buyer transfers their tax residence, family, and tax base to Greece, with an annual flat tax of €100,000 and an investment requirement of €500,000. They typically select a property as their primary residence — hence the near-exclusive concentration on the Athens Riviera.

Additional capital is entering the market: all non-dom transactions recorded in the company’s registry were completed at values above €2.3 million, within a market segment characterised by an overwhelmingly international buyer base. This represents capital entering the country, bringing high-contributing tax residents to Greece and supporting the local economy throughout the lifecycle of property ownership.

“For the first time, we have transaction data, rather than estimates, demonstrating that Greece has become a destination for the major reallocation of private wealth currently taking place across Europe. This buyer category was entirely absent from our records before 2024. Today, it is the second most important pillar of our market,” said Savvas Savvaidis, President & CEO of Greece Sotheby’s International Realty.

Law 5313/2026: a maturing framework

The release of the data coincides with a substantial improvement in the institutional framework. Under Article 94 of Law 5313/2026, the regimes established by Articles 5A and 5B of the Greek Income Tax Code have been revised in three key areas:

• Payment flexibility. The €100,000 flat tax, together with the €20,000 payable for each family member, may now be paid by the last working day of December each year, while the requirement to pay the first year’s tax within 30 days of approval has been abolished.
• Year-round applications. The March 31 deadline has been abolished; entry into the regime is now possible throughout the year, an adjustment that reflects the actual decision-making cycle involved in international relocation.
• Legal certainty. Regulatory decisions are now issued exclusively by the Governor of the Independent Authority for Public Revenue (AADE), alongside a revised application review process, providing a simpler and more predictable administrative route.

Implementation has, moreover, already been completed. Under Decision A.1147/2026 of the Governor of AADE, published on July 20, the new procedure became fully operational: digital applications through myAADE, the option to enter the regime from the year of arrival for individuals transferring their tax residence by July 2, an application deadline of September 30, and a deadline of October 31 for submitting supporting documentation.

“The speed of implementation is itself a message to the international market: the law was published on June 25 and, in less than a month, AADE delivered a fully digital process. Families choosing where to establish their tax residence compare jurisdictions on the basis of predictability and administrative readiness, and on this measure Greece has just provided a highly convincing demonstration of both,” said Savvas Savvaidis, President & CEO of Greece Sotheby’s International Realty.

A framework shaped by years of engagement

Greece Sotheby’s International Realty’s contribution to the public discussion surrounding this issue began in 2024. At that time, the company presented the political leadership of the relevant ministries with international experience in implementing such regimes, with particular emphasis on the Italian model on which the Greek framework was also based. In parallel, it submitted memoranda containing specific proposals for improvement, drawing on the experience gained through its ongoing work with international buyers. The substance and success of the changes are attributable to the legislative initiative of the Greek State, which introduced the necessary measures while taking into account how the international market operates in practice.

The amendments introduced by Law 5313/2026 address key issues that had made it more difficult for new tax residents to enter the regime, including the timing of tax payments, relevant deadlines, and the overall predictability of the process. The establishment of a stable, functional, and competitive institutional framework significantly strengthens Greece’s position in the international competition to attract high-net-worth individuals and new investment capital.

The tangible economic impact is equally significant. All relevant transactions were completed at values above €2.3 million, within a market segment characterised by an overwhelmingly international buyer base. This represents new capital flowing into the Greek economy and individuals choosing to establish permanent residence and become tax residents in Greece, contributing over the long term to employment, local economies, and the country’s broader growth potential.