Power of Attorney for Greek Property: Complete 2026 Guide
When buying Greek property remotely, a Power of Attorney lets your lawyer act in your name. Types, apostille, notary costs, risks, explained.
By Greek Invest Editorial · Updated July 4, 2026 · 9 min read
Quick answer: A Power of Attorney (PoA) lets your Greek lawyer sign contracts, pay taxes, and complete the notarial deed in your name, without you travelling to Greece. For remote buyers, a special PoA is not optional in practice. It must be notarially authenticated and apostilled (or consulate-signed) before a Greek notary will accept it. The process takes 5 to 20 days and costs €150 to 450 depending on your country.
A Power of Attorney is, for most foreign buyers of Greek property, the single legal instrument that makes the transaction possible without repeated trips to Greece. Understanding what type of PoA to use, how to authenticate it correctly, and what it does and does not cover is essential before instructing your lawyer.
This guide covers the full picture: when a PoA is needed, the difference between general and special PoA under Greek law, the apostille and legalisation process, what acts your lawyer can perform, the risks of over-broad authority, costs, and how to revoke if needed. Typical purchase extras run 7 to 10% on top of price; transfer tax is 3.09%; notary fees run 0.8 to 1.2%; lawyer fees run 1 to 1.5%. For context on the full transaction sequence, see How to Buy Property in Greece Step by Step and Buying Property in Greece as a Foreigner.
When Does Buying Greek Property Require a Power of Attorney?
When Does Buying Greek Property Require a Power of Attorney 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 Power of Attorney becomes practically mandatory for Greek property buyers who cannot physically attend three required legal steps within the typical 10 to 14 week transaction window: AFM tax number registration at a Greek DOY office, transfer tax payment of 3.09 percent at AADE within 3 days before notary signing, and execution of the final notarial deed at the notary’s office in the property’s jurisdiction. MORE Group transaction data from 2026 shows that 78 percent of non-resident Golden Visa buyers grant a special PoA to their Greek lawyer rather than making multiple trips to Greece, reducing the typical buyer’s in-person visits from three or four to a single biometric enrollment trip after permit approval.
A PoA becomes necessary the moment you cannot be physically present at a required legal step. Greek property transactions require your personal presence, or that of a duly authorised representative, at a minimum of three points: the preliminary contract signing, the transfer tax payment at AADE, and the final notarial deed.
If you live outside Greece and cannot travel for each of these events, a PoA is the practical solution. It is also needed for pre-purchase steps where your personal appearance is otherwise required:
- Obtaining your AFM (Greek tax identification number) at the AADE tax office, though EU citizens can sometimes do this online, non-EU nationals almost always require a local representative
- Opening a Greek bank account in your name (some banks allow this with a PoA; others require in-person visits or video-identification)
- Signing and registering a preliminary contract (προσύμφωνο) when a seller requires commitment before you arrive
- Signing the final deed of sale (Συμβόλαιο Αγοραπωλησίας) at the notary
- Registering the property at the National Cadastre after the deed
The AFM is the first step in any Greek property purchase. Your lawyer can obtain it on your behalf under a PoA; see Greece AFM Tax Number for Property Buyers for the full process. The full scope of remote purchase steps is covered in Buying Greek Property Remotely.
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.
How does General vs Special Power of Attorney: Which Type You Need compare?
How does General vs Special Power of Attorney: Which Type You Need 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.
Foreign buyers of Greek property must use a special Power of Attorney (ειδικό πληρεξούσιο) that identifies the specific property by address and cadastral ΚΑΕΚ number, enumerates each authorised act including AFM registration and 3.09 percent transfer tax payment, and expires upon deed registration or after 6 to 12 months maximum validity rather than granting broad financial authority under a general PoA. MORE Group legal intake reviews flag any general PoA request as a red flag because general financial authority creates exposure to pledges, sales, or credit facilities beyond the named transaction, while special PoAs limit attorney-in-fact powers exclusively to the listed property purchase steps under Greek Civil Code Articles 216 to 217.
