Americans can get the Greece Golden Visa by buying one qualifying Greek property at EUR 800,000 in Attica, Thessaloniki, Mykonos, Santorini and larger islands, EUR 400,000 in the rest of Greece, or EUR 250,000 on a completed conversion or listed-building restoration. The result is a renewable five-year residence permit with no minimum stay. It is not citizenship, and it does not end US tax filing.
Plan-B Outbound Migration Consultancy is a US-headquartered firm in Beverly Hills, operating since 2009, led by founding partner Calvin S. Mazlumyan, Esq., a California licensed immigration attorney, Series 65 Investment Advisor Representative and Investment Migration Council member. We coordinate Greece and Portugal Golden Visa files for US and Canadian families from the United States. Another useful read is build apps with ai.
That US base matters for this program. Americans tell us they hesitate to send tax returns and bank statements to a foreign-only agency. We handle tax IDs, bank accounts, apostilles and document processing as one concierge file, with a complimentary 30-minute consultation up front. Related reading: phone companion for seniors.
This guide covers the 2026 zone tiers, where Americans actually buy, family inclusion, the full cost for a family of four, the step-by-step filing, permit rules, the US tax layer, the citizenship path and when Portugal is still the better Plan B. Nothing here is legal or tax advice, and no advisor can guarantee approval. Hiyam covers this in more depth.
| Key fact | Greece Golden Visa, as of September 2026 |
|---|---|
| Legal basis | Article 100, Migration Code (Law 5038/2023), amended by Article 64 of Law 5100/2024 |
| Minimum investment | EUR 800,000 (high-demand zones), EUR 400,000 (rest of Greece), EUR 250,000 (conversion or listed building) |
| Property rule | One property, at least 120 square meters main area for standard purchases |
| Permit | Five years, renewable indefinitely while the investment is held |
| Minimum stay | None |
| Family | Spouse or partner, children under 21 (extendable to 24), parents of both spouses |
| Work rights | No employment as an employee |
| Short-term rental | Prohibited for Golden Visa properties |
| Citizenship | Naturalization after seven years of actual residence, with language and culture exams |
| US tax | Form 1040, FBAR and often Form 8938 continue |
Can Americans get a Greece Golden Visa, and are there US-specific rules?
Yes. US citizens qualify as third-country nationals once they buy a qualifying property, hold private Greek health insurance and show a clean criminal record. Greece adds no US-specific restrictions or extra steps. The American-only layer sits on the US side: FATCA questions at Greek banks, source-of-funds proof for wired dollars and IRS filing that never stops. See this Vision guide for more on this.
One point most agency pages skip: a US passport already gives you 90 visa-free days in every 180 across the Schengen Area, as the State Department confirms on its Greece country page. The Golden Visa is not about visa-free travel.
The real value for Americans is different. The permit lets you stay in Greece beyond the 90-day cap, live there full time if you choose, bring family on one investment and keep that right for as long as you hold the property. Another useful read is Assistantly.
Other benefits worth weighing: access to private healthcare and Greek or international schools, long-term rental income from the property, a lower published entry point than most EU programs outside the EUR 800,000 zones, and a Schengen residence card that simplifies short stays in the other 28 member states. Related reading: Games Like Choices.
The Ministry of Migration and Asylum publishes the official checklist on its Golden Visa documents page. Treat it as a filing list, not the live threshold table, because the English page lags the 2024 amendment.
What are the Greece Golden Visa investment tiers by region in 2026?
