Long Term Rentals in Greece: What are the Options for Foreigners?

Greece, with its azure seascapes, sun-kissed islands, ancient history, and vibrant culture, is a dream destination for many expatriates, digital nomads, retirees, and long-term travelers. While many flock to Greek shores for holidays, an increasing number of foreigners are seeking long-term rental options—be it for a sabbatical, remote work, or making the country a primary residence. Navigating the Greek rental market as a non-citizen does have its peculiarities, yet understanding your options and the legal framework can ensure a smooth and rewarding experience.

In this comprehensive guide, we’ll delve deeply into the nuances of long-term rentals in Greece for foreigners. We’ll cover everything from types of available rental properties, legalities, typical procedures, pricing, neighborhoods, tenant rights, utilities, cultural insights, pitfalls to avoid, and unique perks that make Greek living so enticing. Whether you are pondering a move to Athens, a tranquil Aegean isle, or the mountainous interior, this article will serve as your essential companion.

Table of Contents

1. Why Consider Long-Term Living in Greece?
2. Types of Long-Term Rental Properties Available
3. Legal Aspects and Rental Procedures for Foreigners
4. Popular Locations and Neighborhoods for Foreigners
5. Typical Rental Costs and Deposits
6. How to Find a Long-Term Rental in Greece
7. Understanding Greek Lease Contracts
8. Utilities and Living Costs Beyond Rent
9. Tenant Rights and Responsibilities in Greece
10. Cultural Tips and Common Pitfalls for Foreign Renters
11. Long-Term Rentals for Students and Investors
12. Frequently Asked Questions About Greek Long-Term Rentals
13. Conclusion: Embracing the Greek Lifestyle

Why Consider Long-Term Living in Greece?

Greece offers a compelling mix of old-world charm, modern amenities, and strategic positioning at the crossroads of Europe, Asia, and Africa. Let’s explore the motivational factors behind the surge of foreign renters seeking long-term stays in Greece.

1. Climate and Natural Beauty

Greece’s temperate Mediterranean climate brings long, warm summers and mild winters. Whether you dream of residing on a beachside villa, a rural stone cottage, or a cosmopolitan city apartment, Greece’s diverse geography—from soaring mountains to tranquil archipelagos—provides something for everyone.

2. Rich Culture and Laid-Back Lifestyle

Greek daily life revolves around vibrant socializing, delectable cuisine, and time-honored traditions. The famous Greek filoxenia (hospitality) is palpable, and the pace of life is generally more relaxed compared to Northern Europe or North America.

3. Lower Cost of Living

Generally, living costs in Greece (especially outside of affluent island hotspots) are lower than in many parts of Western Europe, the US, or Australia. Rents in rural areas and smaller cities can be a fraction of those in Paris, London, or New York.

4. Access to Healthcare and Quality of Life

Public and private healthcare are accessible, and Greece consistently ranks favorably for expat satisfaction. The country’s vibrant outdoor lifestyle supports personal well-being.

5. Residency Incentives

The Greek government actively encourages residency via “Golden Visa” investment programs, digital nomad visas, and simplified rules for EU citizens, making it attractive to those seeking a long-term base in Europe.

Types of Long-Term Rental Properties Available

Foreigners in Greece can choose from a broad spectrum of property styles and arrangements for long-term rental. Understanding your options is key to selecting the perfect Greek home.

1. Apartments and Flats

• Urban Apartments: Most common in Athens, Thessaloniki, and other cities. Ranges from studio flats (garsoniera) to large multi-room suites.
• Neoclassical Apartments: Found in historic districts, these feature high ceilings, ornate architectural details, and centrally-located addresses.
• Modern Developments: Newer, often energy-efficient, found in up-and-coming suburbs.

2. Standalone Houses and Villas

• Traditional Stone Houses: Especially prevalent in villages and on the islands. Great for those seeking authenticity and charm.
• Villas: Usually more luxurious properties, often with pools and panoramic views, catering to more affluent long-term renters or those seeking privacy.
• Bungalows: Single-story homes, a popular choice in resort towns.

3. Maisonettes

These are multi-level homes with private entrances, resembling townhouses. Common in suburban developments.

4. Shared Properties

• Rooms in Shared Apartments/Flats: Ideal for students, young professionals, or those seeking budget options.
• Co-living Spaces: Emerging trend in Athens and Thessaloniki, offering furnished, community-based living for remote workers and entrepreneurs.

5. Studio Apartments

Compact, self-contained units perfect for singles or couples. Easier to find in city centers compared to rural areas.

