In Greece, the purchase is “real” only when the notarial deed is executed and the title is registered/inscribed with the competent Land Registry / Hellenic Cadastre.
Step 1: Get your essentials ready early (AFM + access)
Most foreign buyers hit delays because they start paperwork too late.
1A) Obtain your Greek tax number (AFM)
Gov.gr and AADE both describe the AFM process, including electronic application routes and (in some cases) identification via videoconference or in-person at a tax office.
Why it matters: you’ll need an AFM for key steps like tax filings and ownership declarations later.
Step 2: Appoint the right professionals (the Greek “triangle”)
A typical Greek purchase relies on:
- Lawyer (legal due diligence and risk management),
- Notary (drafts/executes the deed and coordinates formalities),
- Engineer (property compliance file / building documentation often required for transfer readiness).
REXE tip: Treat this like a structured project from day one (tasks, owners, deadlines). Greece delays are usually “document flow” issues, not price issues.
Step 3: Shortlist property + run a “pre-offer” red flag check
Before paying any deposit, confirm:
- Who the registered owner is (or appears to be),
- Whether the area is under Cadastre or older Land Registry handling,
- If the seller can produce the core transfer documents (your lawyer will guide this).
Gov.gr lists Hellenic Cadastre services that matter in practice (checking property in cadastre, certificates, cadastral sheets/diagrams, and submission of registrable deeds).
Step 4: If you’re buying remotely, set up Power of Attorney (POA)
Many foreign buyers use a POA so their lawyer can act on their behalf (viewing files, requesting documents, signing steps depending on scope).
(Your lawyer will advise format, apostille, translation, and scope.)
Step 5: Legal due diligence (title + encumbrances + registrability)
This is where your lawyer earns their keep. At a high level, due diligence aims to confirm:
- The seller’s rights and the chain of title,
- Whether there are mortgages/claims/attachments or other burdens,
- Whether the property can be transferred cleanly.
In Greece, the process culminates in a notarial deed and registration/inscription at the Land Registry or National Cadastre.
Step 6: Engineer documentation (building compliance file)
A frequent cause of delay is missing or inconsistent engineering documentation (e.g., mismatched square meters, outdated plans, missing compliance files).
Gov.gr provides access to the Electronic Register of Building Identities for authorised engineers.
(Your lawyer/notary/engineer will confirm what’s required for your property type and transfer deed.)
Step 7: Agree terms + handle deposits safely
Deposits and preliminary agreements are common, but the same rule applies as everywhere:
- Put key terms in writing (price, inclusions, timing, conditions).
- Do not pay deposits without clear release/refund conditions drafted/reviewed by your lawyer.
REXE tip: Make deposit handling a controlled workflow step (who holds funds, when released, what evidence triggers release).
Step 8: Calculate and file the Real Estate Transfer Tax (FMA)
In Greece, a real estate transfer tax is imposed on the buyer for purchases/sales of property rights located in Greece, and AADE states the tax rate is 3% on the taxable value.
Digital filing via myPROPERTY (often coordinated by the notary)
AADE’s guidance notes that initial timely transfer tax returns in areas where the objective value system applies are submitted digitally through myPROPERTY by the notary (Dec. 1110/2022).
AADE also maintains the myPROPERTY platform itself.
Step 9: Notarial deed execution (the “completion moment”)
This is the formal signing stage where the notarial deed is executed.
Your notary will typically:
- Verify the required document pack is complete,
- Finalise deed drafting,
- Coordinate signatures and formal completion steps.
The purchase culminates with the execution of the notarial deed and subsequent registration/inscription of title.
Step 10: Registration/inscription + post-completion obligations
After execution, the deed must be registered/inscribed at the competent authority (Land Registry / Hellenic Cadastre).
Don’t forget: E9 (property declaration) after acquisition
AADE states that foreign residents (like Greek residents) must submit a Real Estate Statement (E9) upon acquisition/change by March 31 of the following year via myAADE.
Typical timeline (realistic expectations)
- Fast deals happen when the seller has documents ready and the due diligence/engineer file is clean.
- Slow deals happen when paperwork is missing, the engineer file needs correction, or registration steps get stuck.
Common pitfalls (and how to avoid them)
- Starting AFM/tax access too late → begin AFM early.
- Assuming “the notary will handle everything” → notary coordinates the deed, but diligence and document readiness still matter.
- Underestimating the engineer documentation → engage engineer early; fix discrepancies before deed drafting.
- Transfer tax filing surprises → understand the 3% transfer tax and myPROPERTY process early.
- Forgetting E9 post-completion → diarise the March 31 deadline.
How REXE helps
Most Greece delays are caused by “invisible work” across parties—documents requested in emails, unclear owners, missed deadlines.
REXE helps by:
- Keeping a single audit trail for critical milestones: AFM, myPROPERTY filing, deed signing, registration, E9 reminder.
- Running a shared transaction checklist (buyer/lawyer/notary/engineer)
- Tracking document readiness (requested → received → reviewed → issues → resolved)
