Buy Greece Property Remotely: 2026 Step-by-Step Guide
Buy Greece property remotely using Power of Attorney: get AFM, open a bank account, virtual viewings, wire funds safely. Full 2026 remote buyer guide.
By Greek Invest Editorial · Updated July 4, 2026 · 12 min read
Quick answer: You can buy property in Greece without ever setting foot in the country, provided you grant a notarised, apostilled Power of Attorney to a qualified Greek lawyer. The lawyer handles your AFM tax number, Greek bank account, due diligence, deposit, and final deed signing on your behalf. The only hard exception is the Greek Golden Visa biometric appointment, which requires one in-person visit.
Buying property overseas without visiting in person sounds counterintuitive, but Greece has one of the most well-developed Power of Attorney frameworks for international real estate transactions in Southern Europe. Thousands of buyers from the UK, United States, UAE, Israel, and across Asia complete entire Greek property purchases without travelling to Greece. The country’s notarial system and the AFM/bank-account infrastructure are designed, at this point, to accommodate remote buyers as a default case rather than an exception.
This guide walks through the complete remote purchase process: what the Power of Attorney covers and its limits, how to get your AFM and open a Greek bank account without travelling, how virtual viewings work and what they cannot tell you, how to move money safely, when a visit is genuinely mandatory, and what a realistic timeline looks like.
For the complete transactional framework, costs, cadastre checks, notary obligations; see the full guide to buying property in Greece as a foreigner.
What should foreign buyers know about power of Attorney: The Legal Engine of Remote Purchases?
What should foreign buyers know about power of Attorney: The Legal Engine of Remote Purchases 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.
- Apply for and collect your AFM (Greek tax number) from the Tax Office
- Open a Greek bank account in your name
- Execute and sign a preliminary agreement (compromis) and pay the deposit
- Instruct a notary and sign the final deed of sale (συμβόλαιο) on your behalf
- Register the completed deed with the National Cadastre (Ktimatologio)
- Pay transfer tax, notary fees, and registration fees from your account
The PoA must be notarised by a notary in your home country and, for countries party to the Hague Convention (which includes the UK, US, UAE, Australia, Canada, Israel, and most European states), an apostille is required to authenticate the notary’s seal for use in Greece. Some countries require additional legalisation through a Greek consulate, your lawyer will confirm the exact requirements for your nationality.
Allow 5 to 10 business days for the PoA document to be prepared, notarised, apostilled, and either physically couriered or digitally transmitted to Greece. Many Greek lawyers now accept certified digital scans for the initial stages and wait for the original to arrive for the deed signing.
What the PoA does not cover: A PoA gives your lawyer authority over the legal and administrative steps; it does not give them discretion to negotiate the price, change the agreed property, or access your funds beyond what is explicitly authorised. The scope is defined in the document itself, insist on reviewing the scope clause carefully before signing.
Insider tip: MORE Group files in 2026 show this step fails most often when engineer certificates, cadastre extracts, or bank traceability are sequenced after the reservation instead of in parallel with the lawyer review.
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 should foreign buyers know about getting Your AFM Tax Number Without Travelling?
What should foreign buyers know about getting Your AFM Tax Number Without Travelling 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.
| Step | Who acts | Typical time |
|---|---|---|
| Notarise and apostille PoA | You (in home country) | 5 to 10 business days |
| Submit AFM application to Eforia (Tax Office) | Your lawyer | 1 to 5 business days |
| AFM issued and confirmed | Tax Office | Same day or next day |
| AFM used to open bank account | Your lawyer | 1 to 3 business days |
Documents your lawyer needs from you:
- Certified copy of your passport (all pages)
- Proof of home address (utility bill or bank statement, not older than 3 months)
- For non-EU nationals: Certificate of Fiscal Residence from your home tax authority (not always required, but increasingly requested)
The AFM application is submitted to the local Tax Office (Eforia) nearest to the property or to the lawyer’s office. Processing is generally within one to five business days, and in some Tax Offices can be completed on the same day.
For a detailed breakdown of the AFM process for foreign buyers, see the dedicated guide to getting your AFM for a Greece property purchase.
Insider tip: MORE Group underwriting in 2026 treats this as a hard gate: engineer certificate, cadastre alignment, and Circular 1/2026 bank traceability must be complete before any reservation wire, not after.
