The Greek Golden Visa for US citizens
US citizens apply as third-country nationals on the same thresholds as everyone. The differences are practical: the US taxes and reporting that stay with you, and visa-free entry for 90 days in any 180.
578
Sources count differently: the figure is indicative.
What stays the same
- The same thresholds: €800,000, €400,000 and €250,000, depending on the area and the type of property.
- A five-year permit, renewable, with no minimum stay in Greece.
- One property, and a ban on short-term letting on platforms such as Airbnb.
What matters to US citizens
US tax stays
A US citizen is taxed on worldwide income wherever they live. The Golden Visa does not by itself make you a Greek tax resident and does not change your US obligations. See does the Golden Visa make you a tax resident.
Reporting foreign accounts
According to tax advisers, FBAR (FinCEN 114) is due when foreign accounts exceeded $10,000 at any point in the year. The Form 8938 threshold depends on filing status and residence (sources give $200,000 at year-end and $300,000 at any time): check the IRS instructions.
Rent in Greece
Rental income from Greece is reported in both Greece and the US (on Schedule E in the US); Greek tax paid can generally be claimed as a credit (Form 1116). Sources say the US–Greece treaty is narrow and does not exempt you from filing a US return. Rates: the ROI calculator.
Travel in the Schengen area
US citizens enter the Schengen area without a visa for 90 days in any 180. The permit lets you live in Greece, while the same 90/180 rule applies in other Schengen states: travelling in Europe with the Golden Visa.
The rules of the programme are the same for citizens of all countries outside the EU and the EEA. Entry, the transfer of funds and the preparation of documents differ. Before a deal we check the details against current law.
Investment thresholds
- €800,000€800,000 is the threshold for the most sought-after locations: Attica with Athens, Piraeus and the Athens Riviera, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents.
- €400,000€400,000 is the threshold for all regions of Greece except the most sought-after ones: the mainland outside Attica and Thessaloniki and small islands with up to 3,100 residents.
- €250,000€250,000 is the reduced threshold. It applies anywhere in Greece, including central Athens, but only to two kinds of property: premises converted to residential use and listed historic buildings being restored.
For Russian citizensFor Turkish citizensFor Chinese citizensFor Ukrainian citizensFor UK citizensFor Israeli citizensFor Lebanese citizens
Let us review your case
Leave a request: we check the origin of funds and the entry route and select a property for the threshold.
Where to start on your own
Frequently asked questions
Frequently asked questions
Do US citizens need a visa to travel to Greece?
Not for short trips: US citizens can stay in the Schengen area without a visa for up to 90 days in any 180. To live in Greece for longer you need a residence permit, for example through the Golden Visa.
Does the Golden Visa change my US taxes?
No. A US citizen remains a US taxpayer on worldwide income. The Golden Visa does not make you a Greek tax resident automatically; tax residence depends on where you live and your centre of interests.
Do I have to report a Greek account and property in the US?
Foreign accounts may fall under FBAR and Form 8938, and rental income goes on your return. The exact thresholds and forms depend on your situation: confirm with a tax adviser who knows both systems.
Which threshold should I choose?
It depends on the area and the type of property: €800,000 in Attica, Thessaloniki and other high-demand zones (from 120 m²), €400,000 elsewhere, €250,000 for converted non-residential property and restoration. Check the threshold finder.