6. Purpose-Built Student Accommodation

Specialized buildings near universities and colleges cater for international and Greek students, offering individual rooms or studios with shared amenities.

7. Rural and Remote Properties

• Farmhouses (agrotikon): For a true taste of rural Greek life—a growing choice for digital nomads and retirees seeking tranquility.
• Mountain Chalets: Found in regions like Zagori or Pelion, appealing to hikers, nature lovers, and winter sports enthusiasts.

Legal Aspects and Rental Procedures for Foreigners

While the Greek rental market is relatively open, understanding the legal framework is crucial for foreigners. Here’s what you need to know:

1. Who Can Rent?

• EU/EEA/Swiss Citizens: Enjoy full residency rights, requiring only an ID card or passport.
• Non-EU/EEA Citizens: Can rent property, but may need a visa issuance or Greek tax number for long stays.
• Digital Nomads and Golden Visa Holders: Special programs provide residency eligibility.

2. The Greek Tax Identification Number (AFM)

To legally sign a long-term lease, all tenants—foreign or not—require an "AFM" (Tax Identification Number). This is easy to obtain, but landlords may request your AFM before leasing. Non-residents can apply at a local tax office with a passport and proof of local address (even hotel or AirBnB receipts combined with a letter can suffice).

3. Lease Registration and Documentation

All rental contracts longer than 30 days must be registered electronically via Greece’s “Taxisnet” system for tax purposes. The process includes:

• Signing a lease (printed contract usually in Greek; notarization is optional but not required by law)
• Online registration of the lease by the landlord including tenant’s AFM number and duration
• Automatic notification to the renter’s Greek tax account (if applicable)

4. Visas and Residency Permits

A long-term lease itself does not grant you a visa or residency—these are separate processes, but a lease agreement is often required as proof of address for residency applications, digital nomad permits, or the Golden Visa.

• Visas for Non-EU Citizens: If intending to stay beyond 90 days, a national type D visa is mandatory. Options include student visas, work visas, or the Golden Visa (based on property investment).
• Digital Nomad Visa: Available for remote workers, requiring employment income and a rental contract as proof of accommodation.
• Golden Visa: Requires a property purchase, but renting is a starting point.

5. Special Cases: Border Areas and Islands

Some border regions (including parts of islands near Turkey and Albania) may have restrictions on property acquisitions by non-EU citizens. However, rentals are generally allowed—check with your embassy for the most recent rules.

Popular Locations and Neighborhoods for Foreigners

Greece’s geographic diversity ensures there is a perfect place for every taste and budget. Here’s a detailed dive into some of the most favored spots among the international community.

1. Athens and Suburbs

• Koukaki, Plaka, and Kolonaki: Historic, picturesque central neighborhoods near the Acropolis—highly walkable, filled with culture, bars, cafes, and expat life.
• Exarchia, Pangrati, and Kypseli: Young, artsy, and more affordable districts, increasingly popular among students and remote workers.
• Glyfada, Voula, Vouliagmeni: The “Athens Riviera” offers sea views, modern amenities, and is a magnet for affluent foreigners, digital nomads, and diplomats.

2. Thessaloniki

Greece’s northern metropolis is renowned for its vibrant student and creative scene. Central Ano Poli and Ladadika are popular with internationals, as well as eastern suburbs like Kalamaria.

3. Crete

• Chania and Heraklion: Evocative old towns with a blend of tradition and modernity; booming digital nomad and expat scenes.
• Smaller Towns (Rethymno, Agios Nikolaos): Slower pace, cheaper rents, authentic Greek lifestyle.

4. Cyclades Islands (Santorini, Mykonos, Paros, Naxos)

Santorini and Mykonos are more expensive (and seasonal), but other Cycladic islands offer year-round living at more reasonable prices—ideal for artists, writers, and those desiring island serenity.

5. Ionian Islands (Corfu, Zakynthos, Kefalonia)

Popular among retirees, Northern Europeans, and second-home seekers. Corfu Town and its villages have a strong British and German community.

6. Peloponnese and Mainland

• Nafplion, Kalamata, Gythio: Beautiful port towns with history and affordability.
• Mountain Villages and Wine Regions: Appeal to nature lovers and those seeking space and seclusion.

7. Special Mentions

• Rhodes, Kos: Dodecanese islands with a constant flow of foreign residents and long-term travelers.
• Remote Islands (Ikaria, Astypalea, Amorgos): For those desiring off-grid tranquility and traditional lifestyles.