Quick answer: You need a special PoA that names the specific property and lists each act. A general PoA is legal but creates serious risk.
| Feature | Special PoA (ειδικό πληρεξούσιο) | General PoA (γενικό πληρεξούσιο) |
|---|---|---|
| Scope | Named property + listed acts only | Broad or unlimited authority |
| Property identified | Yes, address and cadastral reference | No |
| Accepted by Greek notaries | Yes, preferred | Yes, but raises caution |
| Financial risk if misused | Limited to the named transaction | High, all property, bank, legal acts |
| Recommended for buyers | Always | Not recommended |
| Validity period | Usually transaction-specific; can be time-limited | Open-ended unless revoked |
| Greek Civil Code basis | Articles 216 to 217 | Article 211 |
A special PoA defines the property by address and cadastral number, the identity of the seller, and each specific power: sign the preliminary contract, pay the transfer tax of 3.09% of the objective or contract value, sign the final notarial deed, and register at the National Cadastre. Nothing outside those listed acts is authorised.
A general PoA grants your attorney-in-fact the right to act across all your legal and financial affairs in Greece. A reputable lawyer will not ask for this. If a service provider requests a general PoA as a condition of proceeding, treat that as a warning sign.
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 Your Lawyer Can Do Under a Property PoA
A special property Power of Attorney in Greece typically authorises AFM registration, 3.09 percent transfer tax payment, preliminary and final deed signing, and cadastre registration within 3 to 10 business days after closing on a €400,000 Golden Visa purchase.
Quick answer: A well-drafted special PoA covers every act needed to complete the purchase, from AFM through cadastre registration.
| Act | Covered Under PoA | Notes |
|---|---|---|
| Obtain AFM at AADE | Yes | Requires notarised + apostilled PoA; free of charge |
| Open Greek bank account | Usually yes | Bank-dependent; some require in-person ID verification |
| Sign preliminary contract | Yes | Deposit (typically 10%) paid from your account |
| Commission engineer / technical survey | Yes | Costs €300 to 800 fixed; essential for due diligence |
| Conduct title search and cadastre check | Yes (legal due diligence) | Lawyer acts independently; not via PoA as such |
| Pay 3.09% transfer tax at AADE | Yes | Payment before deed; PoA must specifically authorise |
| Sign final notarial deed | Yes | Notary verifies PoA validity before proceeding |
| Register at National Cadastre | Yes | Usually completed within 3 to 10 business days post-deed |
| File annual ENFIA declaration | Only if explicitly authorised | Add a separate clause if needed |
| Apply for Golden Visa | Partial, dedicated GV PoA often needed | Check Migration Ministry requirements for GV applications |
The due diligence work, title searches going back 20 years, checking for mortgages, liens, unpaid ENFIA, boundary disputes, and cadastre status, is performed by your lawyer independently as part of their retainer. For a full breakdown of what must be checked before signing anything, see Due Diligence for Greek Property.
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
What should foreign buyers know about authenticating Your PoA: Apostille and Legalisation?
What should foreign buyers know about authenticating Your PoA: Apostille and Legalisation 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.
Power of Attorney documents signed outside Greece by buyers in UK, US, EU states, Australia, Canada, and UAE require Hague apostille certification from the competent authority in the issuing country plus certified Greek translation by a Ministry-approved translator, completing the full authentication cycle in 5 to 20 days depending on jurisdiction-specific apostille processing times. Non-Hague Convention countries including some GCC states prior to recent accessions require full consular legalisation chains through local notary, state authority, foreign ministry, and Greek consulate steps that add 2 to 6 weeks to the preparation timeline. MORE Group PoA workflow recommends booking Greek consulate appointments in London or New York 4 weeks in advance to bypass apostille routes that can delay preliminary contract signing when deposit deadlines approach.
Quick answer: If your country has signed the Hague Apostille Convention, you need a notarised PoA plus a Hague apostille. This covers most foreign buyers.
Greece is a signatory to the Hague Convention of 5 October 1961. Any PoA signed and notarised in another Hague Convention country becomes valid in Greece after an apostille is attached, no further legalisation by the Greek embassy is needed.
| Authentication route | Who it applies to | Steps | Typical timeline |
|---|---|---|---|
| Hague apostille | UK, US, EU, Australia, Canada, UAE, most G20 countries | (1) Sign before local notary → (2) Apply for apostille from competent authority → (3) Certified Greek translation | 5 to 20 days |
| Full consular legalisation | Non-Hague countries (some GCC states, China; see note) | (1) Local notary → (2) State authority → (3) Foreign Ministry → (4) Greek consulate legalisation → (5) Certified Greek translation | 2 to 6 weeks |
| Greek consulate signing | Any country with a Greek consulate | (1) Book appointment → (2) Sign PoA in Greek at consulate → (3) Ready to use directly | 1 to 4 weeks (appointment dependent) |
Note on China: China acceded to the Hague Convention in 2023, meaning Chinese nationals can now use the apostille route rather than the full legalisation chain, confirm the current position with your Greek lawyer as implementation has been rolling.
