Quick answer: Every property transfer in Greece requires a notary. The notary is a neutral public official, not your legal adviser, who authenticates the deed and verifies formal compliance. Fees run 0.8 to 1.2% of the objective value and are paid by the buyer. The 3.09% FMA transfer tax must be settled with the tax authority before the deed is signed.
The notary appointment is the single most consequential moment in any Greek property purchase, yet it is also the most misunderstood. Many foreign buyers arrive expecting the notary to play the same advisory role a solicitor fills in the UK or a closing attorney in the US. In Greece, the notary is a state-appointed official whose function is neutrality and formal authentication, not client advocacy. Understanding this distinction before you sign prevents expensive surprises. The full purchase sequence is in the step-by-step buying guide. Total acquisition costs, including notary, transfer tax, and legal fees, are mapped in the cost of buying property guide.
What the Greek Property Notary Does: and What They Don’t
A Greek notary (symvolaios) holds a state licence to execute legally binding documents. For property, their core functions are: verifying the identities of both parties, confirming that FMA transfer tax has been paid, reading the deed aloud in full to both parties, and certifying the final contract with their seal and signature. The executed deed then constitutes conclusive proof of the transaction for the Cadastre and any future legal proceedings.
What the notary explicitly does not do: they will not search title history for defects, identify urban planning violations, check for unpaid ENFIA (property tax), trace inheritance claims, or advise on whether the contract terms favour the buyer. These tasks belong to your independent lawyer.
| Function | Notary | Independent Lawyer |
|---|---|---|
| Authenticates deed and parties’ identities | Yes | No |
| Verifies FMA payment before signing | Yes | No |
| Reads deed aloud at appointment | Yes | No |
| Conducts title search (20+ years) | No | Yes |
| Checks ENFIA clearance and mortgage encumbrances | No | Yes |
| Reviews preliminary agreement terms | No | Yes |
| Advises on Golden Visa compliance | No | Yes |
| Represents buyer’s interests | No | Yes |
| Submits deed to Cadastre post-signing | Yes | No |
The clearest rule: hire a lawyer for due diligence first, then engage the notary to execute a transaction that your lawyer has already confirmed is clean. Attempting to use the notary as a cost-saving substitute for legal advice is the most common expensive mistake made by first-time foreign buyers in Greece. See the foreign buyer guide for the full professional team structure recommended for non-Greek purchasers.
The Greek notary (συμβολαιογράφος) is a public officer who drafts the deed, verifies that the mandatory documents are present, reads the deed aloud in Greek to both parties, and records the transaction in the Notarial Register. Notary fees run 0.8% to 1.2% of the contract price plus 24% VAT, so about €5,952 on a €400,000 purchase at the upper rate. What the notary does not do is act for you. They do not run a title search back through the ownership chain, they do not verify that the certified usable area meets the 120 square metre Golden Visa rule, they do not check for unpermitted construction beyond what the Electronic Building Identity records, and they do not negotiate. Every one of those is the buyer’s lawyer’s job, at a further 1% to 1.5% plus VAT, and the notary’s involvement is not a substitute for it.
How Much Does the Greek Notary Charge?
Notary fees in Greece are not freely negotiable, they follow a legally regulated scale based on the property’s objective value. The objective value is the government’s officially assessed value of the property, separate from the market price you negotiate with the seller.
The statutory minimum scale runs approximately 0.8% on the objective value for transactions above €100,000, stepping up slightly for complex deeds involving multiple parties, co-ownership, or cross-border elements. Most buyers are quoted an all-in rate of 1 to 1.2% which covers the deed preparation, certified copies for buyer, seller, and Cadastre, and the notary’s stamp charges.
| Objective Value | Notary Rate | Notary Cost |
|---|---|---|
| €100,000 | 1.2% | €1,200 |
| €200,000 | 1.0% | €2,000 |
| €280,000 | 1.0% | €2,800 |
| €400,000 | 0.9% | €3,600 |
| €600,000 | 0.85% | €5,100 |
| €800,000 | 0.8% | €6,400 |
The buyer pays the notary fee by convention. This is embedded in the preliminary agreement, confirm it explicitly in writing before appointing the notary.