Typical Rental Costs and Deposits

Rental prices in Greece vary significantly based on location, type, and seasonality. Understanding the market nuances helps in smart planning and negotiations.

1. Price Ranges by Region (as of 2024)

• Athens Center (apartments): €400–€1,200/month depending on size and neighborhood
• Athens Suburbs (Riviera): €800–€2,500/month (high-end properties may command more)
• Thessaloniki Center: €350–€900/month
• Island Houses (Santorini/Mykonos): €1,000–€3,000/month; off-season and on less popular islands as low as €400/month
• Crete & Smaller Towns: €300–€800/month for apartments; €600–€1,500/month for houses/villas
• Rural & Mountainous Regions: Occasionally properties under €250/month

2. Seasonal Fluctuations

Summer in tourist hotspots sees prices surge—often by two to three times. For long-term renters (contracts of 12 months or more), prices tend to “average out” to lower annualized figures.

3. Security Deposits and Advance Payments

The norm is one to two months’ rent as a security deposit. Paying the first month’s rent in advance is customary. In rare cases, landlords may request more upfront (especially to non-EU citizens without Greek references), but more than three months is unusual and may be negotiable.

4. Other Financial Considerations

• Agency Fees: If using an estate agent, expect to pay typically 1 month’s rent as a fee (sometimes split between the landlord and tenant).
• Maintenance and HOA Fees: In apartment blocks (“polykatoikia”), shared building expenses may range from €20–€100/month, covering cleaning, repairs, and central heating for winter months.

How to Find a Long-Term Rental in Greece

Locating a property as a foreigner involves a mix of local resources, language skills, and digital tools. Here’s a roadmap for successful house-hunting.

1. Online Portals and Websites

• Spitogatos.gr: Greece’s leading property portal; offers English-language interface and detailed filters.
• Xe.gr and Tospitimou.gr: Popular for both sales and rentals.
• RE/MAX Greece, Century21 Greece, Engel & Völkers: International agencies with Greek coverage, suited for premium properties and English-speaking clients.
• Facebook Groups and Expat Forums: Search for “Athens Long-term Rentals” or “Crete Houses for Rent.” Community groups often share direct-to-owner opportunities.
• AirBnB and Booking.com: Some hosts offer monthly discounts; you can negotiate directly for off-season or extended stays.

2. Local Agencies and Personal Networks

• Estate Agencies (mesitiki): Especially helpful if you speak little Greek. They can assist with contracts, utilities, and bureaucracy.
• Word of Mouth: Local recommendations, especially in villages or islands, often uncover hidden gems not listed online. Befriend cafe owners, neighbors, or expats.

3. On-the-Ground Scouting

• For Rent Signs: Known as “ENOIKIAZETAI” (“for rent”) often posted in windows or balconies. Walking the neighborhood can yield surprising results, especially in small towns or islands.
• Local Newspapers: Listings, especially in provincial areas, are still popular in print.

4. Language Tips

• Knowing some basic Greek helps, but higher-end agencies and tourist-driven locales usually speak English.
• Use Google Translate, or bring a bilingual friend for initial conversations or to clarify contract details.

Understanding Greek Lease Contracts

Greek lease agreements follow some universal standards but also have country-specific rules. Below is a thorough look at what to expect.

1. Standard Lease Length

Long-term rentals are legally defined as contracts of 3 years minimum, even if your lease explicitly states a shorter term. Both parties can mutually agree to terminate earlier, but otherwise, the tenant is protected during the 3-year window.

2. Key Components of the Contract

1. Parties: Full names, AFM numbers, and addresses of both landlord and tenant.
2. Address & Description: Full details of property, size, amenities, and condition.
3. Duration: Contract start and end date; terms of renewal.
4. Rent & Payment Terms: Monthly rate, deposit, due dates, payment method (bank transfer is standard).
5. Utilities & Expenses: Outline who covers water, electricity, gas, building expenses, internet, and other costs.
6. Inventory: List of furniture/fixtures and condition for furnished rentals.
7. Termination Clauses: Notice periods for early termination (usually 1 month from either side if agreed upon, unless covered by exceptional circumstances).

3. Rights and Changes in the Contract

• Rent Increases: Controlled by law; can be indexed to inflation or agreed at contract signing, but sudden hikes are prohibited during the standard lease period.
• Subletting: Usually prohibited without landlord permission, but flexible in practice for flatsharing scenarios if pre-agreed.
• Pets: Increasingly negotiable, but clarity in the contract is advised for both sides.

4. Ending the Lease

Tenant may terminate early with typically 1-3 months’ notice, but always check contract terms. Landlords may only evict under strict circumstances (non-payment, property misuse, etc.).

