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For many international buyers, the Athens Riviera is no longer simply a place for a second home. Glyfada, Voula, Vouliagmeni and the wider coastline are increasingly relevant to people considering a more permanent move to Greece — combining property ownership, lifestyle and, in some cases, a transfer of tax residence. Greece’s special tax regimes for new residents have added another reason to consider that move. Article 5A provides an alternative taxation regime for qualifying individuals who transfer their tax residence to Greece, while Article 5B offers a separate regime for qualifying foreign pensioners.
Greece’s Article 5A Non-Dom Regime
Under Article 5A, qualifying individuals pay a fixed annual tax of €100,000 on income arising abroad, regardless of the amount of that foreign income. The regime can apply for a maximum of 15 tax years.It can also be extended to qualifying family members, with an additional annual lump-sum tax of €20,000 for each relative included.
To qualify, an applicant must generally not have been a Greek tax resident for seven of the eight years preceding the transfer of tax residence and must make a qualifying investment in Greece of at least €500,000. Real estate is among the permitted forms of investment, subject to the specific requirements of Article 5A and the current procedure established by the Greek tax authorities.
For an international buyer already considering a substantial property purchase on the Athens Riviera, the connection is clear. However, a property purchase should not be treated as automatically securing Non-Dom status. The applicant, the investment and the overall structure must satisfy the relevant requirements, which should be confirmed with a specialist Greek tax adviser before proceeding.
What Does the €100,000 Actually Mean?
One of the most important points is that the €100,000 should not be understood as a €100,000 worldwide tax bill. It is the alternative Greek taxation applicable under Article 5A to income arising abroad.
An individual may, for example, receive several million euros of qualifying foreign income while the annual Article 5A amount payable in Greece remains €100,000. However, the country where particular income originates may retain taxing rights. Foreign dividends may be subject to withholding tax, while rental income from a property abroad may be taxable in the country where that property is located. Applicable Double Taxation Agreements therefore remain important.
Income arising in Greece is outside the €100,000 lump sum and remains subject to the applicable Greek tax rules.
A Separate 7% Regime for Foreign Pensioners
Greece also offers a separate regime under Article 5B for qualifying individuals who receive pension income from abroad and transfer their tax residence to Greece.
Eligible pensioners are subject to a 7% Greek tax on their foreign-source income under the special regime. Importantly, this treatment is not limited simply to the foreign pension that provides eligibility for Article 5B. The regime can apply for up to 15 tax years, subject to the applicable requirements and Double Taxation Agreements.
For internationally mobile retirees with a pension as well as investments or other income abroad, Article 5B can therefore be an important factor when considering Greece as a permanent residence.
Why the Athens Riviera Fits the Non-Dom Profile
Tax efficiency alone is rarely enough to convince someone to relocate. The more important question is whether the person actually wants to live there.
This is where the Athens Riviera has a particular advantage.
Unlike a purely seasonal resort destination, the Riviera combines coastal living with access to a major European capital. Glyfada, Voula, Vouliagmeni and the surrounding areas offer year-round restaurants and retail, access to international schools across the broader southern Athens area, marinas, beaches, private healthcare and relatively straightforward connections to Athens International Airport.
The continuing development of The Ellinikon adds another dimension, with substantial investment in green space, retail, hospitality, sports, infrastructure and new residential neighbourhoods.
For an international resident, the proposition is therefore very different from simply owning a holiday property on a Greek island. It is possible to have a Mediterranean coastal lifestyle while remaining connected to the economic, cultural and professional infrastructure of Athens.
Choosing Where to Live on the Riviera
The individual markets along the Athens Riviera suit different types of buyers.
Glyfada is particularly attractive to those who want an active, year-round environment with restaurants, shopping and convenient access to both central Athens and The Ellinikon. It offers one of the strongest combinations of urban convenience and coastal lifestyle.
Voula has a more residential character. Buyers looking for larger homes, privacy, gardens and a quieter environment often find it particularly suitable for permanent living.
Vouliagmeni sits at the more exclusive end of the market. Limited supply, its coastal setting and established luxury character appeal to buyers who prioritise privacy, prestige and scarcity.
Farther south, Varkiza offers a more relaxed version of Riviera living while retaining easy access to the coast and the wider southern suburbs.
The right choice therefore depends less on which area is considered the “best” and more on how the buyer intends to live in Greece.
Non-Dom Is About Tax Residence — Not a Golden Visa
This distinction is important. Article 5A is a tax regime. It is not citizenship, an immigration programme or Greece’s Golden Visa.
A person considering relocation may therefore need to address several separate issues: the right to reside in Greece, the transfer of tax residence, eligibility for Article 5A or Article 5B and the acquisition of property.
The requirements will differ depending on nationality and individual circumstances. An EU citizen, for example, is in a fundamentally different immigration position from a non-EU national requiring a residence permit.
For this reason, property, tax and residency planning should be coordinated rather than treated as the same transaction.
More Than a Tax Decision
There is no specific “Non-Dom property”. For one buyer, the right choice may be a contemporary apartment within walking distance of central Glyfada. For another, it may be a private residence in Voula or a prime coastal property in Vouliagmeni.
Location, construction quality, privacy, energy efficiency, outdoor space, parking and future resale appeal still matter. A favourable tax regime should never turn an unsuitable property into a good acquisition.
The strongest approach is therefore to treat the decisions separately but coordinate them carefully: a qualified tax adviser determines whether the relocation and tax structure make sense; a real-estate adviser determines whether the property does.
Greece’s Non-Dom framework has strengthened the country’s position as a potential base for internationally mobile individuals. But taxation is only part of the story. The Athens Riviera offers something relatively unusual: Mediterranean coastal living, a major capital city, international connectivity and an increasingly sophisticated residential market within the same destination.
The tax framework may encourage someone to look at Greece. The Athens Riviera gives them a reason to stay.
Sources & References
Independent Authority for Public Revenue (AADE) — Tax Incentives for New Tax Residents. Official overview of Articles 5A, 5B and 5C.
AADE – Tax Incentives for New Tax Residents
AADE — Decision A.1147/2026. Current procedure and conditions concerning Article 5A and the qualifying investment framework.
AADE – Decision A.1147/2026
AADE — Tax Incentives Guide. Official guidance covering Articles 5A, 5B and 5C, including the €100,000 Article 5A regime and the 7% Article 5B regime.
AADE – Official Tax Incentives Guide
AADE — Taxation of Foreign-Source Income. Official information regarding foreign-source income and Double Taxation Agreements.
AADE – Foreign-Source Income and DTAs
This article is provided for general information only and does not constitute tax, legal, financial or investment advice. Eligibility and tax treatment depend on individual circumstances, applicable legislation and Double Taxation Agreements. Prospective applicants should obtain advice from qualified tax and legal professionals before transferring tax residence or making an investment in Greece.
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