The Greek process runs on four pillars. First, an AFM tax number: a nine-digit number from AADE that every buyer must hold regardless of nationality, obtainable remotely through a power of attorney to a Greek lawyer, typically in 2–3 days. Then three professionals: a lawyer for title due diligence, a notary who draws up and executes the authentic deed, and a civil engineer who verifies planning compliance and that there is no illegal construction. Opening a Greek bank account is strongly recommended for the funds flow. With a power of attorney, most of this can be completed without you being physically present. Use a Greek lawyer to run the sequence and confirm each step for your specific purchase.
Step one: the AFM tax number (and doing it remotely)
Nothing moves in a Greek purchase without an AFM — the Arithmós Forologikoú Mētrṓou, a nine-digit tax identification number issued by AADE. It is mandatory for every property buyer regardless of nationality, because the transfer tax, the deed and the ongoing ENFIA all key off it. The reassuring part for international buyers is that you do not need to travel to obtain it: a Greek lawyer holding a power of attorney can apply for your AFM on your behalf, typically within about two to three days. Establishing the AFM early — at the search stage rather than the offer stage — removes the most common source of last-minute delay.
Alongside the AFM, opening a Greek bank account is strongly recommended. The deposit, the balance of the price, the taxes and fees, and any mortgage drawdown all flow more cleanly through a domestic account, and it simplifies the later payment of ENFIA and utilities. Both the AFM and the account are foundations for the whole transaction rather than mortgage-specific steps, which is why arranging them at the outset is the single highest-leverage piece of preparation a buyer can do.
The three professionals: lawyer, notary and engineer
The Greek transaction deliberately separates three roles, and using all three is standard practice for a safe purchase. The lawyer runs the title due diligence: searching the Hellenic Cadastre and land records to confirm the seller's clean title, that there are no mortgages, liens or claims, and that the property can lawfully transfer. The notary is a public official who prepares and executes the authentic deed of sale — the notarial contract that actually transfers ownership — and ensures the taxes are settled and the deed is registered. Crucially, the notary is neutral, acting for the transaction rather than for either party, which is why an independent buyer's lawyer remains essential to protect your interests specifically.
The third professional is the civil engineer, and their role is easy to underestimate. The engineer verifies that the building complies with its planning permits and that there are no undeclared or illegal constructions — a check that is central to the risk picture in Greece, where unauthorised extensions can block a transfer until regularised. Together, lawyer, notary and engineer form the due-diligence backbone; a power of attorney lets your lawyer coordinate all of it remotely if you cannot attend in person. This sequence is drawn from AADE guidance and standard Greek notarial procedure and is directional; confirm the exact steps and documents for your specific purchase with a Greek lawyer.
Sources
Primary and expert sources behind this answer:
- AADE — Independent Authority for Public Revenue (Greek tax authority: transfer tax, ENFIA, capital gains, inheritance, short-term-rental AMA register) ↗
- Hellenic Notaries — Notarial deed, regulated notary fees and the Greek conveyancing process ↗
This page is general information, not legal or tax advice. Greek property, tax, letting and succession rules are technical and change frequently — several reliefs here (VAT suspension, capital-gains suspension) are time-limited to 31 December 2026. Every figure and rule here must be confirmed with a Greek lawyer (dikigóros), a notary (symvolaiográfos) or a tax adviser (logistís/forotechnikós) for your specific situation before you act.
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