Can a US citizen apply for the Greece Golden Visa?

Yes. Americans are eligible as non-EU nationals. There is no separate nationality surcharge or higher investment threshold for a US citizen.

What is the minimum Greece Golden Visa investment for Americans?

€250,000 is the lowest qualifying property amount, limited to a commercial-to-residential conversion or listed-building restoration. A standard property starts at €400,000, or €800,000 in the high-demand zones.

Can Americans buy property in Greece?

Yes, subject to the usual conveyancing rules and any location-specific restrictions. Buying property and qualifying for the Golden Visa are separate questions: the property must also meet the correct route, value, size, use and payment conditions.

Do I have to live in Greece to keep the Golden Visa?

No. The permit has no minimum-stay requirement for renewal. You must retain the qualifying investment and renew the residence cards every five years.

Can my family be included?

Yes. The permit can cover a spouse or registered partner, unmarried children under 21, and the parents of the investor and spouse or partner without another qualifying investment.

Can a Greek Golden Visa holder work in Greece?

The investor residence permit does not provide access to employment in Greece. It grants residence and travel rights, not an unrestricted right to take a Greek job.

Does the Greece Golden Visa lead to citizenship?

It can support a future citizenship application only if the separate naturalisation conditions are met, including actual residence. Holding the investment with zero days in Greece does not by itself create citizenship eligibility.

Will the Golden Visa reduce my US taxes?

Not by itself. US citizens remain subject to US worldwide-income and reporting rules. Greek tax residence is a separate analysis and is not created automatically by the permit.

Greece Golden Visa for Americans

Greece Golden Visa for Americans is a five-year renewable residence-by-investment route with no minimum stay. This 2026 guide explains eligibility, investment options, costs, the application process, US tax issues, and the legal assistance and support available from Aegalis.

Check your eligibility Get assistance and support

Last checked 2026-08-14.

Illustrative image generated for Aegalis; not a listed property.

The short answer

Greece Golden Visa for Americans: key facts

US citizens can qualify on the same terms as other non-EU nationals. Investment routes begin at €250,000, the residence card is issued for five years, and there is no minimum-stay rule for renewal.

From €250,000: minimum qualifying route
5 years: renewable residence card
0 days: minimum stay to renew
3 generations: eligible family coverage

Selected investment options

Common Greece Golden Visa investment options for US citizens

This comparison highlights four common routes and is not exhaustive. The thresholds are nationality-neutral, but the best Greek route can be the wrong US tax route. Compare the asset, location and compliance work before comparing price alone.

Route	Minimum	Where / condition	American planning point
Change of use or listed-building restoration	€250,000	Anywhere in GreeceCommercial-to-residential conversion or listed-building restoration only	Property classification is usually simpler than a pooled foreign fund, but the ownership structure still matters.
Real estate outside the high-demand zones	€400,000	Outside the high-demand zonesOne property with at least 120 m² of main areas	The lowest straightforward purchase of a completed qualifying home.
Real estate in a high-demand zone	€800,000	Attica, Thessaloniki, Mykonos, Thira and larger islandsOne property with at least 120 m² of main areas	Applies across all of Attica and on islands with more than 3,100 residents.
UCITS or Alternative Investment Fund units	€350,000	Qualifying Greek UCITS or Alternative Investment FundThe fund must meet the Greek route rules and be retained	Obtain US PFIC classification advice before subscribing.

The €800,000 band includes Attica (including all of Athens), Regional Unit of Thessaloniki, Mykonos, Thira (Santorini), Any island with a population over 3,100, including Crete, Corfu and Rhodes.

Compare every qualifying route

Why Greece

Why Americans choose the Greek Golden Visa

The programme works best as a flexible European residence option, not as a shortcut to lower US tax or automatic EU citizenship.

Live in Greece without a minimum-stay rule

The permit allows residence in Greece and can be renewed without a set number of days in the country, provided the qualifying investment is retained.

Travel in the Schengen Area as a resident

A Greek residence card removes the tourist-entry problem for Greece and supports short travel elsewhere in Schengen under the rules for residence-permit holders.

Include parents as well as children

One qualifying investment can cover a spouse or registered partner, unmarried children under 21, and the parents of both partners.

Keep the US as your primary base

Because renewal has no physical-presence condition, an American family can keep work, school and tax life in the United States while holding Greek residence.

Eligibility

Greece Golden Visa requirements for Americans

There is no separate test for US citizens. The case succeeds or fails on nationality, lawful entry or representation, the qualifying investment, insurance, evidence and biometrics.

01
US citizenship or another non-EU/EEA nationality used consistently throughout the application
02
A qualifying investment completed under the route-specific amount and conditions
03
A valid passport and lawful entry evidence, or a properly authenticated power of attorney for filing before entry
04
Private health-insurance coverage accepted for the Greek residence application
05
Investment, title, payment and source-of-funds evidence required for the chosen route
06
A biometric appointment in Greece for each applicant who must provide fingerprints

From the United States

Greece Golden Visa application process for Americans

Most legal and document work can be completed from the United States. The investor normally travels to Greece for biometrics rather than for every step.

