Cross-border payments and remote closing in Greece

A buyer who lives abroad can close a Greek purchase without being in Greece on the day. It works well when the steps are planned in the right order and badly when the power of attorney, the money or the tax number is left to the last week. This briefing follows the process as buyers and agents describe it.

The legal frame in one paragraph

A transfer of real estate in Greece is signed in front of a Greek notary and recorded in the Land Registry or Cadastre, which is the proof of ownership. The notary reviews the documents, prepares the deed and checks that the formalities are met. A lawyer acting for the buyer normally checks the title, encumbrances and building status before the deed. All of this is the same for a buyer who is present and one who is represented.

What the buyer needs before anything is signed

• A Greek tax number (AFM). It can be obtained in person, remotely in eligible cases, or through a representative with a legalised power of attorney.
• A lawyer who will act for the buyer and, if the buyer does not attend, hold the power of attorney.
• Usually a Greek bank account. Several guides recommend one because it makes it simpler to move funds and to show where the money came from, although they do not describe it as a legal precondition. Confirm with the lawyer and the notary which route they will accept.
• Documents to show the source of funds, ready before the transfer starts (see our briefing on serving expat buyers).

Power of attorney: where remote closings fail

If the buyer cannot attend, a notarised power of attorney lets the local lawyer sign for them. Reports say that a power of attorney made abroad needs an apostille under the Hague Convention, or consular legalisation where the country is not a party, plus a certified Greek translation. Practical points that save weeks:

• Give the lawyer exact instructions in advance and have the document name the property, the price range, the powers to sign the deed, pay taxes and fees and obtain the AFM, and the right to receive registry documents.
• Check that the buyer's name is spelled the same way in the passport, the power of attorney, the AFM registration and the bank records. Transliteration differences between Cyrillic, Polish and Latin alphabets are a frequent cause of rejected paperwork.
• Check the apostille is the original and recent enough for the notary's practice, and that the translator is acceptable to Greek authorities.
• Agree who holds the original, how it travels and who pays for the courier.

Money: how funds arrive

The buyer pays through the banking system. Reports say Greek rules sharply limit cash payments, with a very low ceiling for most transactions, so tell every buyer that a purchase is not paid in cash and confirm the current limit with your lawyer.

Transfers from abroad meet three practical issues.

• Size limits. Instant euro transfers are reported to be capped around EUR 100,000 per payment or per day, and amounts for a purchase often exceed that. Ordinary transfers take longer and some banks ask for documents about the source of larger sums. Start the transfer early, and warn buyers that a bank may call them with questions.
• Currency and fees. A buyer paying from a non-euro account should check the conversion rate and the fees at both banks before moving the full amount.
• Taxes. Reports say the transfer tax can be paid by wire from a foreign bank account within the euro payment area to the Bank of Greece before the deed. The notary will confirm the exact route and the amount.

The tax itself is reported as 3.09 percent, that is 3 percent plus a municipal surcharge, charged on the price or on the property's objective value if that is higher. The notary, lawyer and registry fees are additional. The buyer should receive a full cost estimate in writing before signing anything binding.

Stages and deposits

Practice differs by deal. In many transactions the parties sign a preliminary agreement and pay a deposit before the notary deed, and the balance and the taxes are paid before or at the deed. Ask the lawyer which structure applies to your deal and what the deposit protects. Never take a deposit without a written agreement, a clear refund rule and an identified recipient account.

Tax clearance and the seller's side

The seller must be able to show that property-related taxes are paid, including the annual property tax (ENFIA), and municipal obligations. The notary will ask for tax-clearance documents, so a seller who cannot produce them slows or stops the deal. Ask for them at the start.

What to tell the remote buyer

• The timetable depends on the AFM, the power of attorney, the bank transfer and the notary's availability, so do not give a closing date before these are in hand.
• Keep every proof of payment, bank statement and receipt, because the buyer may need them later for tax purposes at home.
• Do not send money to anyone but the recipient named by the notary, the lawyer's client account or the tax authority. Verify account details by a call to a number you already know.
• Spending on legal, notary and registry steps is part of the price of buying. Ask for the estimate early.

Working with D.H. Realting

D.H. Realting is a trilingual (Russian, English, Polish) overseas-property platform. We introduce buyers, including expats living in Poland, the EU and elsewhere, to properties abroad, and we support the process on the buyer's side. Agencies and developers in Greece that handle the deal locally and would like to be introduced to such buyers can contact us through our partners page.

This briefing is informational only and is not legal, tax or investment advice. Rules change and apply case by case, so confirm every point with a qualified local lawyer before acting. Last checked on 11 October 2026.