Buying property in Greece as an American
Greece has low transfer costs and solid yields, especially in Athens. Rental income is taxed progressively up to 45%, and only a few local banks lend to non-residents.
Data last verified on October 19, 2026 · AbroadYield research desk – public sources cited in each section
Key numbers
Gross rental yield
4.0–6.5%
Closing costs
7.4–8.7%
On a $300,000 purchase
Tax on rent (gross basis)
15%–45%
Progressive rental income tax
Entry prices from
$100,000
6–12 weeks to close
Can Americans buy?
AllowedUS buyers can purchase freely, except in designated border areas which require a permit.
The Golden Visa needs one property of at least 120 m² worth €800,000 in Attica, Thessaloniki, Mykonos, Santorini and large islands, or €400,000 elsewhere (€250,000 only for conversions to residential or listed-building restorations). Golden Visa homes may not be let short-term.
Data last verified on October 19, 2026 · AbroadYield research desk – public sources cited in each section
Sources: AADE – Independent Authority for Public Revenue (Greece); US Department of State – country information
How rent is taxed
Rent is taxed separately on gross income minus a 5% flat deduction: 15% up to €12,000, 25% up to €24,000, 35% up to €36,000 and 45% above (Law 5246/2025, from 2026 income; thresholds stored in USD). From 2026 rent must be paid through a bank for the 5% deduction to apply.
US–Greece tax treaty in force (signed 1950, effective 1953); Greek tax is generally creditable in the US.
As a US taxpayer you also report the rent on Schedule E. Your free ranking estimates the combined effect for your state and income.
Data last verified on October 19, 2026 · AbroadYield research desk – public sources cited in each section
Sources: AADE – Independent Authority for Public Revenue (Greece); PwC Worldwide Tax Summaries; IRS – United States income tax treaties
Main risk
Rental tax rises to 25% above €12,000 of rent a year, 35% above €24,000 and 45% above €36,000.
Short lets must be registered with AADE (AMA number). New registrations are frozen in Athens' 1st, 2nd and 3rd municipal communities and Thessaloniki's 1st municipal community (announced extension to 31 December 2027); a sale cancels the existing registration. Golden Visa homes may not be let short-term.
Data last verified on October 19, 2026 · AbroadYield research desk – public sources cited in each section
Sources: US Department of State – country information; Global Property Guide (yields, transaction costs)
Cities we cover
- Athens$3,024/m² · gross 6.0%
- Thessaloniki$2,352/m² · gross 5.7%
- Chania (Crete)$2,912/m² · gross 4.6%
- Corfu$2,800/m² · gross 4.2%
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