Quick summary: The Greece Golden Visa grants you residency rights but does not grant employment rights, and does not automatically open access to the public healthcare system. Living in Athens is genuinely pleasant compared to Western Europe in terms of climate, transportation, and cost of living, but your first year will revolve around three things: administrative paperwork, older buildings than you might expect, and a way of life that shuts down seasonally.
Most Vietnamese investors obtain the Greece Golden Visa to hold a Schengen card, not intending to relocate. However, an increasing number of families—especially those with children approaching secondary school—are now asking a different question: what if we actually moved to Athens?
Here is something counterintuitive that we often need to say upfront: the property you buy to obtain the visa is usually not the property you want to live in. An investment property is chosen based on price, return on investment, and rental potential. A home is chosen based on your child's school, proximity to the coast, and whether the building has an elevator. These two criteria rarely align.
What the Golden Visa grants, and what it does not
Before discussing relocation, you need to understand what the card actually allows. Many misunderstandings begin here.
| You can | You cannot, or it has conditions |
|---|---|
| Legally reside in Greece with card renewal every 5 years | Work as an employee for a Greek company |
| Travel within the Schengen area under the 90/180-day rule | Live and work in other Schengen countries |
| No minimum number of days required to be present | Automatically access public healthcare like those paying social insurance |
| Bring your spouse, children under 21, and parents of either spouse | Rent the property used for the Golden Visa application on a short-term basis |
| Establish a business, hold shares, or serve on a board | Automatically progress toward citizenship simply by holding the card |
That last line in the right column is often glossed over. Greek law since 2024 prohibits short-term rentals of properties used for Golden Visa applications, such as Airbnb. Violations can result in heavy fines and visa revocation. If your plan is "stay a few months, rent to tourists the rest of the year," that plan is no longer legal.
The same applies to citizenship. To obtain Greek citizenship, you must actually reside there for several years, pass a Greek language test, and demonstrate cultural knowledge. Holding the card while living in Vietnam will not get you there. For details on current investment levels, see the Greece country page and the article Greece Restructures Golden Visa Tiers by Region.
Three ID Numbers You Must Have Before Doing Anything Else
Greek administration revolves around three types of ID numbers. Missing one will stall your progress.
- AFM — tax ID number. Required to buy property, open a bank account, sign utility contracts, and rent a home. Golden Visa buyers usually have an AFM from the purchase transaction, but spouses and adult children should obtain one as well.
- AMKA — social security number. Needed when visiting doctors at many facilities, when children enroll in school, and when filling prescriptions. Even those not working may qualify for a temporary number in certain cases; procedures change over time, so consult a lawyer first.
- Gov.gr account (Taxisnet) — government e-services portal. Many services are now online only, though the interface is primarily in Greek.
A common stumbling block: the address registered on your AFM is the address of the investment property, while your family may be renting elsewhere. Tax authority correspondence goes to the old address and goes uncollected. When you move in permanently, your first task should be to update your contact address.
Choosing a Neighborhood in Athens: There Is No "Best"—Only What Fits
Athens is larger than many realize: the metropolitan area stretches from mountains to sea. Vietnamese families typically weigh several neighborhood groups.
Southern Coast: Glyfada, Voula, Vouliagmeni
This is a popular choice for families with children who enjoy the beach. Flat terrain, sidewalks, many restaurants, closer to the airport than the city center. Summer is crowded; rental prices are above the city average. Access to the city center is by tram or car.
North: Kifisia, Marousi, Chalandri
Cooler in summer due to proximity to the mountains, with abundant greenery and many single-family homes with yards. Close to several major international schools. No beach; most daily activities require a car.
City Center: Kolonaki, Pangrati, Koukaki
Urban living: walk to cafés, museums, markets. Homes are typically apartments in older buildings. Suits older couples or those who enjoy city life; less suitable for families with young children needing playgrounds.
Advice from those who went before: rent for at least six months, through one summer and one winter, before deciding to buy a second home. Summer and winter Athens are two different cities.