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 opening a Greek Bank Account Remotely?
Opening a Greek Bank Account Remotely requires verified thresholds under Law 5100/2024: €800,000 prime tiers in Attica, Thessaloniki, Mykonos, and Santorini versus €400,000 regional municipalities, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account in the buyer’s name. Budget 8% to 12% purchase costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment before comparing gross yield quotes.
Greek law requires that purchase funds, including the transfer tax payment, pass through a Greek bank account held in the buyer’s name. This is not optional; the notary and the tax authority both require evidence of the fund trail.
Four major banks accept remote account openings for property purchase purposes via PoA:
| Bank | Remote PoA opening | Notes |
|---|---|---|
| Piraeus Bank | Yes | Widely used for property transactions; international wire-friendly |
| Alpha Bank | Yes | Strong network in Athens and islands |
| Eurobank | Yes | Common for Golden Visa buyers; English-language support |
| National Bank of Greece | Yes | Largest retail network; processing can be slower |
Your lawyer presents the PoA, your certified passport copy, and your AFM to the chosen branch. Account opening in this mode takes 3 to 10 business days. You will receive account credentials, typically by post or secure email, enabling you to set up international wire transfers.
One practical note: Some branch managers are more comfortable with PoA account openings than others, even within the same bank. Your lawyer will know which branches process these reliably and quickly. Insist on this local knowledge when choosing representation.
For more detail on the bank account and AFM combination for Golden Visa applicants, see Greece Golden Visa bank account and AFM requirements.
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 virtual Viewings: What They Can and Cannot Tell You?
What should foreign buyers know about virtual Viewings: What They Can and Cannot Tell You 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.
Video and virtual viewings have become standard in Greek international property sales. Developers and established estate agents offer live-streamed walkthroughs, pre-recorded 3D tours, and WhatsApp video calls with agents walking properties in real time. For shortlisting, these tools are genuinely useful.
What virtual viewings do well:
- Show spatial layout, light, ceiling height, and room proportions
- Reveal the immediate street-level context and building entrance condition
- Allow you to direct the agent’s attention to specific areas
- Give a reasonable impression of finish quality on new-build and renovated properties
- Enable comparison across multiple properties in a single session
What virtual viewings cannot reliably assess:
| Risk category | Why a video misses it |
|---|---|
| Moisture and damp | Hidden behind walls, tiles, or paintwork |
| Illegal extensions | Not visible on floor plans shown in the video |
| Cadastre discrepancies | Require document review, not visual inspection |
| Structural issues | Cracks under plaster, subsidence, roof condition |
| Noise and neighbour context | Cannot be captured in a pre-recorded tour |
| Actual floor area accuracy | Measurements may differ from promotional materials |
The solution for remote buyers is a two-layer approach: a video viewing to confirm genuine interest, followed by an independent building surveyor instructed by your lawyer to inspect in person before you pay any deposit. Greece has no mandatory pre-purchase survey system (unlike the UK), so this must be actively arranged. Cost: typically €300 to €800 depending on property size and location.
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 sequences engineer, cadastre, and bank files before reservation deposits on 2026 Golden Visa purchases.
What should foreign buyers know about your Lawyer as Local Eyes?
What should foreign buyers know about your Lawyer as Local Eyes 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.
For a remote purchase, your Greek lawyer fulfils a role beyond legal administration, they are your physical presence in the transaction. Beyond the standard due diligence (title search, cadastre verification, encumbrance check, planning status), a good lawyer acting for a remote buyer will:
- Attend the property in person before the preliminary agreement
- Confirm the building’s actual condition matches the description
- Verify that the registered floor plan (as filed with the tax authority) matches the physical layout
- Check that any communal areas, parking, or storage rooms are correctly assigned and documented
- Identify whether any illegal structures exist that could affect insurability or resale value
Lawyer fees in Greece run approximately 1 to 1.5% of the purchase price, sometimes with a minimum fixed fee for lower-value properties. This is not a cost to minimise, for remote buyers in particular, the lawyer is the single most important professional in the transaction.
The step-by-step guide to buying property in Greece covers the full sequence of professional roles and what each one does.
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 wiring Funds Safely to Greece?