Greek notary fees are set on a state-regulated sliding scale, running roughly 0.8% to 1.2% of the contract price plus 24% VAT, which on a €400,000 purchase is about €4,800 to €5,952 including VAT and on an €800,000 purchase about €9,600 to €11,904. Copies, certified extracts and the deed’s registration paperwork are charged on top, typically a few hundred euros. Two points are easy to miss. The fee is calculated on the higher of the contract price and the objective value, in the same way the transfer tax is, so a property with an objective value above the agreed price raises both charges together. And the notary’s fee buys the notarial act, not representation: your own lawyer at a further 1% to 1.5% plus VAT is what buys the title search, the encumbrance check and the area verification.
What Documents Does the Greek Notary Require?
Preparation is the single factor most likely to delay or abort a notary appointment. Greek notaries will not proceed if any document is missing. Compiling this list typically requires 10 to 15 business days for foreign buyers, so start as soon as the preliminary agreement is signed.
| Document | Applies To | Notes |
|---|---|---|
| Valid passport or EU ID | Buyer and Seller | Must be current; photocopies are insufficient |
| Greek AFM tax number | Buyer (mandatory) | Obtain via AADE before any purchase stage. See AFM guide |
| FMA transfer tax payment receipt | Buyer | Paid via TAXISnet before appointment; notary checks this |
| Preliminary purchase agreement | Both parties | Signed contract from earlier in the process |
| Engineer’s e-Building Identity certificate | Seller | Confirms no outstanding building violations |
| ENFIA clearance certificate | Seller | Proves all property tax is paid and up to date |
| Title deeds of seller | Seller | Confirming unencumbered ownership history |
| Mortgage/encumbrance-free certificate | Seller | Issued by Land Registry or Cadastre; lawyer obtains |
| Certified translation of identity documents | Buyer (non-Greek) | Required when documents are not in Greek or English |
| Power of attorney (if not attending in person) | Buyer | Must be notarised and apostilled if prepared abroad |
Your lawyer is responsible for obtaining the seller-side documents and confirming the complete list with the notary’s office at least two weeks before the appointment date. Confirm the AFM is registered early, the AFM guide explains the AADE process and typical timelines.
The Deed Signing Process, Step by Step
Six steps, and the second is the one that loses appointments. The notary verifies identity documents for all parties, then confirms the FMA transfer-tax receipt in the AADE system: this is a hard prerequisite and no deed proceeds without it, so the tax must already be paid rather than payable at completion. The deed is then read aloud in Greek, signed, and submitted for registration at the cadastre or mortgage office. Step 1, Identity verification. The notary inspects original identity documents for all parties. For foreign buyers using a power of attorney, the PoA document is checked against the representative’s ID.
Step 2, FMA receipt confirmation. The notary verifies the FMA payment receipt in the AADE system. This is a hard prerequisite, no deed proceeds without it. The 3.09% FMA is calculated on the higher of the agreed sale price or the objective value, paid before the appointment.
Step 3, Oral reading of the deed. Greek law requires the notary to read the full deed text aloud to all present parties. This is not waived for foreign buyers. If any party does not speak Greek, a certified interpreter must be present. The reading confirms all terms match what was agreed.
Step 4, Execution and signature. Each party signs the deed, followed by the notary’s signature and official seal. Each page is initialled. Multiple originals are produced, one for the buyer, one for the seller, one for the Cadastre, and one retained in the notary’s archive permanently.
Step 5, Immediate handover. The buyer receives a certified copy of the signed deed at the appointment. This copy is legally sufficient to prove ownership before Cadastre registration is completed.
When Do You Pay the 3.09% Transfer Tax?
FMA (Φόρος Μεταβίβασης Ακινήτων) is Greece’s property transfer tax, set at 3.09% since 2014. It applies to the higher of the agreed purchase price or the objective value and is collected by the Greek tax authority (AADE) before the notary deed is executed.
Payment is made via the TAXISnet tax portal using the property’s unique tax reference. Once paid, AADE issues a receipt that the notary checks in real time against their system. The entire FMA must be paid before the appointment, partial payment will result in the deed being refused.
For buyers targeting the Greece Golden Visa, note that FMA is calculated on objective value, not on the visa threshold price. A €400,000 qualifying purchase where the objective value is €300,000 attracts FMA of €9,270, not €12,360, a saving of over €3,000. This is one reason why objective values matter far beyond academic curiosity.
Do You Need an Interpreter at the Greek Notary?
