Buying Property in Greece Remotely: A Step-by-Step Guide for Overseas Buyers
A practical remote-buying workflow for overseas buyers, from AFM and power of attorney to independent inspections, secure payments, signing and post-completion ownership.
Buying a home in Greece does not require you to spend the entire purchase process in the country. Overseas buyers can complete important steps through Greek lawyers, accountants, engineers and a carefully drafted power of attorney. The key is not whether the purchase is remote. It is whether every important decision remains documented, independently checked and under your control.
This guide was reviewed on 29 September 2026. It is general information, not legal, tax or financial advice.
Remote purchase toolkit
Build your independent buyer team first
A selling agent can help you find and negotiate a property, but the agent should not be the only person explaining its legal or physical condition. Your Greek lawyer should investigate ownership, title and the contract. An engineer should inspect the building and planning file. An accountant can help with tax registration and ongoing obligations. The notary prepares and authenticates the transfer deed.
Ask each adviser to state what they will check. This prevents the common remote-buying problem in which everybody assumes somebody else checked a document.
Read our Greek property due-diligence checklist before appointing your team.
Obtain your Greek tax number early
AADE states that a person buying property in Greece, whether resident in Greece or abroad, must have or obtain a Greek tax identification number, commonly called an AFM. Do this before you are under pressure to complete.
Your lawyer or accountant can explain the documents required for your circumstances. Depending on where documents are issued, formal translation or authentication may be required. Keep copies of every registration document because the AFM remains relevant after the purchase.
Our AFM and buyer-paperwork guide explains the administrative side in more detail.
Use a carefully drafted power of attorney
A power of attorney can allow a representative in Greece to carry out specified tasks for you. Ask your lawyer to explain each authority being granted. It may cover tax registration, dealing with authorities, signing specified documents, paying taxes, signing the final deed or registering ownership.
Do not sign a broad document simply because it is described as standard. The authority should match the tasks you actually want delegated. If the power is signed outside Greece, ask in advance about apostille, consular, translation or other formalities that apply.
Treat video viewings as screening, not inspection
A live video tour is useful for deciding whether a property deserves serious investigation. Ask to see the street, neighbouring buildings, views in every direction, common areas, roof where safely accessible, meters, storage, parking and visible defects.
For houses, ask to see boundaries, retaining walls, access roads and external structures. For apartments, inspect the entrance, lift, stairs, basement and condition of the wider building.
But a video is not an engineer's inspection. Commission an independent technical review before you make an irreversible commitment.
Create a digital due-diligence room
Keep one organised folder containing the listing, offer, seller details, title records, cadastral information, floor plans, permits, engineer reports, energy certificate, tax documents, draft deed, payment instructions and receipts.
Ask your lawyer and engineer for concise written findings in a language you understand. Important risks should never exist only in a phone conversation.
For older or altered buildings, read our guide to illegal building work and permit problems.
Make the offer conditional on proper checks
Remote buyers can feel pressure to secure a property quickly. Do not let scarcity replace due diligence. If you pay a reservation amount or deposit, understand whether it is refundable, who holds it and what happens if title or technical checks reveal a material problem.
Have your lawyer review the terms before funds move. A short delay before a deposit is far cheaper than inheriting a legal or structural problem.
Plan the money trail
Property transactions involve large transfers and source-of-funds checks. Gather bank statements, loan documents, sale proceeds or other evidence early.
If your home currency is not the euro, compare the full foreign-exchange cost rather than only an advertised rate. A currency movement between offer and completion can change the effective purchase price.
Payment fraud is another reason for discipline. Never change bank details solely because an email tells you to. Confirm instructions through a separately verified channel.
Review the deed before anybody signs
Ask for the draft notarial deed early enough to understand it. Your lawyer should explain the property description, ownership share, price, payment terms and any rights or conditions that matter.
If an attorney signs for you, request a copy immediately after execution. Your team should then confirm that ownership has been registered with the appropriate land registry or cadastre.
Our title-check guide explains why registration and encumbrance checks matter.
Budget beyond the sale price
AADE states that real-estate transfer tax is generally calculated at 3% of taxable value, with the applicable municipal levy on the main tax. Professional fees, registration costs, engineer work, translations, insurance, furnishing and currency costs can add to the cash required.
Use our buying-cost guide to build a property-specific budget rather than relying on a generic percentage.
Plan the first month of ownership before completion
AADE states that foreign residents, like Greek residents, have E9 property-statement obligations after acquiring Greek real estate, while ENFIA is assessed annually on property held on 1 January under the applicable rules. Digital myPROPERTY transactions can in some cases generate E9 automatically, but owners should verify their own record.
Also arrange insurance, utilities, building charges, keys, security and local maintenance. If the property will sit empty, appoint somebody who can inspect it after storms, leaks or outages.
A practical remote-purchase sequence
- Define budget, use and location.
- Engage an independent lawyer and engineer.
- Obtain the AFM and prepare any power of attorney.
- Shortlist using detailed live viewings.
- Make an offer subject to appropriate checks.
- Review any deposit terms before paying.
- Complete legal and technical due diligence.
- Confirm total costs and source-of-funds requirements.
- Review the notarial deed.
- Verify payment instructions independently.
- Sign personally or through the authorised representative.
- Confirm registration, tax records, insurance and management.
Should you still visit Greece?
If the property is expensive, unusual, renovation-heavy or intended as your permanent home, an in-person visit is valuable. Noise, winter sun, wind, access and neighbourhood atmosphere are difficult to understand from a screen.
If you cannot travel, consider paying an independent representative to conduct a buyer-oriented viewing. The cost is tiny compared with discovering after completion that an important characteristic was misunderstood.
Sources reviewed
Primary sources reviewed include AADE guidance on buying property, real-estate transfer tax and E9/ENFIA, together with Hellenic Cadastre and Gov.gr public services. Requirements vary by buyer and property, so confirm the exact process with your Greek lawyer, accountant, engineer and notary.