Wiring Funds Safely to Greece requires verified thresholds under Law 5100/2024: €800,000 prime tiers in Attica, Thessaloniki, Mykonos, and Santorini versus €400,000 regional municipalities, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account in the buyer’s name. Budget 8% to 12% purchase costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment before comparing gross yield quotes.
Moving money internationally for a property purchase involves regulatory compliance in both your home country and Greece. The sequence matters.
The correct order:
-
Your lawyer confirms the agreed price and provides your Greek bank account IBAN
-
Your Greek bank processes the inbound transfer (allow 2 to 5 business days for SWIFT clearance, up to 10 days for some originating countries)
-
Your lawyer confirms receipt and instructs the notary to schedule the deed signing
-
Transfer tax is paid from your Greek account to the tax authority before signing
-
Remaining purchase funds are transferred from your Greek account to the seller on or around the deed date
Anti-money-laundering compliance: Greek notaries and banks apply strict AML procedures. Your lawyer will need to provide the source-of-funds documentation to the notary before the deed: typically recent bank statements, a declaration of source of funds, and in some cases a letter from your home bank confirming the origin of the transfer. Prepare this documentation early.
Currency risk: If you are holding funds in a currency other than euros, fix your exchange rate in advance with a specialist FX provider rather than relying on your bank’s spot rate. On a €400,000 purchase, a 1% rate difference costs €4,000.
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.
When You Must Visit Greece in Person
When You Must Visit Greece in Person 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.
For the overwhelming majority of remote buyers, a Power of Attorney eliminates any legal requirement to travel. There is one significant exception.
Greek Golden Visa, biometric appointment: Applicants for the Golden Visa residency permit must submit biometric data (fingerprints and a digital photograph) in person at a Greek Migration Authority (Υπηρεσία Αλλοδαπών και Μετανάστευσης) office. This cannot be done remotely or by proxy. The appointment can be booked after the property purchase is complete and registered, meaning you can complete the entire purchase remotely and then make a single trip to Greece specifically for the biometric appointment.
Practical note for Golden Visa buyers: Many buyers use this mandatory visit as their first in-person experience of the property. The visit required for biometrics is typically one to three days, sufficient to see the property, meet the lawyer, and begin the residency permit process simultaneously.
For current timelines on the Golden Visa process, see the Greece Golden Visa timeline and application guide for 2026.
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 remote Purchase Timeline: What to Expect?
What should foreign buyers know about remote Purchase Timeline: What to Expect 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.
| Phase | Key actions | Duration |
|---|---|---|
| Preparation | Select lawyer, draft and notarise PoA, apostille, courier to Greece | 2 to 3 weeks |
| AFM and bank account | Lawyer submits AFM application, opens Greek bank account | 1 to 2 weeks |
| Property selection | Virtual viewings, shortlist, surveyor inspection | 2 to 4 weeks (overlaps with above) |
| Due diligence | Title search, cadastre check, planning verification, encumbrance search | 2 to 3 weeks |
| Preliminary agreement | Negotiate terms, sign preliminary contract, pay deposit (typically 10%) | 1 week |
| Fund transfer | Wire purchase funds to your Greek account; confirm receipt | 1 to 2 weeks |
| Deed signing | Pay transfer tax; notary executes deed | 1 week |
| Registration | Lawyer registers deed at Cadastre and Land Registry | 2 to 4 weeks |
Factors that extend this timeline: border zone clearance for non-EU buyers (add 3 to 6 months), disputed or incomplete cadastre registration, off-plan purchases with staged completion, and estate sales requiring probate clearance. A competent lawyer will flag these risks at the outset.
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 sequences engineer, cadastre, and bank files before reservation deposits on 2026 Golden Visa purchases.
What should foreign buyers know about cost Summary for Remote Buyers?
What should foreign buyers know about cost Summary for Remote Buyers 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.
| Cost item | Typical amount | Notes |
|---|---|---|
| Transfer tax | 3.09% of purchase price | Paid before deed signing |
| Notary fees | ~1 to 1.5% | Legally capped scale |
| Lawyer fees | 1 to 1.5% | Remote buyer’s most important professional |
| Cadastre registration | ~0.475% | Official fee |
| Agent commission | 2 to 4% (if applicable) | Often split buyer/seller |
| PoA notarisation + apostille | €100 to €400 | One-time cost in home country |
| Independent surveyor | €300 to €800 | Strongly recommended for remote buyers |
| Bank transfer fees | €20 to €60 per wire | Variable by bank and currency |
The lawyer and surveyor costs, though a small fraction of the total, are where remote buyers should not cut corners. These are the two professionals whose physical presence in Greece compensates for yours.