Certified Greek translation is required for any PoA signed in a foreign language. Translation must be performed by a translator certified by the Greek Ministry of Foreign Affairs or the relevant Greek court. Your Greek lawyer can typically arrange this; allow 2 to 5 days and budget €50 to 150 per page.
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 does Preparing the PoA: In Greece vs Abroad compare?
Power of Attorney preparation for Greek property purchases costs €150 to €500 total when signed abroad through local notary plus apostille and certified translation route, versus €100 to €350 at a Greek notary’s office on the same day for buyers visiting Greece early in the transaction process, with Greek consulate appointments requiring 1 to 4 weeks booking lead time in high-demand cities but eliminating apostille requirements entirely. MORE Group case files from early 2026 show the fastest route for US-based buyers is typically US notary plus state apostille completing in 5 business days for approximately $120 plus €180 Athens-based certified translation, while UK buyers using FCDO premium apostille service complete the same process in 3 days at £75 plus translation fees.
You have three main options for where to sign your PoA:
Option 1, Local notary in your country, then apostille. You instruct your Greek lawyer to draft the PoA text in Greek. They send you the draft. You take it to a notary in your country, sign it, obtain the apostille, and courier the original to Greece. This is the most common route for buyers in the UK, Germany, and Northern Europe.
Option 2, Greek consulate in your country. You book an appointment at the nearest Greek consulate, attend in person, and sign the PoA there. The consulate authenticates the document under Greek law, meaning it is immediately usable by your lawyer in Greece with no further apostille required. The document is typically drafted by your Greek lawyer and sent to you to bring to the consulate. Book early, consulate appointment slots in high-demand cities can be 2 to 4 weeks out.
Option 3, Sign at a Greek notary during a site visit. If you travel to Greece early in the process, for property viewings, for example, you can sign the PoA directly at a Greek notary’s office. This is the cleanest option and eliminates the apostille step entirely. The notary drafts and authenticates the document the same day. Cost: €100 to 350.
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 risks of a Broad Power of Attorney?
General Powers of Attorney granting unlimited financial authority in Greece create concrete fraud exposure because dishonest representatives could theoretically pledge the property as loan security, execute unauthorized sales to third parties, or open credit facilities in the buyer’s name beyond the €400,000 purchase transaction scope that a properly drafted special PoA restricts to named cadastral property and enumerated acts only. MORE Group risk management protocol requires special PoAs to expire within 6 to 12 months maximum validity, list the exact ΚΑΕΚ cadastral number rather than using open property descriptions, and exclude general bank withdrawal authority beyond the specific transfer tax and notary escrow payments needed to complete the deed under Greek Civil Code Article 216 limitations.
Quick answer: A broad PoA exposes you to financial fraud. Limit the scope strictly to the named transaction.
The risks of an over-broad PoA are concrete. If a PoA authorises general financial acts in Greece, a dishonest representative could, in theory, pledge your property as security, sell it to a third party, or open credit facilities in your name. Greek law provides remedies, but recovery is slow and costly.
Practical risk-reduction steps:
- Name the property explicitly. The PoA must contain the full address and cadastral registration number (ΚΑΕΚ) of the specific property you are buying.
- List each power individually. Do not use open language such as “all acts necessary.” Instead: “to sign the preliminary contract, to pay transfer tax, to sign the notarial deed of sale, to register at the cadastre.”
- Set a time limit. A PoA valid for 6 to 12 months is standard. If the transaction has not completed by expiry, grant a new PoA for the remaining steps.
- Use a licensed lawyer. In Greece, a property lawyer (δικηγόρος) is regulated by their regional Bar Association. Verify registration at the Hellenic Bar Association (DSA) before granting any PoA.
- Do not grant bank withdrawal authority unless you explicitly intend it. The PoA for property purchase does not need to authorise cash withdrawals or transfers from your Greek bank account beyond the specific payments for the transaction.
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 costs and Timeline at a Glance?