5. Furnished vs. Unfurnished Rentals

• Furnished: Includes basic furniture, appliances, possibly kitchenware. Great for short-mid term stays but pricier.
• Unfurnished: May be delivered entirely bare, even without major appliances. Check precisely what is included—sometimes even light fixtures are removed!

Utilities and Living Costs Beyond Rent

Carefully budgeting for utilities and other living expenses ensures you can enjoy Greek life stress-free. Most long-term rentals, unless stated otherwise, do not include utilities.

1. Primary Utilities

• Electricity: €0.16–€0.25/kWh, with a typical monthly bill for a two-bedroom flat in the €40–€90 range, spiking in winter if using electric heaters or summer for air-conditioning.
• Water: €10–€25/month for modest usage.
• Natural Gas: Used in cities for heating and cooking—averages €30–€100/month in winter.
• Heating Oil: In rural and island homes, common for winter heat.
• Internet/Phone: Broadband (ADSL or fiber) €25–€40/month, with top providers being OTE/Cosmote, Vodafone, and WIND.
• Building Maintenance Fees: Mostly in apartment blocks, covering cleaning, elevator, repairs, and sometimes central heating; budget €20–€100/month.

2. Council Taxes and TV Fees

• “DEI” Bill: The main electricity bill may also include municipal taxes and public TV/radio fees. These are typically the tenant’s responsibility in long-term rentals.

3. Insurance

Tenant insurance is not mandatory but recommended, covering contents and liability for a modest premium (€80–€200/year).

4. Tips on Utility Transfers

• Account Names: Utility bills may remain in the landlord’s name, but ideally, the account should be transferred to the tenant for long-term rentals.
• Deposit for Utilities: Some providers may require a new deposit if the name changes.
• Reading Meters: Always record meter readings at move-in and move-out to avoid disputes.

Tenant Rights and Responsibilities in Greece

Greek law is broadly tenant-friendly, but it’s vital to understand your rights and duties to avoid misunderstandings with your landlord.

1. Tenant Rights

• Security of Tenure: Tenants have the right to occupy the property for the full agreed term (default is 3 years by law, even if contract states less).
• Rent Restrictions: Landlords can only increase rent as agreed in the contract or linked to inflation indexes, not arbitrarily.
• Deposit Returns: The deposit must be returned at lease end, minus any damages or unpaid bills—normal wear and tear is not deductible.
• Peaceful Enjoyment: Landlord must respect your privacy and may only enter with notice except for emergencies.

2. Tenant Responsibilities

• On-Time Payment: Rent must be paid by the agreed date each month, usually via bank transfer.
• Property Care: Keep the apartment in good condition and promptly report any issues.
• Utilities: Payment of monthly utility bills unless otherwise agreed.
• Repairs: Tenants handle day-to-day repairs (e.g., lightbulb changes); landlords are responsible for property maintenance and “wear and tear” repairs not due to misuse.
• Subletting: Only possible with landlord’s consent unless expressly permitted in the contract.

3. Eviction Procedures

Evictions are strictly regulated. The landlord must have a legal reason (e.g., non-payment, property misuse), secure a court order, and offer due notice. Illegal “lock-outs” or intimidation practices are rare and prosecutable.

4. Dealing with Disputes

Disagreements are commonly resolved informally. If escalation is necessary, tenants can contact the Ombudsman for Consumer Protection or file a case in local civil court. Seek legal counsel or expat support forums for initial advice.

Cultural Tips and Common Pitfalls for Foreign Renters

Adapting expectations and understanding unwritten rules can make or break your long-term rental success in Greece. Here are critical cultural and practical insights:

1. Relationship Building

In Greece, personal rapport often supersedes contracts. Building a friendly, respectful relationship with your landlord—greeting neighbors, showing genuine interest in the area—can open doors, both literally and figuratively.

2. Don’t Expect Everything to be Perfect

• Older buildings may lack modern insulation, elevators, or central heating.
• Renovated properties can blend modern amenities with quirks (odd plumbing, tricky doors).
• If something isn’t as advertised, raise it immediately and politely for a prompt solution.

3. Negotiation is Normal

• Everything is negotiable—rent, deposit, including furniture, even payment deadlines—especially in low season.
• Don’t be afraid to make a lower monthly offer, especially for multi-year stays or when paying several months in advance.

4. Pet Policy

• Many Greeks traditionally prefer pet-free properties, but attitudes are changing. Always ask and offer reassurance regarding behavior, breed, or willingness to pay a slightly higher deposit.