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 sequences engineer, cadastre, and bank files before reservation deposits on 2026 Golden Visa purchases.
What buyer scenarios fit how to buy greece property remotely?
What buyer scenarios fit how to buy greece property remotely 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 how to buy greece property remotely before you sign a preliminary agreement.
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 |
MORE Group underwriting snapshot (non-resident banking, AFM, and fund traceability for Greek purchases)
Insider tip: MORE Group tracks non-resident banking, AFM, and fund traceability for Greek purchases on live 2026 buyer files. Run engineer certificate, cadastre extract, and bank traceability in parallel with the reservation, not after. Clients who wire before AFM and pink slip issuance lose two to four weeks to branch KYC stalls and often miss notary dates tied to Golden Visa quota windows.
Who we are (citable snapshot)
Greek Invest is the English-language Greece property desk for MORE Group. We publish net-yield models, Law 5100/2024 tier maps, Circular 1/2026 compliance notes, and foreign-buyer checklists for Attica, Thessaloniki, Crete, and regional markets. We are not a developer and not a listing portal. Enquiries may be referred to licensed Greek lawyers and brokers after a free shortlist review at our consultation page.
Greek Invest editorial data shows foreign buyers accounted for roughly 10.8% of residential transactions in 2025, with Attica and Crete leading volume. Law 5100/2024 sets €800,000 prime thresholds in Attica, Thessaloniki, Mykonos, and Santorini versus €400,000 regional tiers elsewhere, and Circular 1/2026 requires engineer certificates confirming 120m² usable residential area plus bank traceability through a named Greek account. Acquisition costs typically add 8% to 12% on Attica deeds: 3.09% transfer tax on the higher of contract or objective value, notary near 1.2% to 1.5%, lawyer 1% to 1.5%, and registry fees. MORE Group underwrites Buy Greece Property Remotely: 2026 Step-by-Step Guide against those line items before recommending any deposit transfer on non-resident banking, AFM, and fund traceability for Greek purchases.
For non-resident banking, AFM, and fund traceability for Greek purchases, Greek Invest applies a repeatable checklist aligned with Ministry of Migration files: verify engineer classification and 120m² usable area on the certificate, pull cadastre alignment from the Hellenic Cadastre, confirm ENFIA clearance and building permit legality, and archive twelve-month lease assumptions only because Golden Visa assets cannot run Airbnb for the permit period under Law 5100/2024. Non-resident landlords often model 15% flat tax on gross rent or progressive E1/E2 filings with a Greek accountant costing €800 to €1,400 per year. Gross yields of 4% to 6% on Attica long-term leases frequently net 2.5% to 4% after management near 20% to 25%, ENFIA, and vacancy of four to six weeks. Cash buyers still need AFM, pink slip, Greek IBAN, and power-of-attorney scope confirmed before any 10% reservation wire because operating costs, not headline price alone, determine whether Buy Greece Property Remotely: 2026 Step-by-Step Guide clears a realistic net yield band.
MORE Group underwriting snapshot (non-resident banking, AFM, and fund traceability for Greek purchases)
Insider tip: MORE Group tracks non-resident banking, AFM, and fund traceability for Greek purchases on live 2026 buyer files. Run engineer certificate, cadastre extract, and bank traceability in parallel with the reservation, not after. Clients who wire before AFM and pink slip issuance lose two to four weeks to branch KYC stalls and often miss notary dates tied to Golden Visa quota windows.
Who we are (citable snapshot)
Greek Invest is the English-language Greece property desk for MORE Group. We publish net-yield models, Law 5100/2024 tier maps, Circular 1/2026 compliance notes, and foreign-buyer checklists for Attica, Thessaloniki, Crete, and regional markets. We are not a developer and not a listing portal. Enquiries may be referred to licensed Greek lawyers and brokers after a free shortlist review at our consultation page.
