In short
US citizens can visit Greece visa-free for 90 days in any 180. To live there you need a residence permit. The golden visa needs a property worth €800,000 in Attica, Thessaloniki, Mykonos, Santorini and larger islands, or €400,000 elsewhere (€250,000 only for conversions and listed buildings); it has no minimum stay. Retirees and people with passive income use the financially independent person (FIP) permit — €3,500 a month — and remote workers the digital nomad permit, both applied for at a Greek consulate. Pensioners who move can have all their foreign income taxed at 7% for up to 15 years. Long-term residence comes after 5 years and citizenship after 7. A single person in Athens spends about €1,400–1,500 a month including rent.
Moving to Greece: key facts
Last verified 28 September 2026| Visa-free stay | 90 days in any 180-day period (Schengen); the Entry/Exit System registers your entries since April 2026# Source: European Commission: Entry/Exit System |
|---|---|
| Golden visa (real estate) | €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands over 3,100 residents; €400,000 elsewhere; one property of at least 120 m²# Source: Law 5038/2023 art. 100 (Migration Code): golden visa real-estate thresholds |
| Golden visa: permit | 5 years, renewable while you keep the investment; no minimum stay; no right to work# Source: Law 5038/2023 art. 100 (Migration Code): golden visa real-estate thresholds · Mitos (gov.gr): golden visa, change of use — initial issuance |
| Financially independent person (FIP) | €3,500 a month (€42,000 a year), +20% for a spouse and +15% per child; no work in Greece# Source: TaxLaw Greece: residence permit for financially independent persons (Feb 2026) |
| Digital nomad permit | €3,500 net a month from employers or clients outside Greece; 12-month D visa, then a 2-year permit, renewable# Source: Legal 500: digital nomads in Greece — legal framework |
| Digital nomads: where to apply | At a Greek consulate before travel — applying inside Greece was abolished by Law 5275/2026# Source: Law 5275/2026 (Government Gazette A 17/06.02.2026) · PwC Greece: new immigration law 5275/2026 |
| 7% regime for pensioners | If you receive a foreign pension, all your foreign income can be taxed at a flat 7% for up to 15 years; not tax resident in Greece in 5 of the previous 6 years; apply by 31 March# Source: Income Tax Code art. 5B: 7% regime for foreign pensioners · PwC Tax Summaries: Greece — individual tax incentives |
| Long-term residence | After 5 years; absences of at most 6 months in a row and 10 months in total; Greek language and civics, income and insurance needed# Source: AIDA (ECRE): long-term residence in Greece |
| Citizenship | 7 years of legal, continuous residence (usually after long-term residence; 12 years on other permits); PEGP exam (B1 Greek + civics, €150); fee €550; dual citizenship allowed# Source: Mitos (gov.gr): naturalisation of foreign nationals · gov.gr: PEGP naturalisation knowledge exam · US Department of State: dual nationality |
| US tax | US citizens stay taxable in the US on worldwide income; Greek tax can be credited, but the 7% regime does not lower your US tax# Source: IRS: US citizens and resident aliens abroad |
| Tax number (AFM) | Free; non-residents can apply online with a myAADE video call — before you move# Source: AADE: tax number (AFM) for non-residents · AADE: tax guide for non-residents (Jul 2025) |
Not American?
Canadians, Australians, Brits and other non-EU citizens: the same rules apply
Greek residence rules are the same for all non-EU citizens, so Canadians, Australians, New Zealanders and Brits follow the same routes as Americans. Only a few points differ:
- Canada
- Australia
- New Zealand
- United Kingdom
- Japan
- South Korea
- + other visa-free countries
| Short stays | 90 days in any 180-day period (Schengen); the Entry/Exit System registers your entries since April 2026. |
|---|---|
| Home-country tax | US citizens remain taxable in the US on worldwide income, so Greece's 7% and €100,000 regimes save Greek tax but not US tax. Most other nationals who move are taxed only where they live. |
| Tax treaty with Greece | The US–Greece treaty dates from 1950 and is limited; Canada and the UK have their own treaties — check how yours treats your income. |
| Documents from abroad | Need an apostille; the US, Canada (since 11 Jan 2024), the UK, Australia and NZ issue them.Source: HCCH: Apostille Convention status table |
Country Overview
Greece at a Glance
Key facts Americans need before deciding.