As of September 2026, the Greece Golden Visa real estate minimum is EUR 800,000 in Attica, the Thessaloniki regional unit, Mykonos, Santorini and islands with more than 3,100 residents, EUR 400,000 everywhere else, and EUR 250,000 only for a completed commercial-to-residential conversion or a listed-building restoration. Standard purchases must be one property of at least 120 square meters. real costs covers this in more depth.
| Route | 2026 working rule | US planning note |
|---|---|---|
| High-demand real estate | EUR 800,000 in one property: Attica, Thessaloniki regional unit, Mykonos, Santorini, islands over 3,100 residents | 120 m2 of main living area. Parking, storage and balconies do not count |
| Rest of Greece | EUR 400,000 in one property | Same single-property and 120 m2 rules |
| Conversion to residential | EUR 250,000 if the change of use is legally completed before filing | A property that "could be converted" does not qualify |
| Listed building restoration | EUR 250,000 on a designated listed asset, any zone | Restoration must be finished before first renewal |
| Other assets | Greek bonds, bank deposits, funds and hotel or tourism leases exist in the law | Confirm live categories with Greek counsel. PFIC issues for Americans |
You cannot stack two cheaper apartments to reach a threshold, and you cannot buy an undivided share with another investor to split one. The price must be paid in full through banking channels, which is why Greek mortgages play no role in the qualifying amount.
Henley & Partners, Immigrant Invest, Get Golden Visa and Astons all publish solid overviews. Several still headline EUR 250,000 as if every Athens apartment qualified. It does not. Confirm the zone and the deed before you treat a listing as eligible.
Where do Americans buy in Greece, and how does the zone change the minimum?
Most American buyers choose Athens, Thessaloniki, Crete, Corfu and the Peloponnese. Athens, Thessaloniki, Crete, Corfu and Rhodes all sit in the EUR 800,000 zone because of the Attica, Thessaloniki or 3,100-resident island rules. The Peloponnese, mainland Halkidiki and small islands under 3,100 residents stay at EUR 400,000, which is where value-focused US files usually land.
The zone test is geographic, not price-based. A EUR 450,000 apartment in central Athens fails because Attica requires EUR 800,000. The same money in Nafplio or Kalamata in the Peloponnese clears the EUR 400,000 bar.
Athens and Thessaloniki appeal to Americans who want urban living, airports and long-term tenants. Crete and Corfu attract retirees and second-home buyers, but both islands exceed 3,100 residents, so budget EUR 800,000.
The Peloponnese, the Pelion peninsula, Evia outside the islands rule and mainland Halkidiki offer coastal property at EUR 400,000 with the same permit. For a US buyer who does not need Athens, that is a EUR 400,000 difference in capital at risk.
Rental yield also depends on zone. Because Golden Visa properties cannot be listed on short-term platforms, model long-term lease income only. Athens long lets support that model better than a seasonal island home that sits empty eight months a year. dementia care support covers this in more depth.
Who can be included as family members on a Greece Golden Visa?
One qualifying investment covers the main applicant, a spouse or registered partner, unmarried children under 21, and the parents of both spouses. Children can usually extend on their own permit until 24. Every family member needs private Greek health insurance, apostilled civil documents and a separate fee, but nobody needs to invest separately or live in Greece.
Greece is one of the few EU programs that includes the parents of the spouse, not only the investor's parents. For American couples caring for aging parents, that single rule often decides between Greece and Portugal.
Dependents receive the same five-year card tied to the investor's permit. If the investor sells and loses status, every dependent loses status too.
Children who turn 21 during the permit can apply for an independent three-year extension to age 24. After that they need their own basis to stay, such as study, work or their own investment.
How much does the Greece Golden Visa cost in total for a US family of four?
Budget roughly 9% to 12% above the purchase price. For a US family of four buying a EUR 400,000 resale home, that means about EUR 435,000 to EUR 450,000 all-in as of September 2026: 3.09% transfer tax, notary, legal, registry and agent fees, government permit fees, insurance and translations, before any advisory fee.