5. Dealing with Utility Transfers

• Delays in utility transfer are common—be proactive, have all your documents ready, and anticipate a few weeks to get everything sorted.
• Landlords sometimes prefer to keep bills in their name, collecting a fixed amount or settling up each month—document any such arrangements in writing.

6. Deposits and Receipts

• Always demand a written receipt for deposit and each rent payment. Bank transfers are best, but even cash payments should be acknowledged in writing.
• Never hand over large sums without a contract or at least a signed pre-agreement.

7. Avoiding Scams

• Never send money or ID documents until you’ve seen the property and signed a contract in person or via a trusted agent.
• Scammers sometimes pose as “landlords” renting out properties they do not own, especially in over-subscribed island markets during high season.

Long-Term Rentals for Students and Investors

Different categories of foreign renters, such as students and property investors, face their own market realities and opportunities.

1. Students

• International Universities: Athens, Thessaloniki, and Patras host international faculties and attract many Erasmus and full-degree students.
• Rental Seasons: Autumn is busiest; start your search by August to avoid missing the best options.
• Type of Accommodation: Students choose between shared flats, private studios, or (rarely) on-campus housing.
• Costs: A single room in a shared flat in Athens or Thessaloniki: €250–€450/month; entire studio: €400–€700/month.
• Rental Contracts: Annual or academic-term leases are common; always clarify start/end dates and deposit return.
• Documents Needed: Proof of enrollment, AFM (Greek tax number), parental guarantee (sometimes).

2. Property Investors/Buy-to-Let Landlords

• Golden Visa: Purchasing property worth €250,000+ (rising to €500,000 in some areas in late 2024) grants residency—the property can be rented for long-term lets.
• Yields: Long-term rental yields range from 3–5% net in main cities, higher in up-and-coming suburbs or student towns.
• Legal Framework: Protection is strong—leases are enforceable both for landlords and tenants. Investors seeking to rent to foreigners find a large market, particularly in furnished sectors targeting expats, nomads, and remote workers.

Frequently Asked Questions About Greek Long-Term Rentals

Can non-EU citizens rent property in Greece?

Yes. There are no restrictions for long-term rentals, though you will need a Greek Tax ID (AFM) and a valid visa for stays over 90 days. Ownership is more regulated in some border zones but does not affect long-term renting.

How much should I budget for a 2-bedroom apartment in Athens?

Central areas: €700–€1,200/month. Suburbs: €500–€1,500/month depending on proximity to transport, seafront, and amenities. Additional costs include around €100–€200/month for utilities.

Are utilities included in rent?

Usually not for long-term rentals; always confirm with the landlord. For short-term or AirBnB-style lets, utilities are often included, but for stays over 6 months, separate billing is the norm.

Do I need a Greek bank account?

Not strictly, but most landlords prefer rent paid by Greek bank transfer. Some will accept international transfers or cash, especially for foreigners. Opening a Greek bank account can simplify matters for utility payments and deposits, but it can be bureaucratic—bring a passport, visa, AFM, and proof of address.

How long does the rental process take?

For an unfurnished or mid-range apartment in Athens, expect 1–4 weeks from viewing to move-in. In high-demand areas or islands during summer, plan ahead by at least one month.

What is the standard notice period?

One month is typical but always check your contract. Some landlords may require two to three months’ notice; reciprocally, they are subject to the same terms unless a tenant has committed a significant breach.

Do I need a lawyer?

Not mandatory for typical leases, but advisable for high-value contracts, commercial agreements, or if you do not read Greek. Larger estate agencies provide bilingual contracts and staff familiar with expat needs.

Conclusion: Embracing the Greek Lifestyle

Long-term renting in Greece opens a gateway to a unique blend of history, hospitality, and modern European living. The options for foreigners are broad, accommodating every taste and budget—from vibrant city pads and island retreats to mountain hideaways and co-living communities.

The process begins with sorting out your legal paperwork (especially your AFM and visa status), followed by diligent house-hunting via a mix of online tools and on-the-ground networking. Understanding contracts, budgeting accurately, and building respectful landlord-tenant relationships will lead to a harmonious Greek stay, whether your adventure lasts a year, or a lifetime.

With patience, a dash of flexibility, and a willingness to embrace Greek culture, your dream of long-term living in Greece can become an enduring reality. This diverse, welcoming country has much to offer, and each region reveals new flavors, friendships, and adventures. Kalo riziko—may your new Greek home bring you joy, comfort, and unforgettable memories.