Greece Golden Visa Bank Account & AFM: Complete 2026 Guide
How to get a Greek AFM and open a bank account for your Golden Visa property purchase: step-by-step, documents, timeline, remote options.
By Greek Invest Editorial · Updated July 4, 2026 · 10 min read
Quick answer: Every foreign buyer in Greece needs an AFM (Greek tax number) and a Greek bank account before the notary signing. The AFM is free and takes one to three days in person at any DOY (tax office); it can also be obtained remotely via lawyer power of attorney. The Greek bank account is required by Circular 1/2026 to create the payment trail the Ministry of Migration needs for your Golden Visa permit application. Plan four to six weeks minimum for both steps, separate from your property search.
Most property lawyers in Greece see the same two bottlenecks derail otherwise clean Golden Visa transactions: buyers who leave the AFM and bank account to the final week before signing, and buyers who send purchase funds directly from a foreign bank without building a Greek account paper trail. Both problems are entirely preventable. This guide gives you the exact steps, documents, and timeline to avoid them.
Why AFM and Bank Account Are Both Compulsory
Why AFM and Bank Account Are Both Compulsory requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
The AFM requirement predates the Golden Visa program. Under Greek tax law, every person who conducts a taxable transaction in Greece, including purchasing property, must be registered with the tax authority (AADE). The AFM is that registration. Without it, the notary has no legal basis to proceed with the deed, the transfer tax cannot be calculated, and the land registry will not record the title change. The full sequence of what happens once these prerequisites are in place is covered in the guide to buying property in Greece as a foreigner.
The bank account requirement is more recent. Circular 1/2026, issued 22 April 2026, operationalised the full procedural framework of Law 5100/2024 and made explicit what many immigration lawyers had already been advising: the full purchase price must be traceable through a Greek bank account in the buyer’s name. The circular requires this as part of the payment proof documentation submitted to the Ministry of Migration alongside the permit application. A direct international wire to the notary’s escrow, without passing through your named Greek account, creates a documentary gap that reviewing officers can reject.
The two requirements are connected in sequence. You need the AFM before the bank will open an account in your name, and you need the bank account before the notary date to ensure funds are ready and properly documented.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
Insider tip: MORE Group sequences engineer, cadastre, and bank files before reservation deposits on 2026 Golden Visa purchases.
What is AFM: What It Is and How to Get It?
The AFM (Arithmos Forologikou Mitroou) is Greece’s permanent nine-digit tax identification number issued free of charge at any AADE local tax office (DOY) within 1 to 3 business days for in-person applications or up to 14 days via lawyer Power of Attorney for remote buyers, with no reliable online issuance pathway for non-residents as of 2026 because TAXISnet portal verification requires a Greek mobile number through the domestic telecoms network. MORE Group buyer workflow prioritizes in-person DOY visits during property viewing trips when possible to avoid 2 to 3 week PoA preparation and apostille cycles that can delay preliminary contract deadlines, though regional DOY offices outside central Athens complete registrations faster than DOY A’ Athinon where queues routinely reach 2 to 4 hours for non-resident buyers.
Route 1: In-Person at the DOY
Attending the DOY in person is the fastest route. Processing is typically completed on the same day or within one to three business days. The relevant DOY for property buyers is usually the one covering the district where the property is located, though any DOY can issue an AFM for non-residents.
You attend the office, present your documents (see the checklist below), complete the registration form (M1 and M7 forms for non-residents), and receive your AFM certificate. For non-residents without a Greek address, the DOY also issues the pink slip (see below).
Practical note on queues: DOY offices in central Athens, particularly DOY A’ Athinon near Exarchia, have long queues. Buyers using a property in central Athens should expect to spend two to four hours at the office even with all documents correct. Regional DOY offices are faster.
Route 2: Via Lawyer Power of Attorney
If you cannot or prefer not to travel to Greece solely for AFM registration, you can grant a Greek lawyer a notarised power of attorney (PoA) that specifically includes the authority to obtain an AFM on your behalf. The lawyer attends the DOY, presents the PoA and your certified passport copies, and obtains the AFM without your presence.
The PoA document must be notarised in your home country. For most non-EU countries, it must also carry an apostille. If your home country uses a different authentication system (some Gulf states, for example), your lawyer will advise on the equivalent process. Allow two to three weeks for PoA preparation and postage before the lawyer can proceed.
Lawyers typically include AFM registration within their overall engagement fee of 1 to 1.5% of the property purchase price. This is not an add-on cost in standard practice.