Every document reaching a Greek notary must be in Greek or accompanied by a certified Greek translation, and the chain is longer than most buyers expect. Documents from Latin-alphabet countries usually need certified translation only. Documents in Cyrillic, Arabic, Hebrew, Chinese or other non-Latin scripts frequently need transliteration of names as well, and a transliteration that differs from an earlier Greek document is enough to send the file back. Budget two to three weeks. All documents submitted to the Greek notary must be either in Greek or accompanied by a certified translation into Greek. This requirement catches many foreign buyers off guard.
For EU citizens: documents from countries whose official language uses the Latin alphabet are often accepted with a certified translation only. For countries using non-Latin scripts (Cyrillic, Arabic, Chinese, etc.), a sworn translation by a certified translator registered in Greece is mandatory. Apostilles on foreign notarial documents must be accompanied by a Greek translation.
Power of attorney documents prepared abroad require:
- Notarisation by a notary in the country of origin
- An apostille (for Hague Convention countries) or legalisation by the Greek consulate
- A certified Greek translation of the full document
Allow three to four weeks for documents prepared outside the EU to clear all translation and apostille steps. Starting this process at the same time as the preliminary agreement is signed, not after, keeps the timeline on track.
Can You Sign a Greek Deed Remotely?
Greek law does not recognise remote video signing for a property transfer deed, in 2026 or at any point so far. Either you are in the notary’s office or someone is there holding a valid Greek-form power of attorney signed in person before a notary in your own country and apostilled. There is no third option, and no e-signature platform changes that. As of 2026, Greek law does not recognise remote video signing for property transfer deeds. The notary appointment requires either physical presence or a valid, in-person Greek power of attorney.
What is permitted: a buyer physically outside Greece may sign a notarised PoA in their home country (apostilled and translated) authorising a Greek lawyer or trusted representative to sign the deed in Greece on their behalf. The representative attends the notary appointment in person. This route is used by the majority of overseas buyers and by virtually all Golden Visa investors.
What is not permitted: videoconference signing, electronic signature platforms (DocuSign, Adobe Sign), or unsigned ratification after the fact. Any deed signed without physical presence of either the buyer or their PoA holder is void.
What Happens After the Deed Is Signed?
Signing the notary deed transfers legal ownership, but the process is complete only when the deed is registered with the Hellenic Cadastre (Κτηματολόγιο). The notary is legally required to submit the executed deed to the Cadastre within 30 days of signing. The buyer does not need to take any action for this submission.
Cadastre registration fees (separate from notary fees) run approximately 0.475 to 0.65% of the objective value and are paid at the time of submission. Confirm with your notary whether their quoted fee includes Cadastre submission or whether it is billed separately.
Full registration, meaning the buyer appears in the Cadastre database as the recorded owner, takes between three and six months in most Cadastre offices, and up to 12 months in overloaded regional offices. During this period, the certified copy of the deed you received at the appointment serves as proof of ownership for bank accounts, utility connections, and Golden Visa applications.
Properties in areas not yet mapped by the Hellenic Cadastre are registered in the older Land Registry (Ypothikofilakeio) system. Your lawyer will confirm which system applies to your specific property. The cadastre check guide covers how to verify existing registration status before purchase. Costs are detailed in the cost of buying property guide.
How Does Deed Registration Work in Athens?
Unlike common-law jurisdictions where lawyers handle the closing, in Greece, the Notary Public (συμβολαιογράφος) is an impartial public official appointed by the state to draft the final transfer deed, ensure tax compliance, and register the transaction.
Here is the step-by-step notary timeline and cost breakdown:
- Step 1: Document Gathering: The notary collected the seller’s ENFIA tax clearance, the engineer’s building identity certificate, the energy performance certificate, and the buyer’s FMA transfer tax payment receipt.
- Step 2: Deed Drafting and Reading: The notary drafted the 30-page transfer deed. Both the buyer’s and seller’s lawyers attended the reading at the notary’s office, where the deed was signed by all parties.
- Step 3: Electronic Registration: The notary submitted the signed deed electronically to the Hellenic Cadastre (Ktimatologio) portal within 48 hours.
The notary fee is legally regulated and paid by the buyer. The notary is responsible for calculating the exact objective value of the property and ensuring that all state taxes are paid before the deed is executed. Any error in the notary’s documentation can lead to the rejection of the land registry filing or the suspension of your Golden Visa application, making the selection of an experienced notary essential.
