In short
Americans can buy homes freely in most of Europe — including France, Germany, Italy, Spain, Portugal, the Netherlands, Ireland, the UK, Sweden, Czechia and Greece (outside border areas). Several countries require a permit first: Switzerland (Lex Koller), Denmark, Austria, Malta, Cyprus, Hungary, Croatia, Finland (houses and land) and Poland (houses and land, not apartments). Bulgaria and Romania let you buy apartments and buildings but not land in your own name. Purchase taxes on a resale home range from nothing (Czechia, Slovakia, Estonia, Lithuania) to 10–13% in parts of Spain and Belgium; Portugal charges buyers who are not tax-resident there a flat 7.5% since May 2026. Property no longer gives residence in Spain, Portugal or Latvia, but still does in Greece, Cyprus and Malta. As an American you report the sale on your US return (the $250,000 home-sale exclusion can apply), watch currency gains on a euro mortgage, and expect banks to be cautious about lending.
Buying property in Europe: key facts
Last verified 12 October 2026| Selling your home | Americans report the gain on their US return; the $250,000 ($500,000 joint) home-sale exclusion also applies to a main home abroad if you owned and lived in it 2 of the last 5 years, and local capital-gains tax can be credited# Source: Capital Gains Tax for US Citizens Living Abroad (MyExpatTaxes) · Publication 523, Selling Your Home (IRS) · Foreign Tax Credit (IRS) |
|---|---|
| Currency gains | Each price is converted to dollars on its own date, so your US gain can differ from the local one; paying off a euro mortgage after the dollar strengthens can create a taxable currency gain, while a loss is not deductible# Source: Publication 54, Tax Guide for U.S. Citizens and Resident Aliens Abroad (IRS) · Section 988 gain or loss on foreign currency property: 2026 tax guide (Taxes for Expats) · Do I Owe Tax on Currency Exchange Gains When I Sell Foreign Property? (Greenback Tax Services) |
| US reporting | Property you own directly is not reported on Form 8938 or the FBAR — but local bank, rental or mortgage accounts count toward the FBAR, and property held through a foreign company or trust brings extra forms# Source: Basic questions and answers on Form 8938 (IRS) · Comparison of Form 8938 and FBAR requirements (IRS) · Foreign real estate – glossary (Bright!Tax) |
| Renting it out | Rental income goes on Schedule E; foreign residential property is depreciated over 30 years, and local property taxes are deductible only against rental income# Source: Publication 527, Residential Rental Property (IRS) · Foreign rental property depreciation for US expats (Taxes for Expats) · Tax provisions of the One Big Beautiful Bill for expats (Taxes for Expats) |
| Mortgages | Non-resident buyers usually get 50–70% loan-to-value, and many European banks are reluctant to lend to Americans because of FATCA — expect a larger deposit or a private bank# Source: Mortgages in Spain for foreigners – 2026 guide (Costa Luz Lawyers) · Mortgage eligibility as a US or UK buyer in France (French Entrée) |
| Inheritance law | Under the EU Succession Regulation one law governs your estate — by default that of your last habitual residence — but you can choose the law of your nationality in a will (not in Denmark or Ireland); inheritance taxes are separate# Source: Succession (European e-Justice Portal) |
| Notaries | 22 EU countries, including France, Germany, Spain, Italy and Portugal, use civil-law notaries who check title and identity, sign the deed, register it and collect the transfer taxes# Source: Bill of Sale of Existing Housing (Service-Public.fr) · Civil law notaries in the European Union (Fédération des notaires de Belgique) |
| Buying as an American (Switzerland) | Under Lex Koller, US citizens living abroad need cantonal authorisation and can usually buy only one holiday home in designated tourist areas within annual quotas (max 200 m² living space); B-permit residents may buy their own main residence without approval and C-permit holders buy like Swiss citizens# Source: ch.ch – Buying real estate as a foreign national · Federal Office of Justice – Revision Lex Koller |
| Buying as an American (Denmark) | US citizens who are not domiciled in Denmark (or have not lived there for 5 years) need permission from the Department of Civil Affairs (Ministry of Justice) to buy any property; residents buying a year-round home to live in usually get it routinely, but summer houses are very rarely approved for foreigners# Source: Department of Civil Affairs – Acquisition of real property · Ministry of Foreign Affairs of Denmark – Foreign citizens' acquisition of property in Denmark |
| Residence through property (Spain) | Closed: Spain's investor (golden) visa, including the €500,000 property route, was abolished for new applications from 3 April 2025# Source: Ministerio de Inclusión – Unidad de Grandes Empresas: Inversores |
| Residence through property (Portugal) | Closed for property: Law 56/2023 removed all real-estate routes from Portugal's golden visa from 7 Oct 2023; remaining routes (funds, research, culture, jobs) may not invest in real estate# Source: Lei 56/2023 – Diário da República |
| Residence through property (Greece) | Open: €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands over 3,100 residents, €400,000 elsewhere (single property ≥120 m²), or €250,000 for commercial-to-residential conversions or listed-building restoration# Source: Article 100, Law 5038/2023 (Migration Code, consolidated) – taxheaven |
Not American?
