Can you buy property in Greece without flying there? The power of attorney playbook for Americans

Short answer: Yes. With a power of attorney signed at a Greek consulate in the US, or before a US notary and apostilled (Hague Apostille Convention), a Greek lawyer can get your tax number (AFM), open a bank account, sign before the notary and register the deed. In BUY GREECE® data, a remote purchase takes about 6–10 weeks for a new build and 8–14 weeks for a resale.

Last reviewed October 2026. Timelines in this guide are BUY GREECE® data from client purchases, not official figures.

The sequence, in eight steps:

1. Choose a new build or a resale.
2. Get your Greek tax number (AFM).
3. Open a Greek bank account.
4. Sign the power of attorney.
5. Prepare your source-of-funds documents.
6. Reserve the property, run due diligence and agree the contract.
7. Close at the notary.
8. Handle the post-closing filings.

How common is it to buy Greek property without visiting?

A meaningful share of BUY GREECE® clients close their Greek property purchase without ever stepping into a Greek notary's office. Some travel after they own. Some wait until handover. A few have never been to Greece when they sign: they buy on the relationship, video tours and checked documents.

Greek property law works well for remote purchases, provided two things are in place: a properly drafted power of attorney, and a Greek-bar lawyer you trust to act under it. The mechanics are the same whether you are in Chicago, San Francisco or the city where the property is. They just take a few weeks of preparation instead of a flight.

What follows is the playbook we run with American buyers. Read it as a sequence, because each step depends on the one before.

Is a new build or a resale easier to buy remotely?

This choice changes the timeline. A new build bought directly from a developer usually needs a reservation deposit up front and has a longer build-and-deliver window. The legal closing is simpler, though, because the developer handles permits and the title is fresh. A resale needs deeper due diligence, but you take possession faster.

For Americans buying remotely, new builds or recently completed units are easier to underwrite from a distance. The developer's permit pack, energy certificates and architectural drawings are already standardized, and there are fewer historical title issues to surface. Most of the BUY GREECE® inventory in Glyfada, Voula, Vouliagmeni and the Ellinikon area falls into this category.

Plenty of Americans buy resales remotely too. The legal steps are nearly identical; what changes is the time spent on the title search.

How do you get a Greek tax number (AFM) from the US?

Before you can do anything financial in Greece, such as sign a contract, open a bank account, pay ENFIA or register a deed, you need an AFM (Arithmos Forologikou Mitroou). It is a nine-digit personal tax number, free to obtain and valid for life.

You don't need to fly to Greece, hold a residence permit or plan to live there. You need:

• a clear colour copy of your passport's photo page, apostilled in your home state;
• a signed power of attorney giving your Greek lawyer authority to apply for the AFM for you;
• the M1 form, completed and signed by your lawyer at the local tax office (DOY);
• your home address and contact details.

There are two routes:

• Yourself: apply remotely through myAADE with a video-call identity check. This route is for your own AFM only.
• Through your lawyer: your Greek lawyer files the application under your power of attorney at the tax office (DOY) that handles non-residents.

In our experience, the number is issued in 2–3 business days in most cases. You also receive a kleidarithmos, the access key for the TaxisNet portal, which you will use later to file rental income, see your ENFIA bill and check your tax status.

We strongly recommend the lawyer also registers your AFM in TaxisNet straight away. The portal is in Greek only, and skipping this step now causes frustration later.

Can you open a Greek bank account remotely?

Yes. You will need a Greek account for the closing wire, ongoing utilities and ENFIA, and any rental income if you let the property.

The major Greek banks (Eurobank, Alpha Bank, Piraeus Bank and National Bank of Greece) all open non-resident accounts for US citizens, with stricter paperwork than for Greek residents. In our experience, Eurobank and Alpha Bank have the smoothest non-resident processes for Americans.

The documents, apostilled where applicable:

• passport copy (apostilled);
• AFM certificate;
• proof of US address, such as a utility bill or recent bank statement;
• proof of source of funds, typically two years of US tax returns or a CPA letter;
• an employer letter or proof of business income;
• a FATCA self-certification (or IRS Form W-9) confirming that you are a US person (W-8BEN is for non-US persons, so it is the wrong form for a US citizen; confirm with your cross-border CPA);
• a power of attorney appointing your lawyer to open the account for you.

Allow 2–4 weeks from the day the bank has complete documents. Banks may ask for extra FATCA disclosures before activation. Once open, the account runs through the bank's online portal, but expect calls verifying early transactions until your activity profile is established.