Route 3: Online via TAXISnet (Limited)
TAXISnet, Greece’s digital tax portal, allows some registrations online, but as of 2026 the portal requires a Greek mobile number verified through the Greek telecoms network for the SMS confirmation step. Foreign mobile numbers are not accepted. This creates a practical barrier for non-residents who do not have a Greek SIM card.
Some buyers purchase a prepaid Greek SIM card and use it solely to complete the TAXISnet registration, but this adds a logistical step and the online process still often requires a follow-up visit or document submission to finalise non-resident status. For most Golden Visa buyers, the in-person or PoA route is more reliable.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
What should foreign buyers know about documents Required for AFM Registration?
Non-resident AFM registration at Greek DOY offices requires original passport plus two certified copies, proof of foreign residential address dated within 90 days such as utility bill or bank statement, the AFM number of a Greek fiscal representative typically your lawyer who accepts responsibility for tax filing obligations, and completed M1 and M7 tax registration forms that DOY staff provide on-site or your lawyer prepares in advance. Remote PoA-based filings add a notarized Power of Attorney bearing Hague apostille certification and explicitly authorizing AFM registration on the buyer’s behalf, extending the full preparation timeline to 14 days for most non-resident Golden Visa buyers completing the process from abroad without visiting Greece. MORE Group standard intake checklist confirms fiscal representative appointment before any DOY visit because lack of a Greek lawyer or accountant AFM blocks non-resident registration at the counter.
The document list for non-residents differs slightly from the standard list for Greek residents.
| Document | In-person | Via PoA |
|---|---|---|
| Valid passport (original + 2 copies) | Required | Certified copy only |
| Notarised PoA (if applicable) | Not needed | Required + apostille |
| Proof of foreign address (utility bill, bank statement) | Required | Required |
| Greek fiscal representative’s AFM (lawyer or accountant) | Required | Required |
| Completed M1 and M7 tax registration forms | Completed at DOY | Lawyer completes |
The fiscal representative is a person in Greece, almost always your lawyer, who accepts responsibility for ensuring you meet your Greek tax filing obligations. This appointment is required for non-residents and is recorded alongside your AFM at the DOY.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
What is Pink Slip for Non-Residents?
What is Pink Slip for Non-Residents requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
The pink slip (αποδεικτικό εγγραφής μη κατοίκου) is a mandatory separate DOY-issued certificate for non-resident AFM holders that formally records fiscal representative appointment and tax filing obligations outside Greece, which all four major Greek banks require as part of non-resident account opening KYC packages alongside valid passport, proof of foreign residential address dated within 90 days, and preliminary sales agreement or lawyer letter confirming property purchase purpose. MORE Group banking workflow allocates 5 to 10 business days for account opening after pink slip receipt, with Alpha Bank and Eurobank central Athens branches consistently accepting pink slips from non-residents in 2026 while branch-level discretion at National Bank of Greece and Piraeus Bank creates higher rejection rates for remote buyers attempting video KYC without in-person visits.
When a person without a Greek residential address registers for an AFM, the DOY issues a document known colloquially as the “pink slip”, officially the αποδεικτικό εγγραφής μη κατοίκου (registration certificate for non-residents). This is a separate document from the AFM certificate itself.
The pink slip serves two functions. First, it formally records your non-resident status for Greek tax purposes, which affects which tax forms you will be required to file. Second, it confirms the appointment of your fiscal representative. Banks require a copy of the pink slip when opening a non-resident account.
Non-residents who later establish a Greek address (for example, by renting a flat while the Golden Visa is processed) can update their registration status at the DOY. For Golden Visa buyers who do not intend to live in Greece, the pink slip remains their permanent registration document.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
What should foreign buyers know about opening a Greek Bank Account as a Non-Resident?
Why It Has to Be in Your Name
Circular 1/2026 payment proof documentation submitted to Ministry of Migration requires bank transfer records showing funds moving from a foreign account into a Greek account held in the exact name appearing on the property notarial deed, with joint accounts shared with non-deed spouses or company accounts where the individual buyer is not the named holder creating documentary gaps that Phase 1 reviewing officers reject as insufficient proof of personal €400,000 or €800,000 investment under Law 5100/2024 qualifying conditions. MORE Group underwriting checklist flags any buyer planning to use a spouse’s account, a corporate account, or a joint account where the deed name is only one of multiple holders, because Ministry case file returns for these account mismatches added 15 to 30 days to average 2026 Golden Visa timelines when buyers had to open corrected accounts and re-wire purchase funds through the proper name match.