Athens Apartments: Details Not in the Promotional Photos
Most housing in Athens was built between the 1960s and 1980s. Five- or six-story buildings with uniform facades and long balconies. Interior renovations can be beautiful, but the building structure remains old.
Questions to ask when viewing properties:
- Does the building have an elevator? Many older buildings do not, or the elevators are very small. For elderly parents, this is a dealbreaker.
- What is the heating system? Older buildings often use central oil heating, with costs split by unit and operation limited to certain hours determined by the entire building. A unit with its own air-to-air heat pump offers more independence.
- What is the monthly common area fee (koinochrista), and what does it cover? This fee can fluctuate significantly by season, as it includes heating.
- Sun exposure and insulation. A west-facing unit on the top floor can be unbearably hot in summer. Single-pane windows mean colder winters than you might expect.
- Parking. In the city center and coastal areas, having no dedicated parking space is routine.
If you need a framework on deposits, guarantors, and common rental scams abroad, the article renting for the first time abroad has a fairly comprehensive checklist.
Healthcare, Schools, and Daily Rhythms
Healthcare
The Golden Visa requires private health insurance, and in practice, this is how cardholders seek care. Athens has many quality private hospitals and clinics; English-speaking doctors are fairly common in the private sector.
The public healthcare system (ESY) operates primarily for those paying social insurance contributions. Emergency rooms will still admit you in emergencies, but routine checkups and chronic disease management are best handled through private insurance. We do not advise on insurance; read your policy carefully, especially age limits and pre-existing conditions. The article public and private healthcare under residency programs explains this in more detail.
Schools
Greek public schools teach in Greek and are tuition-free; young children adjust, but those in secondary school or older will struggle significantly. Most Vietnamese families choose international schools, concentrated in the north and southern coastal areas. Waiting lists at well-regarded schools can be long; contact schools well before the academic year.
Daily Life
Athenians dine late, small shops may close for lunch, and August is when the entire city goes to the islands. Many government offices nearly shut down in mid-August. If you need to handle paperwork, do not schedule it for this time.
The Downsides: What Few People Mention When Selling the Golden Visa
- You cannot work as an employee. Those seeking employment in Greece need a different residency permit. For many families, this is why a spouse feels unfulfilled after a few months.
- Administration is slow and document-dependent in Greek. Local lawyers and accountants become recurring expenses, not one-time costs.
- Summers are intensely hot. Extended heat waves are now routine; wildfires in the Attica region happen almost every year. A property with good air conditioning is a necessity, not a luxury.
- Tax obligations may arise when living there. Staying 183 days or more per year may make you a Greek tax resident. We do not advise on taxes—work with an accountant before relocating, not after.
- The Vietnamese community is small. Compared to Germany, France, or the Czech Republic, Vietnamese people in Greece are few. You will need to make more effort to build a network. The article Vietnamese communities abroad discusses this further.
Checklist for Your First Three Months in Athens
- [ ] Update your contact address on your AFM for all family members
- [ ] Create a government e-services account; ask an accountant to walk you through it the first time
- [ ] Open a Greek bank account (bring passport, residency card, AFM, proof of address)
- [ ] Consult a lawyer about AMKA for each family member
- [ ] Register with a family doctor or private clinic; save the emergency numbers 112 and 166
- [ ] Review your health insurance policy: coverage, network hospitals, out-of-pocket limits
- [ ] Submit school applications for your children; ask about orientation visits before the school year starts
- [ ] Mark renewal dates for your Golden Visa and each person's passport
- [ ] Learn a few dozen basic Greek phrases: greetings, thank you, numbers
Next Steps
If you are considering the shift from "holding the card" to "actually living there," start with a two- to three-week trial visit in January or February—when Athens is least attractive. Visit schools, commute during peak hours, rent an apartment in your target neighborhood.
If you still want to move, then work with specialists in taxes, insurance, and education to map out the full picture. To estimate your initial investment costs, you can use the investment cost calculator.