For the closing wire, incoming transfers from the US typically take 1–3 business days. Use Wise or your US bank's correspondent banking relationship, and compare the exchange rate and fees before you send. Do not fund the closing with cryptocurrency: Greek anti-money-laundering rules require traceable bank-to-bank transfers for property purchases.

How do Americans sign a power of attorney for Greece?

The power of attorney (POA) lets your Greek lawyer act for you on everything: the AFM application, the bank account, the contract, the notarial signing, the deed registration and ENFIA filings. There are two ways to sign a valid one.

Option A: at a Greek consulate in the US

Greece has consular offices in Washington D.C. and several other US cities, including New York, Chicago and Los Angeles. The Greek Ministry of Foreign Affairs lists which one serves your state.

You appear in person with the POA your Greek lawyer drafted (in Greek, with an English translation). The consul witnesses your signature and stamps the document, and Greece recognizes the consulate's authentication automatically. No apostille is needed.

Option B: before a US notary, then apostilled

Sign the POA before a US notary in any state. Your state's Secretary of State then adds an apostille, the international authentication under the Hague Convention, to which both the US and Greece are parties. A certified translator in Greece translates the apostilled document into Greek, and Greek notaries and registries accept it.

Which option is better?

Option A is often faster but needs a consulate visit. Option B works from anywhere but adds 1–3 weeks for the apostille, depending on your state. For most clients, we coordinate Option B with tracked courier delivery and a single apostille request.

A POA can be broad (the whole purchase) or narrow (specific actions only). We recommend a broad POA that covers the full transaction, because a limited one causes delays when an unexpected step needs authorization.

What source-of-funds documents do Greek banks and notaries ask for?

Greek anti-money-laundering law requires every property buyer to show where the purchase money came from. Expect to provide:

• the last 6–12 months of statements from the account that will send the wire;
• proof of how the money got there, such as W-2 income, business distributions, the sale of a US property, investment withdrawals or an inheritance;
• two years of US tax returns (Form 1040 with Schedules A, B or D as relevant);
• for business owners, K-1s and corporate tax returns where relevant.

This packet goes to your Greek lawyer for the bank's KYC checks and is also presented at the notarial signing. Preparing it early shortens the closing by 2–4 weeks. Don't skip it: banks and notaries will ask for acceptable evidence before the closing.

How do the reservation, due diligence and contract work?

Once you have chosen a property, the steps are:

1. Offer and reservation deposit. Amounts vary, so agree in writing how much it is and who holds it, because Greece has no US-style escrow. The deposit takes the property off the market, usually with 30–60 days of exclusivity while due diligence runs.
2. Legal due diligence. Your Greek lawyer pulls the title from the Hellenic Cadastre and checks liens, mortgages, encumbrances, planning compliance, building permits and the energy certificate, and confirms the seller owes no debts on the property.
3. Preliminary contract (prosymfono). Optional, but common for off-plan purchases.
4. Final purchase contract. The notary drafts it in Greek (with an English translation if requested), your Greek lawyer reviews it, and it is signed at the notarial closing.

For remote buyers, due diligence runs in parallel with the AFM, bank, POA and source-of-funds work. By the time the contract is ready, the legal groundwork is already in place.

What happens at the notarial signing if you are not there?

Greek property purchases close before a notary (symvolaiografos), a public officer who is neutral to both sides. The notary reads the contract aloud, checks every party's identity and tax status, confirms the transfer of funds and files the deed for registration.

When you are not present, your lawyer signs under your POA. The notary signs and stamps the deed, and the wire confirmation is checked during the meeting. The deed then goes to the Hellenic Cadastre, usually within 24 hours, and full registration is confirmed in 2–4 weeks.

Your lawyer sends you the signed deed and the registration confirmation as soon as they are issued. Your name is now on the title. The keys are released at the notary's office to your lawyer, or handed over by the developer or seller to whoever you name locally.

What do you need to do after closing?

Once you own the property, your Greek lawyer (or our team) handles:

• the E9 property declaration with the Greek tax authority, which feeds your annual ENFIA bill;
• utility transfers: electricity, water, gas and internet moved into your name, with bills paid from your Greek account or online;
• building association registration if you bought into an apartment building (polykatoikia);
• insurance for fire, earthquake and weather: required with a Greek mortgage, strongly recommended otherwise.