The Circular 1/2026 payment proof requirement is specific: the transfer from a foreign bank must arrive in an account held in the name of the property buyer. A joint account, for example, shared with a spouse who is not on the deed, creates ambiguity that reviewing officers have flagged in practice. An account in a company name, where the individual buyer is not the named account holder, has been rejected as insufficient. Open a personal account in exactly the name that will appear on the property deed.
Which Banks Work for Non-Residents
All four major Greek banks offer non-resident accounts, but branch-level discretion is significant.
| Bank | Non-resident accounts | Remote opening available | Notes |
|---|---|---|---|
| Alpha Bank | Yes | Selectively | Well-regarded by property lawyers for non-resident KYC process |
| Eurobank | Yes | Selectively | English-language service available at several Athens branches |
| National Bank of Greece (NBG) | Yes | No (as of 2026) | Requires in-person attendance for non-resident initial registration |
| Piraeus Bank | Yes | Limited | Branch policies vary significantly |
Remote opening, without physically visiting Greece, requires certified passport copies, proof of source of funds, a letter from your lawyer, and often a video KYC call. Not all branches are equipped for this. If you are managing the purchase entirely remotely, confirm the remote account opening policy with the specific branch before committing to the route; your lawyer can typically recommend a branch officer they have worked with for this purpose.
Documents Required for Account Opening
Banks conducting KYC on non-resident property buyers typically request: valid passport, pink slip (AFM non-resident certificate), proof of foreign residential address (utility bill or bank statement dated within 90 days), proof of source of funds (salary slips, tax returns, investment account statements), and a letter from your Greek lawyer confirming the purpose of the account. Some branches also request the preliminary sales agreement (private contract) to establish the purpose of the incoming funds.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
What should foreign buyers know about wiring the Purchase Funds: What Circular 1/2026 Requires?
Circular 1/2026 payment chain mandates that Golden Visa purchase funds wire from a foreign bank account into the buyer-named Greek account first, then transfer from that Greek account to the notary’s client escrow within 3 to 5 business days of the scheduled deed date, with 3.09 percent transfer tax on the AADE-assessed taxable value approximately €12,360 on a €400,000 regional tier purchase paid separately through TAXISnet online portal before the notary will execute the final deed. MORE Group transaction protocol requires buyers to hold the full purchase price plus transfer tax plus €2,000 to €3,000 buffer for notary and registration fees in the Greek account at least 2 weeks before the target notary date, because international wire delays or SWIFT reference errors that prevent timely escrow payment push closing dates by 1 to 2 weeks in roughly 12 percent of 2026 non-resident transactions based on lawyer case file data.
The payment chain for a Golden Visa purchase under Circular 1/2026 must be documentable from start to finish. The standard approach is:
- Transfer purchase funds from your overseas account to your Greek bank account. Ensure the transfer reference clearly states your name and the property address.
- From your Greek account, transfer to the notary’s client escrow account on the date specified in the preliminary sales agreement.
- The notary records the transfer in the deed as proof of payment.
- Your lawyer collects the bank confirmation of the Greek-to-escrow transfer as documentary evidence for the permit application.
The transfer tax (3.09% of the taxable value set by the AADE, not necessarily the contracted sale price) must be paid separately via bank transfer through the TAXISnet portal before the notary will proceed with the deed. For a property with a taxable value of €400,000, transfer tax is approximately €12,360. This amount should be held in your Greek account in addition to the purchase price.
See the cost of buying property in Greece guide for the full cost stack including notary fees, land registry charges, and lawyer fees at 1 to 1.5% of purchase price.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
How does Remote vs In-Person: What Actually Requires Your Presence compare?
How does Remote vs In-Person: What Actually Requires Your Presence compare requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
A common misconception among buyers is that the entire purchase can be managed remotely via a PoA. Most of it can, but certain steps have traditionally required in-person attendance.
| Step | Remote via PoA | In-person required | Notes |
|---|---|---|---|
| AFM registration | Yes | No | PoA must include explicit authority for AADE registration |
| Greek bank account opening | Sometimes | Sometimes | Depends on bank branch and KYC requirements |
| Preliminary sales agreement | Yes | No | Lawyer signs under PoA |
| Notarial purchase deed | Yes | No | Lawyer signs under PoA |
| Permit application filing | Yes | No | Digital submission via e-portal |
| Biometrics for permit card | No | Yes | Must attend in person; one trip required |
The single step that cannot be completed remotely is biometric registration for the five-year permit card. Everything up to that point can, in principle, be managed through a PoA. Most buyers make one trip to Greece, for property viewing and due diligence, and then one later trip for biometrics. For full context on the permit application phases, see the Greece Golden Visa processing timeline guide.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
Insider tip: MORE Group underwriting in 2026 sequences engineer certificate, cadastre extract, and bank traceability before reservation wires, not after.