The statutory decision period starts after the complete file reaches the authority. It is not the full transaction timeline.

01
Choose the route before choosing the asset
Decide whether the case is a €250,000 conversion or restoration, a €400,000 standard property, a €800,000 high-demand property, or a financial route. Do not assume an attractive listing qualifies.
02
Appoint Greek counsel and issue the power of attorney
Most preparation can be handled from the United States. A US-notarised power of attorney normally needs a Hague Apostille; execution before a Greek consular authority is the alternative.
03
Obtain an AFM and verify the investment
The Greek tax number, title review, technical eligibility, permitted use, certified area and payment path are dealt with before the residence file depends on the asset.
04
Complete the investment and file digitally
The application combines passport and entry evidence, insurance, route certificates, payment evidence and the civil-status records for family members.
05
Attend biometrics and track the residence cards
Applicants travel to Greece for biometrics. The submission certificate confirms lawful residence in Greece while the application is pending, but it is not a Schengen travel document.

The American difference

US tax and reporting rules can change the best route

Greek immigration eligibility does not settle US tax treatment. Americans should have the proposed asset and ownership structure reviewed before subscribing, opening accounts or moving investment funds.

A route can qualify in Greece and still create the wrong tax and reporting burden in the United States.

The fund route needs a US tax review before subscription

The €350,000 Greek UCITS or Alternative Investment Fund route qualifies for the Greece Golden Visa, but a US person should have the fund's entity classification tested under the Passive Foreign Investment Company rules before investing.

Under IRC §1297, a foreign corporation is a PFIC if it meets the statutory income test or asset test. The legal form and holdings of the particular fund therefore matter; the label UCITS or AIF is not enough to complete the US analysis.
The IRS generally requires a separate Form 8621 for each PFIC held directly or indirectly. The default section 1291 regime can apply the highest tax rate and an interest charge to parts of an excess distribution or gain.
Greek immigration eligibility and US tax treatment are separate questions. The fund can qualify for the permit while creating a US filing and tax burden for the investor.
Before subscribing, give a US tax adviser the fund's legal form, offering documents and any PFIC Annual Information Statement. Ask which reporting regime would apply and whether the fund will supply the information required for a QEF election.

US Internal Revenue Code §§1291-1298; IRS Form 8621 and instructions (rev. December 2025)

You keep filing US returns wherever you live

The United States taxes citizens and resident aliens on worldwide income regardless of where they live, so a Greek residence permit does not by itself reduce or end US filing obligations.

The foreign earned income exclusion and foreign tax credit may reduce US tax in some cases, but both have eligibility rules and neither removes the need to analyse the US return.
The US-Greece income tax treaty was signed in 1950. Treaty relief and foreign tax credits depend on the income and the taxpayer's facts, so they should not be treated as an automatic offset.

IRS Publication 54 (2025); US-Greece income tax treaty (1950)

A Greek bank account can trigger US reporting

A US person whose foreign financial accounts exceed $10,000 in aggregate at any point in the calendar year must file an FBAR. If that person is also required to file a US income-tax return, Form 8938 may apply at higher thresholds.

For someone living in the United States, Form 8938 starts above $50,000 at year end or $75,000 at any time for an unmarried or separate filer; joint filers use $100,000 and $150,000.
For someone meeting the IRS test for living abroad, the thresholds are $200,000 at year end or $300,000 at any time for a non-joint filer; joint filers use $400,000 and $600,000.
FBAR and Form 8938 are separate filings with different definitions. A person can need both, and FATCA reporting by a financial institution does not replace the investor's own filing duties.

31 CFR §1010.350 (FBAR); IRC §6038D and IRS Form 8938 instructions

Directly held property is not itself a Form 8938 asset

The IRS says directly held foreign real estate is not a specified foreign financial asset for Form 8938, although an interest in a foreign entity that owns the property can be reportable.

A Greek bank or brokerage account used in the transaction is analysed separately under FBAR and Form 8938.
The ownership structure matters. Holding the property through a foreign company, partnership, trust or estate can create a reportable foreign financial asset even though the underlying property would not be reported separately.

IRS, Basic questions and answers on Form 8938

The permit does not decide Greek tax residence

Holding the permit does not by itself make you Greek tax resident; the tests include presence in Greece for more than 183 days in a twelve-month period and whether Greece is your centre of vital interests.

The Golden Visa has no minimum-stay condition for holding or renewal, so immigration residence and tax residence are separate analyses.
A person who owns or rents Greek property can still have Greek-source tax and filing obligations without becoming Greek tax resident.

Greek Income Tax Code, Law 4172/2013 art. 4; AADE tax-residence guidance

What Greek tax actually applies to permit holders

Aegalis service

Greece Golden Visa assistance and support for Americans

Aegalis coordinates the Greek route, legal work, documents, investment evidence, filing and renewal. US tax advice remains with an independent US-qualified adviser, and we make that boundary explicit before the investment is chosen.