What should foreign buyers know about costs and Timeline at a Glance 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.
| Item | Cost range | Notes |
|---|---|---|
| Greek notary PoA (signed in Greece) | €100 to 350 | Notary drafts + authenticates; same-day |
| Local notary fee (signed abroad) | €50 to 200 | Varies by country and notary |
| Hague apostille | €20 to 100 | Competent authority in issuing country |
| Certified Greek translation | €50 to 150 per page | 1 to 2 pages for a standard PoA |
| Greek consulate authentication | €30 to 100 | Consular fees vary by post |
| Courier (original document to Greece) | €20 to 50 | DHL/FedEx; insure the original |
Timeline from decision to usable PoA:
- Greek consulate route: 1 to 4 weeks (appointment bottleneck)
- Apostille route (fast-track): 5 to 10 days
- Apostille route (standard): 10 to 20 days
- Signed at Greek notary in person: same day
Factor PoA preparation into your overall transaction planning. A standard resale in Greece takes 2 to 4 months from accepted offer to completion, the PoA is typically the first document you prepare, before or shortly after you have agreed the price and selected your lawyer.
Insider tip: MORE Group case files show consulate PoA appointments in London or New York often take 4 weeks, while Hague apostille routes complete in 5 business days for €150 to €300 total when translation is pre-arranged in Athens.
MORE Group buyer scenario checklist for remote Greek purchases requires a special PoA listing AFM authority, Greek bank opening, 3.09 percent transfer tax payment, preliminary and final deed signing, and cadastre registration on the named KAEK within 12 months maximum validity. A €400,000 Chania apartment case study completed PoA via US notary plus apostille in 5 business days for $120 plus €180 certified translation, beating a 4-week consulate queue that blocked preliminary contract signing. Apostille routes through Hague Convention countries cover the UK, US, EU, Australia, and UAE, while non-Hague buyers need 2 to 6 weeks full legalisation before any deposit on Golden Visa stock. Revocation requires a notarial deed costing €100 to €200 before any final deed executes under the PoA, and general PoA requests remain a red flag in MORE Group intake reviews.
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 revoking a Power of Attorney?
What should foreign buyers know about revoking a Power of Attorney 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.
Greek Power of Attorney revocation requires a notarial deed costing €100 to €200 and must reach the notary before final deed signing, because execution under the PoA completes the transaction and bars later undo through revocation alone.
A PoA can be revoked at any time before the attorney-in-fact has completed the authorised transaction. Revocation requires a notarially authenticated deed of revocation (Ανάκληση Πληρεξουσίου), a written notice to your lawyer is not legally sufficient for property transactions.
The revocation must be communicated to the notary before any deed is signed. Once the deed of sale has been executed under the PoA and registered at the cadastre, the transaction is complete and revocation of the PoA has no effect on the title.
Situations where you might revoke: you change lawyers, the deal falls through, you suspect misuse of the document, or the PoA’s time limit has nearly expired and you want to prevent any late use. Your new or existing Greek lawyer can prepare the revocation deed; cost is typically €100 to 200 at a Greek notary.
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.
| 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 power of attorney property greece?
What buyer scenarios fit power of attorney property greece 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 power of attorney property greece 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 |
How does Executing a Power of Attorney (POA) from Abroad?
How does Executing a Power of Attorney (POA) from Abroad 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.
Remote Golden Visa buyers typically execute a special Power of Attorney through either a 4-week Greek consulate appointment near €150 or a 5-day Hague apostille route near $120 plus €180 translation before a €400,000 Chania deed can proceed under Greek notary rules.
To understand the practical steps and potential bottlenecks of executing a Power of Attorney (πληρεξούσιο) for a Greek property purchase, let us examine the case of an investor based in New York.
The investor selected a bilingual Greek lawyer to handle the purchase of a €400,000 apartment in Chania. Since the investor could not travel to Greece, the lawyer drafted a detailed POA in Greek and English.
Here is the timeline and cost breakdown of the execution:
-
Option A: Greek Consulate Appointment (New York): The investor booked an appointment online. The consular officer read the deed, the investor signed in person, and the consulate registered the POA in the national registry.
- Consular Fee: €150
-
Option B: US Notary Public + Apostille (Apostille Route): To bypass consulate delays, the investor signed the POA before a local US notary. The document was then sent to the New York Secretary of State for an Apostille certificate under the Hague Convention.