When you do visit, the keys are at your lawyer's office or with your local contact. We coordinate handovers and first-visit services. Many clients time their first trip for the handover, but it is not required.

How long does a remote purchase in Greece take?

With clear documents, a new build takes 6–10 weeks from first viewing to registered ownership. A resale takes 8–14 weeks; the longer end allows for deeper title searches and apostille round trips.

The bottlenecks, worst first:

1. apostille turnaround at US Secretary of State offices: 1–3 weeks per document, depending on the state;
2. Greek bank account activation for non-residents: 2–4 weeks;
3. gathering source-of-funds documents, which depends on you, so start early;
4. title searches on older resale properties;
5. notary scheduling, since Greek notaries are busy in summer and around holidays.

We coach American clients to finish the AFM, bank account, POA and source-of-funds work before they choose a specific property. Then, when the right home comes up, they can move in days, not months.

One date to plan around: the Greek government announced in September 2026 a 15% transfer tax for non-EU individual buyers, including US citizens without Greek citizenship, expected from 1 July 2027. It is not yet law, and today's rate is 3.09%. We track it on the Greek property law tracker.

What can go wrong, and how do you prevent it?

The title search finds an unrecorded encumbrance

This is common in older resale properties: a small unpaid debt, an inheritance dispute, an unregistered renovation. Your lawyer's pre-signing report flags it, and either you walk away with the deposit returned or the seller resolves it before closing. Prevention: never close on a resale without a signed clearance letter from your lawyer.

The power of attorney is too narrow

A POA that only authorizes the purchase of one property can fail when an unexpected step, such as a bank affidavit or a missed signature page, needs separate authorization. Prevention: draft it broadly, with explicit authority for the AFM, bank, contract, signing, registration, utilities and tax filings.

The apostille is rejected for technical reasons

Common errors are an expired notary commission, a signature that doesn't match the seal, or a document type the state does not recognize. Prevention: use a notary familiar with international documents, and check the apostille requirements with your Secretary of State before you submit.

The source of funds is challenged

Banks sometimes push back on unusual fund flows, such as a recent large deposit from a non-bank source, crypto-to-fiat conversions or unexplained inflows. Prevention: prepare a clean packet covering 12 months of fund history, with your CPA's signed explanation for anything irregular.

The notary is booked up

In peak season, notaries can be booked 4–6 weeks ahead. Prevention: pencil in the closing for the day after due diligence ends, and adjust as needed.

Frequently asked questions

Can Americans really buy Greek property without traveling?

Yes. With a power of attorney granted to a Greek lawyer, the tax number (AFM), bank account, contract, notarial closing and deed registration can all be done remotely. Greece accepts apostilled US documents. Many BUY GREECE® clients close before ever visiting Greece in person.

How do Americans get a Greek tax number (AFM) remotely?

Two ways. You can apply yourself through myAADE with a video-call identity check, or a lawyer or tax representative can apply under your power of attorney. Either way you need a clear copy of your passport, and a power of attorney must be apostilled or signed at a Greek consulate.

Where do Americans sign a power of attorney for Greece?

At a Greek consulate in the US, or before a US notary followed by an apostille. Greece applies the Hague Apostille Convention, so an apostilled US document needs no legalisation. The consulate route skips the apostille; the notary route depends on your state's turnaround.

Do I need to fly to Greece at any point?

No, not to complete the purchase. Every legal step can be done through your lawyer under a power of attorney. Most clients still visit eventually, for the handover or a first stay, and if you are in Greece before closing, the bank account and tax number can be set up in person.

Related reading

• Capital gains tax in Greece for Americans: the 2026 window
• What it costs to buy property in Greece
• Greece Golden Visa

How to start a remote purchase in Greece

1. Read the US side of the purchase (IRS, FATCA and the power of attorney) in our legal guide for US buyers, and start your AFM.
2. Browse properties in Greece that are ready for a remote closing.
3. Plan your remote purchase with BUY GREECE®. Our Chicago office coordinates your US documents, apostilles and your CPA; our Glyfada office handles the AFM, bank, lawyer, due diligence and notary. We will map your timeline in a 30-minute call.

Legal disclaimer: This article describes the standard remote-purchase process for US citizens buying Greek real estate. Timelines and document requirements vary by Greek bank, US state and property type. BUY GREECE® coordinates the full process for clients but does not give independent legal or tax advice; that comes from your Greek-bar lawyer and US CPA. Last updated October 2026.