| Cost line | Typical figure, as of September 2026 | Worked example, EUR 400,000 resale |
|---|---|---|
| Property purchase | EUR 400,000 or EUR 800,000 by zone | EUR 400,000 |
| Transfer tax | 3.09% on resales; 24% VAT can apply to new builds (VAT suspension widely reported through 2026, confirm) | EUR 12,360 |
| Notary | About 1% to 1.5% plus VAT | EUR 4,000 to EUR 6,000 |
| Greek lawyer | About 1% to 2% plus VAT | EUR 4,000 to EUR 8,000 |
| Land registry and cadastre | About 0.5% to 0.7% | EUR 2,000 to EUR 2,800 |
| Buyer's agent | Commonly 2% plus 24% VAT | About EUR 9,900 |
| Government permit fees | EUR 2,000 for the investor, EUR 150 per adult dependent, EUR 16 per electronic card [confirm minor fees] | About EUR 2,200 |
| Private health insurance | Roughly EUR 300 to EUR 800 per person per year | EUR 1,200 to EUR 3,200 |
| Apostilles and translations | EUR 500 to EUR 1,500 per family | About EUR 1,000 |
| Estimated total | Purchase plus roughly 9% to 12% | About EUR 435,000 to EUR 450,000 |
Annual holding costs continue: ENFIA property tax, insurance renewals, utilities and any building fees. Renewal every five years repeats the government fee and the insurance proof.
We do not publish a flat advisory price here because every file differs by zone and family size. Bigger international brands and law firms generally charge more than we do, and we quote the full scope in the free consultation.
What is the step-by-step Greece Golden Visa process and timeline for Americans?
The Greece Golden Visa process runs in eight steps: Greek tax number (AFM), Greek bank account, power of attorney, property due diligence and purchase, electronic application through the ministry platform, biometrics in Greece, the blue receipt, and card issuance. Americans usually need one or two trips, and total time from offer to card commonly runs 6 to 12 months.
Sign a power of attorney for a Greek lawyer, notarized and apostilled in the United States, so most steps can run without you present.
Obtain your Greek tax number (AFM) through that lawyer. We handle this step for clients the same way we helped Jason C. secure his Portuguese tax ID with minimal work on his end.
Open a Greek bank account. Expect FATCA forms and questions. Some Greek banks are reluctant with US persons, so we pre-screen which branches accept American clients.
Wire funds from your US account with source-of-funds evidence: tax returns, sale contracts or brokerage statements. The purchase price must be paid by bank transfer, never cash.
Complete title, planning, 120 m2 and change-of-use due diligence, then sign the notarial deed and register it at the land registry.
File electronically through the ministry platform with the deed, payment proof, insurance, FBI background check and family documents, all apostilled and translated into Greek.
Attend a biometrics appointment in Greece. On submission you receive the blue receipt (bebaiosi), which lets you stay in Greece legally while the file is processed.
Collect the five-year card. Attica and Thessaloniki offices have reported the longest backlogs; smaller regional services often move faster.
Required documents mirror the ministry list: valid passport, application form, proof of purchase and payment, private health insurance, criminal record certificate, passport photos, fee receipts, and marriage or birth certificates for dependents.
Two US-side frictions to plan for: currency exposure while dollars sit in euro accounts, and the fact that Greek lenders rarely finance non-residents, so Americans fund the full price from US liquidity.
Do I have to live in Greece to keep the visa, and what rules keep it valid?
No. The Greece Golden Visa has no minimum stay requirement. The permit lasts five years and renews indefinitely as long as you still own the qualifying property. You cannot work as an employee, cannot list the property on short-term rental platforms, and lose the permit if you sell without replacing the investment at the current threshold.
The employment ban covers salaried work for a Greek employer. Owning a Greek company, investing or earning remote US income is a different analysis that needs Greek counsel.
The short-term rental ban carries reported fines of EUR 50,000 and revocation. Long-term leases of a year or more remain allowed and are the only safe yield model.
If you sell and buy a replacement property, the new asset must meet the threshold in force on the new purchase date, not the one you entered under.
Spending more than 183 days a year in Greece can make you a Greek tax resident even though the permit never required it. Decide your calendar before you decide your property.
Does holding a Greek Golden Visa change my US tax obligations?