- Notary & Apostille Fees: $120
- Official Translation in Greece (by a certified translator): €180
- Processing Time: 5 business days
The investor chose Option B for its speed. The certified translation was completed in Athens, and the lawyer received the physical document in Crete within seven days of drafting, allowing the preliminary contract to be signed on schedule. Buyers should ensure the POA explicitly lists the power to obtain an AFM (Greek Tax ID), open a Greek bank account, sign preliminary and final deeds, and represent the buyer at the land registry.
Greek Invest verification snapshot:
- Tier check: €800,000 Attica prime vs €400,000 regional under Law 5100/2024
- Area rule: 120m² certified usable residential floor on engineer certificate
- Cost stack: 3.09% transfer tax plus 8% to 12% closing on Attica deeds
- Rental model: twelve-month leases only on Golden Visa assets; STR banned for permit life
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.
| 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 power of Attorney Verification Checklist?
What should foreign buyers know about power of Attorney Verification Checklist 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 and Bank Account Powers: Ensure the POA explicitly authorizes your attorney to apply for and receive your Greek Tax Number (AFM) from the tax authority (AADE) and to open and manage a Greek bank account in your name.
- Specific Property Description: If the property has already been selected, the POA should ideally list the exact address, cadastre number (KAEK), and boundary description to prevent any ambiguity.
- Revocation and Expiry Clauses: Specify that the POA is valid only for the specific transaction and expires automatically upon the registration of the final deed, or include a clear revocation clause that allows you to cancel the powers at any time.
Frequently Asked Questions
You do not legally need a PoA if you can attend every step in person. In practice, most foreign buyers grant a PoA to their Greek lawyer to avoid travelling to Greece multiple times. A PoA is effectively required for a remote purchase, it allows the lawyer to obtain your AFM, sign contracts, pay transfer tax, and complete the deed without you present.
A special PoA (ειδικό πληρεξούσιο) names the specific property and lists each authorised act precisely. It limits your exposure if the document is misused. A general PoA grants broad authority over all your legal and financial affairs in Greece. For property purchases, a special PoA is always the correct choice, Greek notaries accept both, but a general PoA creates unnecessary risk.
Yes, if signed outside Greece in a Hague Convention country (UK, US, EU states, Australia, etc.), the PoA needs a Hague apostille from the competent authority in the issuing country, plus a certified Greek translation. Countries outside the Hague Convention require full consular legalisation, which takes 2 to 6 weeks. Alternatively, a PoA signed at a Greek consulate in your country is directly usable without an apostille.
Under a well-drafted special PoA, your lawyer can obtain your AFM tax number, sign the preliminary contract and pay the deposit, commission technical surveys, pay the 3.09% transfer tax at AADE, sign the final notarial deed, and register ownership at the National Cadastre. The scope must be explicitly listed in the PoA, any act not named is not authorised.
A PoA drafted and authenticated at a Greek notary costs €100 to 350. Signing abroad involves local notary fees (€50 to 200), an apostille (€20 to 100), and certified Greek translation (€50 to 150 per page). Total out-of-pocket cost via the apostille route is typically €150 to 500 depending on your country. Signing at a Greek consulate costs €30 to 100 in consular fees plus any document preparation by your lawyer.
Apostille timelines vary by country: UK FCDO 3 to 5 days (standard), US state apostilles 1 to 10 days, Germany 3 to 5 days, France 5 to 15 days. Add 2 to 5 days for certified Greek translation. Total lead time via apostille route: 5 to 20 days. The Greek consulate route takes 1 to 4 weeks due to appointment availability. Signing at a Greek notary during a visit is same-day.
Yes, at any time before the deed is signed. Revocation requires a notarially authenticated deed of revocation in Greece, a written notice alone is insufficient. Once the notarial deed of sale has been executed under the PoA and registered at the cadastre, the transaction is complete and cannot be undone through revocation. If you need to revoke, instruct your lawyer immediately to prepare the revocation deed.
Yes. Greek consulates are authorised to authenticate Greek-law documents including Powers of Attorney. A consulate-signed PoA does not need a further apostille and is directly usable by your lawyer in Greece. Book your appointment early, consulate slots in Western Europe typically require 1 to 4 weeks notice. Your Greek lawyer drafts the PoA text and sends it to you before the appointment.
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