Canadians, Australians, Brits and other non-EU citizens: the same rules apply
The permit rules on this page are written for US citizens. For other buyers:
- Canada
- Australia
- New Zealand
- United Kingdom
- Japan
- South Korea
- + other visa-free countries
| EU citizens | Buy on the same terms as locals everywhere in the EU. |
|---|---|
| Other non-EU nationals | Several countries apply reciprocity (Italy, Croatia, Slovenia, Romania), so the answer depends on your nationality — check before you sign. |
| Home-country tax | US citizens report sales and rental income on their US return; most other nationals who move are taxed only where they live. |
At a Glance
Can Americans Buy Property in Europe?
Buy like a local
No permit needed
Belgium, Czechia, Estonia, France, Germany, Greece (outside border areas), Ireland, Italy, Latvia (apartments), Lithuania, Luxembourg, the Netherlands, Portugal, Slovakia, Slovenia, Spain, Sweden and the UK — farmland and protected areas aside.
Permit first
Approval needed
Switzerland, Denmark, Austria, Malta, Cyprus, Hungary and Croatia require approval for most purchases; Finland and Poland for houses and land (apartments are free).
Buildings yes, land no
Bulgaria and Romania
You can buy an apartment or a building, but not the land under a house in your own name — buyers often use a local company or a building right.
No longer a visa
Property ≠ residence
Spain, Portugal and Latvia closed their property golden visas; Greece, Cyprus and Malta still offer residence through property.
By Country
Who Can Buy What — Country by Country
| Country | Rules for American buyers |
|---|---|
| Austria | US citizens need approval from the state land-transfer authority (Grundverkehrsbehörde) in every Austrian state to buy a home, apartment or land – granted where there is a cultural, social or economic interest and no state-political objection – and western states such as Tyrol, Salzburg and Vorarlberg heavily restrict or ban second/holiday homes for everyone |
| Belgium | US citizens can buy any property in Belgium with no permit or nationality restriction; the notary only checks the source of funds |
| Bulgaria | US citizens can freely buy apartments and buildings (taking only a building right over the plot), but cannot own land – including the plot under a house – in their own name, so house buyers commonly use a Bulgarian-registered company; agricultural and forest land is barred even then for foreign-owned companies |
| Croatia | US citizens can buy homes and building land with the consent of the Ministry of Justice under state-by-state reciprocity (most US states qualify; residents of AR, HI, KY, MN, MS, NH, OK, VT must hold permanent residence), but agricultural land is off-limits; a 2025 law will drop the consent requirement for OECD nationals once Croatia joins the OECD |
| Cyprus | US citizens need permission from the District Officer (formerly the Council of Ministers) to buy, normally limited to one home (house, apartment or plot) of up to 4,014 m²; a bill to tighten the rules further (bans near the buffer zone and on agricultural land, curbs on company purchases) was still being debated in Parliament in autumn 2026 |
| Czechia | US citizens can buy any kind of property in Czechia – apartments, houses and land, including agricultural and forest land – on the same terms as Czechs, with no permit needed |
| Denmark | US citizens who are not domiciled in Denmark (or have not lived there for 5 years) need permission from the Department of Civil Affairs (Ministry of Justice) to buy any property; residents buying a year-round home to live in usually get it routinely, but summer houses are very rarely approved for foreigners |
| Estonia | US citizens can buy apartments, houses and land largely like Estonians because the US is an OECD member, but larger agricultural or forest holdings (10 ha+) need farming history or local-government approval, and land on small islands and in municipalities bordering Russia is restricted for non-EU buyers |
| Finland | US citizens need a permit from the Ministry of Defence to buy a house or land (real property) – normally granted absent security concerns – but most apartments are owned as housing-company shares, which do not need a permit |
| France | US citizens can buy any property in France, residential or rural, on the same terms as French citizens – no permit or nationality restriction applies (only standard notary anti-money-laundering checks and SAFER pre-emption rights on farmland that affect all buyers) |
| Germany | US citizens can buy property in Germany on the same terms as Germans – no permit, residence or nationality requirement – though sales of larger farm and forest plots need approval under rules that apply to every buyer |