Athens
About 643,000 people in the city and 3.8 million in Attica. See our Living in Athens guide.
Greek
English is widely spoken — Greece ranks 20th in the EF English Proficiency Index. Greek is needed for official matters and citizenship.
Euro (€)
EU member since 1981; euro since 2001.
About 10 hours nonstop
Year-round nonstop from New York on Emirates; seasonal nonstops from many US hubs.
EOPYY + private
Public cover comes through Greek social-security contributions; most retirees and investors use private insurance.
10.4 million
ELSTAT estimate, 2025.
Mediterranean
Hot, dry summers and mild winters — Athens gets close to 2,900 hours of sunshine a year.
Level 1
The lowest US travel advisory level; watch for pickpockets in tourist areas and on public transport.
Pathways to Residency
Which Visa Route is Right for You?
US citizens can visit Greece visa-free for 90 days in any 180. To live there longer you need a residence permit. Most routes start with a national (D) visa from a Greek consulate in the US; golden visa investors can apply after entering visa-free.
Golden Visa (Real Estate)
One property of at least 120 m²: €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents; €400,000 elsewhere. €250,000 only for converting a commercial building to homes or restoring a listed building. No minimum stay, no right to work, and no short-term rentals.
- Min. investment
- €400,000 / €800,000
- Permit
- 5 years, renewable
- Min. stay
- None
- Fee
- €2,000 + €16
Financially Independent Person (FIP)
For people living on pensions, investments or savings. You need €3,500 a month (+20% for a spouse, +15% per child), private health insurance and a registered lease or property. You cannot work in Greece.
- Min. income
- €3,500/month
- Permit
- 3 years, renewable
- Work
- Not allowed
- Fees
- D visa €180; permit €1,000
Digital Nomad Permit
For people working remotely for employers or clients outside Greece, with €3,500 net a month. Since February 2026 you must apply at a Greek consulate before travel. Note that Greece's 50% tax relief does not cover remote work for a foreign employer.
- Min. income
- €3,500/month net
- Visa
- 12 months
- Then
- 2-year permit, renewable
- Apply
- At a Greek consulate
Work Permit
Through a Greek employer within a regional quota set every two years. Under Law 5275/2026 the permit runs 3 years, renewable for 5. Highly qualified staff can use the EU Blue Card.
- Job offer
- Required
- Permit
- 3 years (2026 law)
Company Formation (IKE)
The IKE needs as little as €1 of capital and no notary with the standard articles. A company does not give you a residence permit by itself — pair it with the right permit.
- Min. capital
- €1 (even zero)
- Corporate tax
- 22%
Long-Term Residence & Citizenship
Long-term residence after 5 years (absences of at most 6 months in a row and 10 in total, plus Greek language and civics). Citizenship after 7 years of continuous residence, usually once you hold long-term residence; the PEGP exam tests B1 Greek and civics. Dual citizenship is allowed. Golden visa years without living in Greece do not count.
- Long-term residence
- After 5 years
- Citizenship
- 7 years + PEGP exam
Cost of Living
What Does Life in Greece Actually Cost?
Rents in Greece are low by EU standards — about half of Lisbon's — while everyday costs are similar to other southern European capitals.
| Item | Monthly cost |
|---|---|
| 1-bedroom apartment, Athens centre | about €665 |
| 1-bedroom apartment, Athens outside centre | about €575 |
| 1-bedroom apartment, Thessaloniki centre | about €550 |
| 1-bedroom apartment, Heraklion (Crete) centre | about €565 |
| Everyday costs without rent (single person, Athens) | about €835 |
| Utilities (85 m² apartment) + internet | about €215 |
| Athens monthly transport pass | €27 |
Estimates from Numbeo (September 2026); fares from OASA. Source: Numbeo: Athens · Thessaloniki · Heraklion · OASA fares
A single person in Athens spends about €1,400–1,500 a month including rent; Thessaloniki and Crete cost about €1,400. Island rents rise in summer and year-round leases can be scarce.