What should foreign buyers know about timeline: When to Start Each Step?
What should foreign buyers know about timeline: When to Start Each Step requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
AFM registration and Greek bank account opening are sequential prerequisites requiring 4 to 6 weeks total lead time before the notary deed date, not final-week formalities, because each step gates the next with realistic processing windows: 1 to 3 business days in-person AFM or 14 days via PoA, then 5 to 10 business days bank account opening after AFM confirmed, then 3 to 5 business days international wire settlement to the Greek account, then 1 to 3 days transfer tax payment via TAXISnet before the notary will schedule the deed signing. MORE Group critical path analysis shows buyers who start AFM registration at least 28 days before their target notary date avoid the scramble that delays 1 in 4 Golden Visa closings in 2026 when buyers underestimate bank account KYC processing times or encounter SWIFT wire rejections requiring re-submission and 3 to 5 additional business days.
The AFM and bank account are not transaction formalities that can be deferred to the final week. They are prerequisites. Each has a realistic lead time, and the steps are sequential.
| Step | Lead time | Start when |
|---|---|---|
| PoA preparation and apostille (if remote) | 2 to 3 weeks | As soon as property identified |
| AFM registration (in-person) | 1 to 3 business days | At least 6 weeks before notary date |
| AFM registration (via PoA) | 1 to 2 weeks after lawyer receives PoA | After PoA arrives in Greece |
| Greek bank account opening | 5 to 10 business days after AFM confirmed | Immediately after AFM received |
| Funds transfer to Greek account | Allow 3 to 5 business days international wire | At least 2 weeks before notary date |
| Transfer tax payment | Same day via TAXISnet | 1 to 3 days before notary date |
Missing the bank account step is one of the most common mistakes foreign buyers make, often because agency marketing focuses on property selection rather than administrative prerequisites. The Greece Golden Visa mistakes guide covers this and several other procedural errors that cause avoidable delays.
Insider tip: MORE Group case files show buyers who open Alpha Bank or Eurobank non-resident accounts within 5 days after AFM, then allow 3 days for international wires before transfer tax at 3.09 percent, avoid the notary week scramble that delays 1 in 4 Golden Visa deeds in 2026.
MORE Group underwriting snapshot for Golden Visa bank setup requires AFM within 14 days via DOY or PoA, pink slip for non-residents, Greek account in the exact deed name, and Circular 1/2026 payment proof showing overseas wire into that account before notary escrow on a €400,000 purchase. Transfer tax near €12,360 must sit in the account alongside the headline price at 3.09 percent of taxable value. Phase 1 Ministry review under Circular 1/2026 returns files missing Greek bank statements, resetting the 15-day completeness clock. Alpha Bank and Eurobank branches in central Athens open non-resident accounts in 5 to 10 business days when pink slip and source-of-funds packets are complete. Start AFM and account at least 28 days before target notary date on a standard €400,000 regional tier file.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
How This Connects to the Golden Visa Application
How This Connects to the Golden Visa Application requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
- Bank transfer records showing funds moving from your named Greek account to the notary’s escrow
- The notarial deed referencing full payment
- A bank statement confirming the transfer date and amount in your name
An application file missing the Greek bank transfer records is returned under Circular 1/2026’s unified documentation standard, resetting your queue position. This is one of the most reliably avoidable causes of permit delay. For a full picture of how the permit phase fits into the overall process, see the Golden Visa property guide for 2026.
Golden Visa bank and AFM setup for a €400,000 property purchase requires AFM registration free at DOY within 3 days in person or 14 days via PoA, pink slip issuance for non-residents, and a Greek account opened in 5 to 10 business days before wires arrive from abroad. Circular 1/2026 Phase 1 rejects files when €12,360 transfer tax at 3.09 percent is not paid from the buyer-named account before deed. MORE Group case study files show one missing SWIFT confirmation adds 15 days to Phase 1 completeness review and pushes notary dates by 3 weeks in 2026. Biometric enrolment still requires one in-person Greece trip after Phase 2 approval even when PoA covers deed signing remotely under Circular 1/2026 rules. Lawyer retainers at 1 to 1.5 percent of price typically include AFM filing when bundled with deed work.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
What the Total Cost Picture Looks Like
What the Total Cost Picture Looks Like requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
- AFM registration: free at DOY; included in lawyer engagement fee if done via PoA
- Bank account opening: no fee at most Greek banks for basic non-resident current accounts; some branches charge a monthly maintenance fee of €3 to €8
- Lawyer fee covering all purchase steps including AFM, due diligence, deed, and permit application: 1 to 1.5% of purchase price
- Transfer tax: 3.09% of the AADE-assessed taxable value
- Notary and land registry: approximately 1 to 1.5% of purchase price combined
Total acquisition costs for a Golden Visa property typically run 7% to 10% of purchase price. The full breakdown is in the Greece property buying cost guide.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
What is Greek Mobile Number Problem: Practical Solutions?