| Greece | US citizens can buy property in most of Greece without special approval, but in designated border areas – which cover a large part of the country, including many Aegean and Ionian islands – non-EU buyers need prior permission from a special regional committee under Law 1892/1990 |
| Hungary | US citizens need a permit from the county (or Budapest) government office to buy homes and other non-agricultural property – usually granted, fee HUF 65,000 – while agricultural and forestry land cannot be bought by non-EU foreigners at all |
| Ireland | US citizens can buy any property in Ireland, including farmland, on the same terms as Irish citizens – no permit or nationality restriction applies and there is no extra tax for foreign or non-resident buyers |
| Italy | US citizens can buy homes and land in Italy on the same terms as Italians: purchases by non-EU buyers depend on reciprocity, which exists for the United States, and the notary checks it at signing – no permit is needed |
| Latvia | US citizens can buy apartments and buildings freely, but buying land (including a house plot) needs the consent of the municipality head, and border strips, coastal dune and waterside protection zones, nature reserves, and agricultural or forest land (unless zoned for building) are off-limits |
| Lithuania | US citizens can buy apartments, houses and non-agricultural land on the same terms as Lithuanians because the US is a NATO and OECD member, but cannot acquire agricultural land, most forest land, or land in border sections, the Curonian Spit/Baltic coast and other protected or strategic areas |
| Luxembourg | US citizens can freely buy and own property in Luxembourg with no permit or nationality restriction |
| Malta | US citizens need an Acquisition of Immovable Property (AIP) permit, normally limited to one home for their own family's use above a minimum price, unless they buy in a Special Designated Area (SDA), where there is no permit, no limit on number and letting is allowed |
| Netherlands | US citizens can buy property in the Netherlands with no permit or nationality restriction, though some municipalities impose owner-occupancy (self-habitation) rules on everyone and Dutch mortgages are hard to get without living in the country |
| Poland | US citizens need a permit from the Ministry of the Interior and Administration (MSWiA, fee PLN 1,570) to buy a house or land, but a standalone apartment outside the border zone needs no permit; agricultural land is subject to extra Agricultural System Act limits |
| Portugal | US citizens can buy any property in Portugal with no permit or nationality restriction, but since 25 May 2026 buyers who are not Portuguese tax residents pay a flat 7.5% IMT transfer tax on homes (refunded if they become tax-resident within two years or let the home long-term at a moderate rent) |
| Romania | US citizens can buy apartments and houses (the building) freely, but cannot own the land itself in their own name because no qualifying US–Romania treaty exists, so buyers of houses with land typically use a Romanian company or take a superficies (building) right over the plot |
| Slovakia | US citizens can buy apartments, houses and building land in Slovakia without a permit, but cannot acquire agricultural land (no reciprocity/treaty applies), except by inheritance |
| Slovenia | US citizens can generally buy homes and land in Slovenia because reciprocity with the US is recognised under the old US–Serbia Treaty of Commerce (1881), which Slovenia inherited; other non-EU buyers must first have reciprocity confirmed by the Ministry of Justice |
| Spain | US citizens can buy any type of property in Spain on the same terms as Spaniards (they only need an NIE tax number; plots in some national-defence zones need military authorisation); the government's proposed 100% tax on non-EU non-resident buyers was still not law in October 2026 |
| Sweden | US citizens can buy homes and land in Sweden on the same terms as Swedes; the only acquisition limits (agricultural land in certain areas, under the Land Acquisition Act) apply to everyone regardless of nationality |
| Switzerland | Under Lex Koller, US citizens living abroad need cantonal authorisation and can usually buy only one holiday home in designated tourist areas within annual quotas (max 200 m² living space); B-permit residents may buy their own main residence without approval and C-permit holders buy like Swiss citizens |
| United Kingdom | US citizens can buy freehold or leasehold property anywhere in the UK with no permit, but in England and Northern Ireland buyers not present in the UK for 183 days in the prior 12 months pay a 2% Stamp Duty Land Tax surcharge – on top of the 5% higher rate if they still own a home in the US or elsewhere |
Rules for Slovenia and Cyprus rest on limited sources, and Croatia's consent rule may change if Croatia joins the OECD — confirm with a local lawyer before you commit.