Eligibility and route strategy

Confirm that the proposed route, location, property or financial instrument satisfies the current Greek rules before funds move.

Independent legal coordination

Coordinate Greek-qualified counsel for title review, contracts, powers of attorney, investment evidence and the residence application.

US document preparation

Create the apostille, translation, insurance and family-document checklist around the actual applicants, not a generic download.

Property due diligence

Test title, use, certified main area, route eligibility and payment mechanics before signing a deed or relying on a conversion project.

Application and biometric support

Prepare the digital filing, submission evidence, appointment plan and responses to any request from the Greek authority.

Renewal and family continuity

Track card issuance, family permits, the investment conditions that must remain in place and the five-year renewal file.

Discuss your case Check eligibility first

Budget and timing

Greece Golden Visa costs and timeline for Americans

Budget for the qualifying investment plus transaction, professional, insurance, translation and permit costs. The government fee is €2,000 per main-applicant application (Law 5038/2023 art. 171(1)(γ), fee code 2112), and the production fee is €16 per residence card (Law 5038/2023 art. 176(13), fee code 2119); checked 2026-08-14.

What the budget includes

Qualifying investment at the route minimum
Property transfer, notary, registration and technical costs where relevant
Greek legal, translation, apostille, insurance and permit fees
Independent US tax review for the asset and ownership structure

Use the detailed cost guide

How long to allow

Article 100 provides a two-month decision period after a complete file reaches the authority. End to end, allow roughly four to six months for a well-prepared case outside busy offices, six to nine months as a more realistic planning range, and longer in congested locations such as Attica.

Law 5038/2023 art. 100(10) and art. 10(8); practical range checked 2026-08-14.

What not to believe

Four mistakes Americans are repeatedly told

These claims blur Greek residence law with US tax law or repeat rules that no longer exist.

Incorrect: “Getting a Greek Golden Visa reduces your US taxes.”: It does not by itself. The United States taxes citizens and resident aliens on worldwide income, and the permit does not remove US filing obligations.
Incorrect: “€350,000 fund eligibility settles whether the route works for a US investor.”: It settles the Greek immigration question only. A US adviser still needs to classify the fund and determine whether PFIC reporting, a QEF election or another US rule applies before the investor subscribes.
Incorrect: “Direct ownership of a Greek apartment must be listed on Form 8938.”: The IRS says directly held foreign real estate is not a specified foreign financial asset for Form 8938. A foreign account or an interest in an entity that holds the property may still be reportable.
Incorrect: “Americans cannot get the Greek Golden Visa.”: They can. The programme is open to non-EU nationals, and US citizens are eligible on the same terms. The differences arise in US tax and reporting, not Greek eligibility.

Frequently asked questions

Greece Golden Visa FAQs for US citizens

Direct answers to the eligibility, investment, family, work, residence and tax questions American applicants ask first.

Can a US citizen apply for the Greece Golden Visa?: Yes. Americans are eligible as non-EU nationals. There is no separate nationality surcharge or higher investment threshold for a US citizen.
What is the minimum Greece Golden Visa investment for Americans?: €250,000 is the lowest qualifying property amount, limited to a commercial-to-residential conversion or listed-building restoration. A standard property starts at €400,000, or €800,000 in the high-demand zones.
Can Americans buy property in Greece?: Yes, subject to the usual conveyancing rules and any location-specific restrictions. Buying property and qualifying for the Golden Visa are separate questions: the property must also meet the correct route, value, size, use and payment conditions.
Do I have to live in Greece to keep the Golden Visa?: No. The permit has no minimum-stay requirement for renewal. You must retain the qualifying investment and renew the residence cards every five years.
Can my family be included?: Yes. The permit can cover a spouse or registered partner, unmarried children under 21, and the parents of the investor and spouse or partner without another qualifying investment.
Can a Greek Golden Visa holder work in Greece?: The investor residence permit does not provide access to employment in Greece. It grants residence and travel rights, not an unrestricted right to take a Greek job.
Does the Greece Golden Visa lead to citizenship?: It can support a future citizenship application only if the separate naturalisation conditions are met, including actual residence. Holding the investment with zero days in Greece does not by itself create citizenship eligibility.
Will the Golden Visa reduce my US taxes?: Not by itself. US citizens remain subject to US worldwide-income and reporting rules. Greek tax residence is a separate analysis and is not created automatically by the permit.

Primary sources

This is general information about US tax rules as they interact with a Greek investment, not US tax advice. Aegalis does not advise on US tax. A US tax adviser should review the proposed asset and ownership structure before you commit funds. Programme facts checked 2026-08-14. Greek legal basis: Migration Code (Law 5038/2023) arts. 99 and 100, and art. 100A added by Law 5162/2024.

Next step

Discuss your Greece Golden Visa plan

Tell us what you are considering and where you are in the process. We will help you identify the Greek legal work required and where independent US tax advice should enter the plan.

Contact Aegalis Check eligibility first