Notary and Deed Registration Checklist
- FMA Tax Payment Receipt: Verify that your lawyer has paid the 3.09% property transfer tax (FMA) online and obtained the official payment receipt from the tax portal (Taxisnet), as the notary cannot sign the deed without this proof.
- Electronic Building Identity Code: Confirm that the property’s unique Electronic Building Identity code is recorded on the first page of the deed, and that the certified square footage matches your purchase contract exactly.
- Land Registry Submission Proof: After signing, ensure your lawyer obtains the official registration certificate (πιστοποιητικό μεταγραφής) from the Land Registry or Cadastre, which is the final legal proof of your ownership.
Buyer scenarios
The deed is read aloud in Greek and the notary must be satisfied you understood it. If your Greek is not fluent, a sworn interpreter is required and has to be booked in advance; if you are not present, the power of attorney has to be in the notary’s hands, in Greek, days before the appointment. Almost every failed notary date is one of those two arrangements made too late. What the notary appointment requires depends on how you are buying, and the failure mode is almost always a missing document rather than a legal problem.
The buyer attending in person with adequate Greek. The deed is read aloud in Greek and signed in front of the notary. If your Greek is not fluent, the notary will require a sworn interpreter present, which must be arranged in advance rather than on the day.
The buyer completing by power of attorney. The most common route for foreign purchasers. The POA must be drafted to cover the specific transaction, signed before a notary in your home country, apostilled, and officially translated into Greek. Allow two to three weeks for that chain and check the scope carefully: a POA limited to signing an agreed deed is far safer than one that also permits your representative to negotiate terms.
The non-resident buyer signing close to the deadline. Transfer tax must already be paid and the AADE receipt in hand, the AFM issued, and the Pink Slip obtained. The notary will not execute the deed without all three, and the appointment slot is lost rather than delayed. Assemble these two weeks ahead, not in the signing week.
Frequently Asked Questions
Yes. Greek law requires that every freehold property transfer be executed before a licensed notary public (symvolaios). Without a notarised deed, the transaction has no legal effect and cannot be registered in the Hellenic Cadastre. There is no alternative, even cash purchases and related-party transfers must go through a notary.
Notary fees are regulated by law and calculated on the property's objective value, the government's official assessed value, not the negotiated purchase price. The rate ranges from approximately 0.8% to 1.2% of the objective value, inclusive of document preparation, certified copies, and legal stamp duties. On a €400,000 property with an objective value of €280,000, expect notary fees of €2,240 to €3,360.
By established practice and contractual custom, the buyer pays the notary fee. This is not set by statute but by convention confirmed in the preliminary purchase agreement. In rare cases, parties agree to split costs, always specify this in writing in the preliminary contract before notary appointment.
You do not need to be physically present if you grant a Greek-registered power of attorney (PoA) to a licensed lawyer in Greece. The PoA itself must be notarised, either by a Greek notary in Greece, or by a notary in your home country and legalised with an apostille. Remote video signing is not legally recognised for property deeds in Greece as of 2026.
Foreign buyers need: a valid passport (or EU ID), their Greek AFM tax number, proof of transfer tax (FMA) payment receipt, a certified translation of non-Greek identity documents (if required), the preliminary purchase agreement, the seller's proof of clean ENFIA tax status, and an engineer's e-building permit certificate. The notary's office will confirm the exact checklist specific to your transaction at least two weeks before the appointment.
After signing, the notary submits the executed deed to the Hellenic Cadastre (or Land Registry in areas not yet cadatered) within 30 days. The buyer receives a certified copy of the deed immediately after signing. Full cadastre registration typically completes within 3 to 6 months, at which point the buyer appears as the legal owner in the national register.
Before. FMA transfer tax is paid directly to the Greek tax authority (AADE) via the tax portal (TAXISnet) prior to the notary appointment. The notary verifies the FMA payment receipt before proceeding to execute the deed. Without this receipt, the deed cannot be signed. Your lawyer or the notary's office will guide the precise payment sequence.
No. The Greek notary is a neutral public official who authenticates the transaction and verifies formal legality, they do not represent either buyer or seller. The notary will not conduct title searches, flag encumbrances, or negotiate contract terms on your behalf. A separate independent lawyer is essential for due diligence, title checks, and protecting your specific interests.
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