Costs
What It Costs to Buy — Taxes and Fees
Budget for the purchase tax (or VAT on a new build), notary and land-registry fees, a lawyer and, if needed, a translator. Annual property taxes are usually modest but vary by town.
| Country | Purchase tax and annual property tax |
|---|---|
| Austria | Transfer tax (Grunderwerbsteuer) 3.5% plus 1.1% land-registry entry fee (temporary first-home fee exemption ran to 30 June 2026); annual municipal property tax (Grundsteuer) is small, max 1% of the low assessed value (Einheitswert) |
| Belgium | Registration duty depends on region: Flanders 2% for an only, owner-occupied home (12% otherwise; rise to 3% expected from 2027), Wallonia 3% own-and-only home (12.5% otherwise), Brussels 12.5% with the first €200,000 exempt for an owner-occupied home up to €600,000; annual property tax (précompte immobilier) on indexed cadastral income |
| Bulgaria | Municipal transfer tax 0.1–3% set by each municipality (Sofia 3%, most 2–3%), plus notary (~0.5%) and registry (0.1%) fees; annual municipal property tax 0.01–0.45% of the tax assessment value, plus a waste-collection fee |
| Croatia | Transfer tax 3% on resale property (new builds carry 25% VAT instead); annual property tax of €0.60–8.00 per m² only on homes not used as a permanent home or long-term rental (since 2025) |
| Cyprus | Land Registry transfer fees 3–8% in bands (3% to €85,000, 5% to €170,000, 8% above), halved for resale homes and not charged when VAT applies; new builds carry 19% VAT (5% on a qualifying main residence: first 130 m², value up to €350,000); no annual property tax (abolished 2017), only small municipal fees |
| Czechia | No property transfer tax (the 4% acquisition tax was abolished in 2020); buyers pay only small land-registry and legal/escrow fees, plus annual municipal real estate tax charged per m² (raised in 2024) |
| Denmark | Land-registration fee DKK 1,850 plus 0.6% of the price (no separate transfer tax); annual property value tax (0.51% of the assessed value, 1.4% above about DKK 9 million) plus municipal land tax (grundskyld) |
| Estonia | No property transfer tax; buyers pay notary and land-register state fees on a fixed scale (usually well under 1%); no tax on buildings, only an annual municipal land tax of 0.1–1% of the land's assessed value (land under a home is often exempt up to set limits) |
| Finland | Transfer tax 1.5% on housing-company shares (most apartments) and 3% on real estate (houses/land) since 2024; annual municipal real estate tax, roughly 0.41–2% of taxable value depending on building type |
| France | Transfer duties (DMTO) about 5.8%, or about 6.3% in the ~84 départements that raised the rate for 2025–2028 (first-time buyers of a main home exempt from the rise), so 'notary fees' total roughly 7–8% on resale homes (about 2–3% on new builds, where 20% VAT is in the price); annual taxe foncière, plus taxe d'habitation on second homes |
| Germany | Real estate transfer tax 3.5–6.5% depending on the state (Bavaria lowest, several states 6.5%), plus roughly 1.5–2% for notary and land registry; annual municipal property tax (Grundsteuer), reformed in 2025, set by each municipality |
| Greece | Transfer tax 3% plus a 3% municipal surcharge on the tax (3.09% effective) on resale homes; 24% VAT on new builds is suspended through 2026; notary ~1% and land registry/cadastre ~0.5–0.6% extra; annual property tax ENFIA based on size, location and features |
| Hungary | Transfer tax 4% (2% on value above HUF 1 billion, capped at HUF 200 million per property); new homes carry VAT (temporary 5% rate for qualifying new homes); municipalities may levy an annual local building or land tax |
| Ireland | Stamp duty 1% on the first €1 million, 2% on the next €500,000 and 6% above €1.5 million (since Oct 2024; new homes priced including 13.5% VAT); annual Local Property Tax based on the home's value band |
| Italy | Registration tax 2% (main 'prima casa') or 9% (other homes) of the cadastral value when buying from a private seller (min. €1,000, plus €50+€50 fixed taxes); buying from a builder means VAT 4%/10%; annual municipal tax IMU (basic 0.86%, usually not due on a non-luxury main home) on the revalued cadastral value |