What is Greek Mobile Number Problem: Practical Solutions requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
The TAXISnet portal requires a Greek mobile number for SMS verification. Foreign numbers are rejected. Buyers who want to manage any part of the process digitally through TAXISnet, including paying transfer tax online, have four practical options:
- Prepaid Greek SIM card: Purchase a SIM from Cosmote, Vodafone GR, or Wind Hellas before or on arrival in Greece. A prepaid SIM costs €5 to €15 and is available at airports, convenience stores, and telecom shops. Registration uses your passport. The SIM is activated immediately.
- Use a eSIM: Some Greek operators offer eSIM for international users. Check current availability directly with operators, as this changes.
- Delegate transfer tax payment to your lawyer: Lawyers can pay transfer tax on behalf of their clients through their own TAXISnet access. Most do this as standard.
- Pay at the bank counter: Transfer tax can be paid at a bank branch directly rather than via TAXISnet. This adds a step but removes the mobile number dependency entirely.
Most buyers who use a lawyer for the full transaction have the lawyer handle TAXISnet payments. For buyers managing parts of the process independently, the prepaid SIM is the simplest solution.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
What buyer scenarios fit greece golden visa bank account afm?
What buyer scenarios fit greece golden visa bank account afm requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
Yield-focused investor: Model net yield after ENFIA, flat 15% rental tax (or progressive scale if elected), 20 to 25% management, and 4 to 6 weeks vacancy. Compare gross 4 to 6% Riviera LTR with your home-market net benchmark.
Cash lifestyle buyer: Accept lower nominal yield for walkability, schools, and flight access. Stress-test FX on EUR entry and future exit; Greece CGT remains suspended but not guaranteed indefinitely.
Apply this decision framework to greece golden visa bank account afm before you sign a preliminary agreement.
Frequently Asked Questions
Yes. An AFM (Arithmos Forologikou Mitroou), Greece's nine-digit tax registration number, is mandatory for every property buyer regardless of nationality. You cannot pay the 3.09% transfer tax, sign the notarial deed, or open the Greek bank account required by Circular 1/2026 without a valid AFM. The AFM is issued free of charge at any Greek tax office (DOY) or, in limited cases, online via TAXISnet.
Yes, if you grant a Greek lawyer power of attorney (PoA) before leaving your home country. Your lawyer attends the DOY on your behalf and obtains the AFM using certified copies of your passport and the PoA document. This is the most common route for buyers who complete most of the purchase process remotely. Lawyer fees for this specific step fall within the overall engagement fee of 1 to 1.5% of purchase price.
Circular 1/2026 requires that the full purchase price be traceable through a Greek bank account in your name. A wire transfer sent directly from a foreign bank to the notary's escrow account, without passing through your named Greek account, is no longer reliably accepted as proof of payment for the permit application. The Greek account creates the documentary chain the Ministry of Migration needs to approve your Golden Visa permit.
The pink slip (αποδεικτικό εγγραφής μη κατοίκου, registration certificate for non-residents) is issued by the DOY when a person without a Greek address registers for an AFM. It confirms non-resident status for tax purposes, specifies your fiscal representative in Greece (typically your lawyer), and is required by banks when opening a non-resident account. Greek residents receive a standard registration certificate instead.
Alpha Bank, Eurobank, National Bank of Greece (NBG), and Piraeus Bank all offer non-resident accounts. Alpha Bank and Eurobank have been most consistently cited by property lawyers as non-resident-friendly, particularly at branches in central Athens. Remote account opening without visiting Greece is offered selectively and requires certified passport copies, source-of-funds documentation, a lawyer letter, and often a video KYC call.
Start at least four to six weeks before your target notary date. AFM registration takes one to three business days in person or up to two weeks via PoA. Bank account opening adds five to ten business days after the AFM is confirmed. You also need time to wire funds to the Greek account (three to five business days for international transfers) before paying transfer tax and completing the deed.
No. The Greek AFM is a permanent tax identification number issued free of charge. It does not expire and remains valid for all future tax obligations in Greece: annual property declarations (E9 form), rental income reporting, and transfer tax on any future sale. Keep your AFM certificate and ensure your fiscal representative's contact details remain current with the DOY.
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