A Greek Golden Visa changes nothing about your IRS status. You still file Form 1040 on worldwide income, report Greek accounts on the FBAR once combined foreign balances pass USD 10,000, and often add Form 8938. Greek rental income goes on Schedule E, and Greek funds or bonds used as alternative routes can trigger PFIC reporting.
The account you open to pay for the property will almost certainly cross the FBAR threshold the day the purchase money lands. The IRS explains the filing on its FBAR reporting page. Penalties for missing it are far larger than the Greek fees.
Form 8938 under FATCA has higher thresholds that depend on filing status and residence, but a EUR 400,000 purchase funded through a Greek account commonly reaches them in the purchase year.
Greek rental income is taxed in Greece first, then reported in the US with a foreign tax credit. The foreign earned income exclusion does not cover rent or investment returns.
Greece has a Social Security totalization agreement with the United States, in force since 1994 and listed on the SSA agreements page. It coordinates contributions if you ever work in Greece. It does not cancel income tax filing.
Does Greece tax US retirement income like Social Security, 401(k) and IRA withdrawals?
Only if you become a Greek tax resident, usually by spending more than 183 days there. Holding the permit alone does not make Greece tax your Social Security, 401(k) or IRA. Qualifying foreign pensioners who move their tax residence can elect Greece's 7% flat tax on foreign income for 15 years, but the IRS still taxes that income too.
The 7% regime requires that you were not a Greek tax resident in five of the previous six years and that you transfer tax residence from a country with a cooperation agreement, which includes the United States.
The US-Greece income tax treaty dates from 1950. It does not stop the IRS from taxing US citizens on worldwide income, so Greek relief reduces Greek tax, not US tax. Review the US-Greece treaty documents with a cross-border CPA.
In practice, a retired American couple on the 7% regime pays Greece 7% and the US its normal rate, with foreign tax credits reconciling the two. Whether that nets out well depends on state tax, Roth balances and pension type.
Can Americans get Greek or EU citizenship through the Golden Visa?
Yes, but only through ordinary naturalization, not through the investment. Greece requires seven years of lawful, actual residence, Greek tax residency during that period, a B1-level Greek language exam and a test on history and culture. Golden Visa years count only when you genuinely lived in Greece, so a no-minimum-stay permit on its own never ripens into a passport.
This is the biggest gap between brochure language and Greek nationality law. The Golden Visa is residency by investment. Greece has never operated citizenship by investment.
A Greek passport also brings US-side consequences: no loss of US citizenship, but continued US filing, and potential exit-tax analysis only if you ever renounce. Most of our clients want the EU card, not the passport.
If a shorter citizenship clock matters more than a Greek home, compare the Portugal Golden Visa citizenship timeline, which has its own legislative uncertainty.
What changed in Greek Golden Visa law between 2024 and 2026?
Law 5100/2024 rewrote the program from 31 August 2024: zone-based EUR 400,000 and EUR 800,000 thresholds, a single-property rule, a 120 square meter minimum, a short-term rental ban with fines, and EUR 250,000 conversion and listed-building routes. Confirm live thresholds against the Government Gazette on your signing date, because Greek housing policy debate has continued through 2026.
Before the 2024 reform, EUR 250,000 bought a permit almost anywhere, and investors could combine small units. Those files are grandfathered. New American buyers cannot copy them.
The transition window allowed buyers who paid a 10% deposit by 31 August 2024 to close under old rules by year-end 2024. That window is closed.
Through 2025 and 2026, the practical changes were operational: full electronic filing, longer card queues in Attica, and tighter checks on whether conversion projects were truly completed before filing.
Treat ministerial announcements about future tax or housing measures as watch items. Nothing binds until it is published in the Gazette. Do not structure a purchase on a speech.
Is Greece or Portugal the better Golden Visa for Americans?