| Latvia | Land Book state duty 1.5% of the property value for individuals (2% for companies), plus notary/legal fees; annual immovable property tax 0.2–0.6% of cadastral value for residential property (set by municipality, often higher for unregistered residents) |
| Lithuania | No property transfer tax; buyers pay a notary fee (about 0.45%, capped) and small Centre of Registers fees; from 2026 annual real estate tax on homes applies only above €450,000 for a main residence (0.1–1%) or progressively 0.2–1% from €50,000 for other homes |
| Luxembourg | Registration and transcription duties 7% (6% + 1%), reduced by the 'Bëllegen Akt' tax credit (up to €40,000 per buyer) for a main home the buyer moves into; annual municipal land tax is very low (based on old 'unit values') |
| Malta | Stamp duty 5% of the price, with no duty on the first €200,000 for first-time buyers of a sole residence (a reduced 3.5% band also exists for owner-occupiers); no annual property tax or council tax |
| Netherlands | Transfer tax 2% on a home you live in (0% for qualifying buyers under 35 up to €555,000 in 2026), 8% from 2026 on other homes such as second homes and rentals (was 10.4%); annual municipal property tax (OZB) on the WOZ value |
| Poland | Civil-law transactions tax (PCC) 2% of market value on resale homes (exempt for a first home since 2024; new builds carry 8% or 23% VAT instead), plus notary fees capped by tariff and court registry fees; annual municipal real estate tax charged per m² (max PLN 1.25/m² for homes in 2026) |
| Portugal | Property transfer tax (IMT) is progressive up to 8% marginal, with flat 6% above ~€661,000 and 7.5% above €1,150,853 (0% up to €106,346 only for a permanent own home), plus 0.8% stamp duty; annual municipal property tax (IMI) 0.3–0.45% of the tax-registered value for urban property |
| Romania | Buyer pays notary fees (sliding scale, roughly 0.5–1.5%) and a land-book registration fee (~0.15%); the seller pays income tax of 3% (held up to 3 years) or 1% (longer); new homes carry 21% VAT (temporary 9% rate ended July 2026); annual local building tax of at least 0.1% of the building's value for homes |
| Slovakia | No property transfer tax; buyers pay a cadastre registration fee (€66, or €266 expedited) plus legal fees; annual municipal real estate tax on land, buildings and apartments, usually modest and charged per m² |
| Slovenia | Real estate transfer tax 2% on resale property (legally the seller's tax unless the contract shifts it; new builds carry 9.5% or 22% VAT instead); annual municipal building-land charge (NUSZ), usually modest |
| Spain | Transfer tax (ITP) on resale homes 6–13% depending on the region (e.g. Madrid 6%, Andalusia 7%, Valencia 9–11%, Catalonia 10–13%); new builds pay 10% VAT plus regional stamp duty (AJD, typically 0.5–1.5%); annual municipal property tax (IBI) about 0.4–1.1% of the cadastral value |
| Sweden | Stamp duty 1.5% on houses (plus SEK 825 fee); none on co-op apartments (bostadsrätt); new mortgage deeds cost 2%; annual municipal property fee capped (about SEK 9,300 or 0.75% of taxable value) |
| Switzerland | Cantonal/municipal transfer tax 0–3.3% (none in e.g. Zurich and Schwyz), plus notary and land-register fees; no national property tax but some cantons levy an annual property tax and property counts toward wealth tax; non-residents face Lex Koller purchase limits |
| United Kingdom | England & NI stamp duty (SDLT) 0% to £125,000, then 2%, 5%, 10% and 12% above £1.5 million (first-time buyers 0% to £300,000 on homes up to £500,000), plus 5% on additional homes and 2% for non-UK residents; annual council tax by valuation band (Scotland and Wales have their own transfer taxes) |
Rates for resale homes, rounded; many rely on PwC Worldwide Tax Summaries and national tax sites. Regional and first-home rules change often — check the current rate before you sign.
Golden Visas
Does Buying a Home Give You Residence?
