Greece Golden Visa: Tax Implications for American Investors
The Greece Golden Visa grants residency to non-EU investors who purchase real estate or make other qualifying investments. Learn how the Golden Visa affects your US tax filing, Greek tax residency, and FBAR obligations.
Countries Covered
1 destinations
Income Requirement
Varies by country
FEIE Eligible
Yes, if tests are met
Overview
The Greece Golden Visa program grants 5-year renewable residency permits to non-EU nationals who invest at least €250,000 in Greek real estate (or other qualifying investments). It is one of the most affordable golden visa programs in Europe and is popular with American retirees and investors. Unlike many other visas, the Golden Visa does not require you to live in Greece to maintain residency, which creates unique tax planning opportunities.
Eligibility Criteria
Purchase Greek real estate worth at least €250,000 (increased to €400,000–€800,000 in certain high-demand areas after 2024).
Alternatively, invest €400,000 in Greek government bonds, shares, or investment funds.
Valid health insurance for Greece.
Clean criminal background check.
U.S. Tax Implications
The Greece Golden Visa does not automatically make you a Greek tax resident. If you spend fewer than 183 days in Greece and do not have your center of vital interests there, you remain a non-resident for Greek tax purposes. As a non-resident, you only pay Greek tax on Greek-sourced income (e.g., rental income from your Greek property). As a US citizen, you must still file a US tax return regardless of Greek residency status.
Frequently Asked Questions
Do I become a Greek tax resident with the Golden Visa?
Not automatically. The Golden Visa grants residency for immigration purposes, but tax residency is determined separately. You are a Greek tax resident if you spend more than 183 days in Greece in a calendar year or if your center of vital interests (family, business, property) is in Greece. Many Golden Visa holders maintain non-resident status by spending fewer than 183 days in Greece.
Do I pay Greek tax on rental income from my Golden Visa property?
Yes. Rental income from Greek real estate is Greek-sourced income and is taxable in Greece regardless of your residency status. Non-residents pay tax at the same progressive rates as residents (15–45%). You must file a Greek non-resident tax return. The US-Greece tax treaty allows you to claim a foreign tax credit on your US return for Greek tax paid.
Can I claim the FEIE if I live in Greece on a Golden Visa?
Yes, if you qualify under the Physical Presence Test or Bona Fide Residence Test. If you spend 330+ days outside the US in a 12-month period, you can claim the FEIE on earned income even if you are not a Greek tax resident. However, the Golden Visa is an investment visa, not an employment visa, so many holders do not have foreign earned income.
Planning Your Move on a Greece Golden Visa?
FileAbroad helps Americans understand the tax implications of living abroad on any visa type. We model your FEIE eligibility, FTC strategy, and filing obligations before you move.