Greece wins when you want a Greek home you will actually use, no minimum stay and a lower published entry point outside the EUR 800,000 zones. Portugal wins when you want a fund-based Schengen Plan B without becoming a landlord and a potentially shorter citizenship clock. We usually model both before any deposit leaves the United States.
| Topic | Greece Golden Visa | Portugal Golden Visa |
|---|---|---|
| Qualifying asset | One property, EUR 400,000 or EUR 800,000 by zone (EUR 250,000 exceptions) | EUR 500,000 CMVM-regulated fund; real estate no longer qualifies |
| Minimum stay | None | About seven days in year one, fourteen days per two-year period |
| Family | Spouse, children under 21, parents of both spouses | Spouse and dependent children on one investment |
| Work rights | No employment | Not a work permit |
| Processing | Commonly 6 to 12 months to card | AIMA delays of 18 to 30 months reported |
| Citizenship | Seven years of actual residence, exams | Multi-year path, rules under legislative debate |
| US tax | Worldwide filing, FBAR, rental reporting | Worldwide filing, FBAR, PFIC analysis on the fund |
For the Portugal side, our Portugal Golden Visa guide for Americans covers the fund route and US filing, and the Portugal Golden Visa pros and cons page gives the honest tradeoff sheet.
Americans who rank speed and simplicity above property should also read our comparison of the easiest Golden Visa programs for Americans before choosing a country.
FAQ
Can I buy property in Greece and still get residency?
Yes, if the property meets the 2026 rules: one property, EUR 800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands over 3,100 residents, EUR 400,000 elsewhere, at least 120 square meters, paid in full by bank transfer. Buying first and asking later is the most common mistake we see. Check the zone, the square meters and the deed before any deposit.
How much does a Greek Golden Visa cost for a family of four?
As of September 2026, roughly EUR 435,000 to EUR 450,000 all-in on a EUR 400,000 resale, or about EUR 870,000 to EUR 900,000 on an EUR 800,000 purchase, before advisory fees. That covers 3.09% transfer tax, notary, legal, registry and agent fees, EUR 2,000 plus per-dependent government fees, insurance and translations. Expect ongoing ENFIA property tax and renewal costs every five years.
Does Greece tax US retirement income?
Not unless you become a Greek tax resident, generally by spending more than 183 days a year in Greece. If you do move your tax residence, Greece's 7% flat tax regime for foreign pensioners can apply for 15 years. The IRS keeps taxing the same income, and foreign tax credits reconcile the two. Holding the card alone creates no Greek tax on Social Security, 401(k) or IRA income.
Can a US citizen move to Greece permanently on a Golden Visa?
Yes. The permit allows unlimited stay in Greece and renews every five years while you own the property, so permanent living is possible without a work permit. Full-time residence triggers Greek tax residency and the 183-day analysis. If citizenship is the long goal, seven years of actual residence plus exams apply. Our second residency guide for Americans maps the relocation side.
How long does processing take in 2026, and how many trips to Greece are required?
Most American files run 6 to 12 months from accepted offer to card, with Attica and Thessaloniki offices reporting the longest queues. Plan on one trip for biometrics, which can be combined with the property closing, and sometimes a second for card collection. A power of attorney handles the tax number, bank account, purchase and electronic filing while you remain in the United States.
Next step
If you are comparing the Greece Golden Visa for Americans, pick the outcome first: a Greek home you will use, or a fund-based Portugal Plan B. Then match the 2026 zone to one qualifying property, and book immigration, Greek title and US tax reviews before any deposit leaves your account.
Plan-B Outbound Migration Consultancy has operated since 2009 from Beverly Hills, with a second office in Vancouver, under a California licensed immigration attorney. We helped Maggie K. go from asking "What's an Apostille Stamp?" to holding an EU Golden Visa in under a year, and we run Greece files with the same A to Z concierge model. See how we compare in our review of the best Golden Visa consultants for Americans.
If you want to talk through your options with a US-based specialist, you can schedule a free 30-minute consultation here.
Disclaimer: General information only, not legal or tax advice. Immigration and tax rules change. Confirm all requirements with licensed US, Greek, and (if relevant) Portuguese professionals and official government sources before applying, investing, or relocating. No outcome is guaranteed.