| Country | Residence through property in 2026 |
|---|---|
| Spain | Closed: Spain's investor (golden) visa, including the €500,000 property route, was abolished for new applications from 3 April 2025 |
| Portugal | Closed for property: Law 56/2023 removed all real-estate routes from Portugal's golden visa from 7 Oct 2023; remaining routes (funds, research, culture, jobs) may not invest in real estate |
| Latvia | Closed: Latvia's real-estate residence route (€250,000) was abolished by the new Immigration Law from 15 Sep 2026; buying property no longer leads to a residence permit |
| Ireland | Closed: Ireland's Immigrant Investor Programme (never property-based) closed to new applications on 15 Feb 2023 |
| Greece | Open: €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands over 3,100 residents, €400,000 elsewhere (single property ≥120 m²), or €250,000 for commercial-to-residential conversions or listed-building restoration |
| Cyprus | Open: permanent residence (Reg. 6(2)) for a €300,000 (+VAT) investment, e.g. a new home bought from a developer, plus €50,000/yr secure foreign income |
| Malta | Open: the Malta Permanent Residence Programme requires buying a home for at least €375,000 or renting for €14,000/yr, plus a €37,000 contribution, €60,000 admin fee and €500,000–€650,000 in assets |
| Hungary | No direct property route: Hungary's guest investor permit requires €250,000 in a real-estate investment fund (≥40% Hungarian residential property, 5-year hold) or a €1m donation; the planned €500,000 direct property option was cancelled in Dec 2024 before launch |
| Italy | None: Italy's investor visa does not accept real-estate purchases; buying property gives no right of residence |
| Bulgaria | No property-based golden visa confirmed: Bulgaria's investor permanent residence centres on about €512,000 (formerly BGN 1m) in funds, shares or similar; a reported BGN 600,000 property route is said to have closed in January 2025 |
See our golden visa comparison for full conditions and fees.
For Americans
The US Side of Buying Abroad
Selling
Americans report the gain on their US return; the $250,000 ($500,000 joint) home-sale exclusion also applies to a main home abroad if you owned and lived in it 2 of the last 5 years, and local capital-gains tax can be credited.
Currency
Each price is converted to dollars on its own date, so your US gain can differ from the local one; paying off a euro mortgage after the dollar strengthens can create a taxable currency gain, while a loss is not deductible.
Reporting
Property you own directly is not reported on Form 8938 or the FBAR — but local bank, rental or mortgage accounts count toward the FBAR, and property held through a foreign company or trust brings extra forms.
Renting it out
Rental income goes on Schedule E; foreign residential property is depreciated over 30 years, and local property taxes are deductible only against rental income.
Financing
Non-resident buyers usually get 50–70% loan-to-value, and many European banks are reluctant to lend to Americans because of FATCA — expect a larger deposit or a private bank.
Inheritance
Under the EU Succession Regulation one law governs your estate — by default that of your last habitual residence — but you can choose the law of your nationality in a will (not in Denmark or Ireland); inheritance taxes are separate.
How It Works
Buying Step by Step
Check the rules for you
Permit needed? Land allowed? Will the purchase affect your visa or tax residence?
Get a local tax number and bank account
Most countries require one before you can sign — for example the NIE in Spain or the NIF in Portugal.
Hire an independent lawyer
To check title, debts, planning and permits — separate from the seller's agent.
Sign the deed
22 EU countries, including France, Germany, Spain, Italy and Portugal, use civil-law notaries who check title and identity, sign the deed, register it and collect the transfer taxes.
Register and pay the taxes
The purchase tax is usually due within days or weeks, and registration makes you the legal owner.
What we do — and what we don't
This page explains the rules; it is not legal or tax advice. We don't sell property or act as an agent, and we don't guarantee permits — the authorities decide. When your purchase needs it, we bring in an independent property lawyer and a cross-border tax adviser.
FAQ
Frequently asked questions
Can Americans buy property in Europe?
Yes, in every country we cover — freely in most, with a permit in Switzerland, Denmark, Austria, Malta, Cyprus, Hungary and Croatia, and with land limits in Bulgaria, Romania, Finland and Poland.
Does buying property give me residency in Europe?
Not by itself. Spain, Portugal and Latvia have closed their property routes; Greece (from €250,000–€800,000), Cyprus (€300,000 + VAT) and Malta (buy from €375,000 or rent, plus contributions) still link residence to property.
Which European countries have the lowest purchase taxes?
Czechia, Slovakia, Estonia and Lithuania charge no transfer tax on homes, and Latvia charges 1.5%. Spain (6–13% by region), Belgium (up to 12.5%) and France (about 7–8% in total) are among the highest.
Do I have to report my European home to the IRS?
A home you own directly is not reported on Form 8938 or the FBAR, but local bank accounts are, and you report rental income and any gain on sale on your US return.
Can I get a mortgage in Europe as an American?
Often, but expect 50–70% loan-to-value as a non-resident and fewer lenders willing to take US customers because of FATCA.
Across Europe
Compare all 29 countries by topic
Planning to Buy a Home in Europe?
Tell us where and what you want to buy — we'll explain the rules, costs and US tax points before you commit. The first consultation is free.