Greece Golden Visa + FIP/D7 retirement residency

Overview

Greek Golden Visa (real-estate investment of €800,000 or €400,000 depending on location, under Law 5100/2024) and FIP retirement residency (€3,500/month passive income). Path to EU citizenship after 7 years.

Golden Visa investment thresholds (Law 5100/2024)

Law 5100/2024, effective September 1, 2024, replaced the old €250,000 nationwide minimum with a tiered system:

  • €800,000 — in Attica (greater Athens), Thessaloniki, Mykonos, Santorini, and islands with population over 3,100
  • €400,000 — everywhere else in Greece
  • €250,000 — ONLY for conversions of non-residential buildings to residential use, or restorations of listed (protected) buildings — anywhere in Greece

Additional conditions: the investment must be in a single property of at least 120 m² (the 120 m² minimum does not apply to the €250,000 conversion/restoration carve-out), and the property may not be used for short-term rentals (Airbnb-style). Thresholds and conditions have changed twice in recent years — verify the current rules with a Greek immigration lawyer before committing funds.

FIP (Financially Independent Person) income requirement

Per Ministerial Decision 225679/2024, the FIP route requires €3,500/month (€42,000/year) in passive income (pensions, investments, rents — not active employment), plus 20% more for a spouse and 15% more per child. The permit is issued for 3 years and is renewable. Figures are set by ministerial decision and can change — confirm current amounts with a Greek immigration lawyer or the consulate before applying.

General requirements

This section details essential requirements for Greece as a destination for US citizens:

  • Valid US passport (at least 6 months validity)
  • Income/investment proof per visa category
  • FBI criminal background check (apostilled)
  • Medical exam (some countries)
  • Initial financial proof

Step-by-step process

  1. Apply through the Greek Ministry of Migration and Asylum’s e-Services (golden visa) — in Greece, or through a proxy before you enter; a Greek consulate issues national visas where needed and can certify the proxy’s power of attorney
  2. Entry: for the golden-visa application, Greece’s registry accepts entry on a valid national visa or under the visa-waiver regime — confirm which applies to you with the consulate
  3. Local procedures once in Greece
  4. Temporary residency: length and renewal rules depend on the country and the visa — check the issuing government’s current terms
  5. Permanent residency: rules vary by program — some lead to it after a qualifying period, others (such as Belize’s QRP) do not count toward it; confirm with the country’s immigration authority
  6. Citizenship: available in some countries (varies)

US tax obligations as expat

⚠️ Critical: as US citizen, you remain obligated to file US federal taxes.

  • Form 1040 annual with worldwide income
  • FEIE Form 2555: exclude up to $132,900 (tax year 2026) if you qualify — the IRS requires foreign earned income, a tax home in a foreign country, and passing the bona fide residence test or the 330-day physical presence test; residing abroad alone is not enough
  • Foreign Tax Credit Form 1116: avoid double taxation
  • FBAR FinCEN Form 114: if foreign accounts >$10K aggregated
  • FATCA Form 8938 — living abroad, the thresholds are higher: if you must file a US income tax return, file Form 8938 if your specified foreign financial assets exceed $200,000 (single) or $400,000 (married filing jointly) on the last day of the year, or $300,000 / $600,000 at any point during the year. The $50,000 / $100,000 figures are the thresholds for filers living in the US.

See: US obligations abroad

Services and banking

As expat in Greece, consider:

  • Local bank account (for daily expenses)
  • Maintain US account (for Social Security, Medicare)
  • International transfers: the 1% remittance excise tax (IRC § 4475, on transfers after December 31, 2025) reaches only transfers the sender funds with cash, a money order, a cashier’s check, or any other similar physical instrument (as determined by the Secretary). Section 4475(d) exempts transfers funded from an account at a US financial institution or with a US-issued debit or credit card — which covers an ordinary Wise or bank transfer.
  • Credit card: many US ones don’t work; get country one

Healthcare

Medicare generally does NOT cover in Greece. Options:

  • Local insurance: country’s national coverage
  • International insurance (Cigna Global, AXA): worldwide coverage
  • Traveler’s private insurance (short term)

Last verified: 2026-09-24.

General information — not legal advice. Consult immigration attorney in destination country for specific cases.