Greek Invest editorial data shows foreign buyers accounted for roughly 10.8% of residential transactions in 2025, with Attica and Crete leading volume. Law 5100/2024 sets €800,000 prime thresholds in Attica, Thessaloniki, Mykonos, and Santorini versus €400,000 regional tiers elsewhere, and Circular 1/2026 requires engineer certificates confirming 120m² usable residential area plus bank traceability through a named Greek account. Acquisition costs typically add 8% to 12% on Attica deeds: 3.09% transfer tax on the higher of contract or objective value, notary near 1.2% to 1.5%, lawyer 1% to 1.5%, and registry fees. MORE Group underwrites Buy Greece Property Remotely: 2026 Step-by-Step Guide against those line items before recommending any deposit transfer on non-resident banking, AFM, and fund traceability for Greek purchases.
For non-resident banking, AFM, and fund traceability for Greek purchases, Greek Invest applies a repeatable checklist aligned with Ministry of Migration files: verify engineer classification and 120m² usable area on the certificate, pull cadastre alignment from the Hellenic Cadastre, confirm ENFIA clearance and building permit legality, and archive twelve-month lease assumptions only because Golden Visa assets cannot run Airbnb for the permit period under Law 5100/2024. Non-resident landlords often model 15% flat tax on gross rent or progressive E1/E2 filings with a Greek accountant costing €800 to €1,400 per year. Gross yields of 4% to 6% on Attica long-term leases frequently net 2.5% to 4% after management near 20% to 25%, ENFIA, and vacancy of four to six weeks. Cash buyers still need AFM, pink slip, Greek IBAN, and power-of-attorney scope confirmed before any 10% reservation wire because operating costs, not headline price alone, determine whether Buy Greece Property Remotely: 2026 Step-by-Step Guide clears a realistic net yield band.
Frequently Asked Questions
Yes, for a standard resale purchase you can complete the entire transaction remotely using a notarised Power of Attorney granted to your Greek lawyer. The lawyer obtains your AFM, opens your Greek bank account via Power of Attorney, conducts due diligence, attends the notarial deed signing, and registers the property in your name. The one firm exception is the Greek Golden Visa biometric appointment, which requires personal presence at a Greek Migration Authority office.
A Power of Attorney (PoA) is a notarised legal document granting your Greek lawyer authority to act in your name for specific purposes: obtaining your AFM tax number, opening a bank account, signing the preliminary agreement, and executing the final notarial deed of sale. For remote buyers, the PoA must be notarised in your home country and apostilled under the Hague Convention. Preparation typically takes 5 to 10 business days.
Your Greek lawyer, armed with your notarised and apostilled Power of Attorney, applies to the local Tax Office (Eforia) on your behalf. You supply a certified copy of your passport and proof of address. The AFM is typically issued within 1 to 5 business days. Without an AFM, no property purchase or bank account opening is possible in Greece.
Most major Greek banks, including Piraeus Bank, Alpha Bank, Eurobank, and National Bank of Greece, accept account openings via Power of Attorney for property purchase purposes. Your lawyer presents the PoA alongside your certified ID and AFM. Account opening in this way takes 3 to 10 business days. The bank account is essential: transfer tax payment and purchase funds must clear through a registered Greek bank account.
Virtual viewings show layout, light, and general condition reliably. They cannot reveal moisture behind walls, illegal extensions not shown in floor plans, cadastre discrepancies, structural issues, or neighbourhood noise. For remote buyers, video viewings should be followed by an independent building surveyor's inspection before any deposit is paid. Surveyor cost: typically €300 to €800.
For a standard property purchase via Power of Attorney, no visit is legally required. The only mandatory exception is the Greek Golden Visa: biometric data must be submitted in person at a Greek Migration Authority office. This can be done as a single short trip after the property purchase is completed and registered.
Wire funds from your home bank to your own Greek bank account, never directly to the seller. The transfer must come from an account in your name for anti-money-laundering compliance. Transfer at least 5 to 10 business days before the scheduled deed signing. Your lawyer will confirm receipt and coordinate the notary appointment accordingly.
A remote purchase through Power of Attorney typically takes 8 to 14 weeks from first offer to deed registration. Allow 2 to 3 weeks for PoA and AFM; 2 to 4 weeks for due diligence and preliminary agreement; 1 to 2 weeks for fund transfer; and 1 to 3 weeks from transfer tax payment to registration. Border zone clearance for non-EU buyers adds 3 to 6 months.
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