Why Greece
What Americans Love About Greece
Beyond the climate — the real reasons Americans choose Greece.
A 7% Tax for Pensioners
If you receive a foreign pension and move to Greece, all your foreign income can be taxed at a flat 7% for up to 15 years instead of Greek rates of up to 44%. US citizens still pay US tax.
Golden Visa with No Minimum Stay
A 5-year renewable permit for you, your spouse, children under 21 and your parents — and you do not have to live in Greece to keep it.
Affordable Rents
A central 1-bedroom in Athens costs about €665 a month — around half of Lisbon or Berlin.
Sunshine and Sea
Long, dry summers, mild winters and thousands of islands, beaches and mountain villages.
History Everywhere
From the Acropolis to Byzantine Thessaloniki and Minoan Crete — living history on every corner.
EU & Schengen Access
A Greek residence permit lets you travel visa-free in the Schengen area for up to 90 days in any 180.
Where to Live
Where to Live in Greece
From the capital to the islands.
Athens (Attica)
The capital — jobs, culture, the main airport and the largest international community. See our Living in Athens guide.
Thessaloniki
Greece's second city — a big university, a famous food scene and lower rents than Athens.
Crete
The largest island, with year-round life in Heraklion and Chania, beaches and mountains.
Corfu & the Ionian Islands
Green islands with Venetian architecture — popular with retirees looking for a quieter life.
The Cyclades & the Peloponnese
Island life beyond the peak season, or the mainland's coastal towns at lower cost.
How It Works
From Decision to Your Greek Residence Permit
We guide you through every step — from first consultation to settled life in Greece.
Book a free consultation
We look at your income, investment plans and goals and pick your best Greek route.
Get your Greek tax number (AFM)
You need an AFM for a lease, a bank account or a property purchase. Non-residents can get it free online with a myAADE video call.
Prepare your documents
Proof of income or investment, private health insurance, a registered lease or deed, and an apostilled FBI record check with a certified Greek translation.
Apply
FIP and digital nomad applicants get a national D visa at the Greek consulate for their US state first, then apply for the permit in Greece. Golden visa investors can file online after buying the property.
Settle in
Collect your permit card, get your social security number (AMKA) if you will work, open a bank account and plan for Greek tax residence.
Free Tools
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Built specifically for Americans considering a European move.
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Frequently asked questions
How much do I need to invest for the Greek golden visa?
€800,000 for one property of at least 120 m² in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents; €400,000 elsewhere. €250,000 is possible only for converting a commercial building to homes or restoring a listed building. Large islands such as Crete may fall in the €800,000 zone — confirm for each property.
Does Greece have a digital nomad visa with a 50% tax break?
Greece has a digital nomad permit (€3,500 net a month, applied for at a consulate since February 2026). The 50% tax relief is a separate rule that only covers income from a Greek employer or a business in Greece — not remote work for a US company.
What is Greece's 7% tax for retirees?
If you receive a foreign pension and move your tax residence to Greece, all your foreign income — pension, dividends, interest, rent — can be taxed at a flat 7% for up to 15 years. You must not have been Greek tax resident in 5 of the previous 6 years, and you apply by 31 March. US citizens still owe US tax.
How much does it cost to live in Greece?
About €1,400–1,500 a month for a single person in Athens including rent, and about €1,400 in Thessaloniki or Crete (Numbeo, September 2026). A central 1-bedroom in Athens costs about €665.
Can Americans become Greek citizens?
Yes, after 7 years of legal and continuous residence — usually once you hold long-term residence — plus the PEGP exam (B1 Greek and civics). Greece allows dual citizenship. Golden visa years spent outside Greece do not count.
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