You’ve found the perfect apartment in Barcelona. The price is right, the neighbourhood is ideal - then your Spanish lawyer explains that all your documents need to be translated by a Traductor Jurado, there are only about five of them in all of Spain certified for Ukrainian, and the notary appointment is in three weeks. Manageable - if you knew this before you paid the deposit.
The translation and document side of buying property abroad isn’t a box-ticking formality at the end of the process. It’s a genuine variable that can delay closing by weeks or add hundreds of euros in unplanned costs. Each of these five countries has its own rules: who’s allowed to translate your documents, what needs an apostille, where to get the local ID number, and whether you have to show up in person. Here’s what you actually need to know for each.
Quick Comparison: All 5 Countries¶
| Country | Local number | Who translates | Apostille required | In-person presence |
|---|---|---|---|---|
| Spain | NIE | Only Traductor Jurado (MAEC) | Yes | No (lawyer with POA) |
| Portugal | NIF | Licensed translator or notary | Recommended | No |
| Italy | Codice Fiscale | Sworn translator + apostille | Yes | No |
| Turkey | Vergi Kimlik | Only Turkish yeminli tercüman | Yes | Yes (buyer or rep, in person) |
| Greece | AFM | Licensed translator (into Greek) | Yes | No |
Spain: Traductor Jurado and NIE¶
Spain is one of the most popular destinations for property buyers - Costa del Sol, Barcelona, Alicante, Valencia. But it has a specific rule that catches people off guard, especially those with less common source languages.
Traductor Jurado - the only option¶
A Traductor Jurado isn’t just a “certified translator” in the general sense. It’s a translator personally appointed by Spain’s Ministry of Foreign Affairs (MAEC - Ministerio de Asuntos Exteriores). They’ve passed a state exam, been issued a unique registration number, and their seal and signature are on file with the ministry. Only their translations carry the force of a public document for a Spanish notary, land registry, or bank.
Translations from ordinary translation agencies, notarised translators from Ukraine or Poland, sworn translators from Germany - none of these work in Spain. It has to be a Traductor Jurado.
You can verify any translator’s credentials in the official MAEC registry. Always check before ordering.
The specific challenge for Ukrainian: there are roughly 4-5 MAEC-certified translators for Ukrainian-Spanish in the entire country. That means queues, higher rates, and no same-day orders. Plan your translation at least 2-3 weeks before the notary signing date.
If you want to understand your documents in advance or prepare a draft before the official translation, tools like ChatsControl can give you an unofficial version quickly - but you’ll still need the Traductor Jurado for the notary.
NIE - non-negotiable¶
NIE (Número de Identificación de Extranjero) is the foreign ID number required for all legal and financial operations in Spain. Without it you can’t sign the Escritura Pública, open a bank account, take out a mortgage, or register the property in your name.
How to get it: - In Spain at a police station (Comisaría) - advance appointment required, wait 1-3 weeks - Through a Spanish consulate in your country - 2-4 weeks
You’ll need: passport, completed form EX-15, and evidence of why you need a NIE (e.g. a copy of the preliminary purchase contract). Cost: ~€10-15. The NIE doesn’t expire.
Apostille before translation - get this right¶
In Spain (and all five countries here) the correct sequence is:
- Get the original document
- Apostille the original in Ukraine or the country that issued the document
- Bring the apostilled original to the Traductor Jurado
- Get the translation with the translator’s signature, seal, and accuracy statement
The common mistake: translate first, then apostille the translation. An apostille certifies the authenticity of the ORIGINAL document - not a translation. If you show up to apostille a translation you’ll be turned away and have to start over.
Documents typically translated for purchase¶
Standard pack for buying property in Spain: - Passport (main page and address page if applicable) - Marriage or divorce certificate (if relevant to the transaction - joint ownership, civil status) - Bank statement or source-of-funds letter (often requested by Spanish banks for AML compliance) - Power of attorney (Poder Notarial) if buying through a lawyer
Cost estimate (Ukrainian-Spanish pair): roughly €100-200 per document. Full pack: €300-800 depending on volume.
Notary signing and the interpreter requirement¶
The final deal is signed at a notary (Escritura Pública de Compraventa). The notary is required to read and explain the terms to both parties - and if the buyer doesn’t understand Spanish, an official interpreter must be present. As noted in idealista’s foreign buyer guide:
If the buyer does not speak Spanish, the presence of an official interpreter is required, or in some cases, the lawyer can act as a translator.
In practice: most foreign buyers hire a Spanish lawyer (gestor or abogado) from the start of the process. If the lawyer speaks your language and Spanish, they cover the interpreter requirement automatically.
Costs when buying in Spain¶
| Item | Cost |
|---|---|
| Translation pack | €300-800 |
| NIE | €10-15 |
| Notary + land registry | 0.5-1% of purchase price |
| ITP - transfer tax (resale property) | 6-10% depending on region |
| IVA (VAT) for new builds | 10% |
| Lawyer | 1-2% of purchase price |
Timeline from preliminary contract to Escritura: 4-8 weeks.
Portugal: NIF and the Easiest Paperwork¶
Portugal consistently comes out on top in comparisons of how easy it is for foreigners to buy property in Southern Europe - and on the documents side, that reputation holds up.
NIF - not NIE¶
First point of confusion: Portugal uses NIF (Número de Identificação Fiscal), not NIE like Spain. The NIF is purely a tax number - the equivalent of a national insurance number - used for all financial and legal transactions in Portugal. Without it you can’t sign any property contract or open a bank account.
How to get your NIF: - Through a Portuguese consulate in Ukraine or wherever you’re based - usually 1-3 weeks, free or minimal fee - In person at any Finanças office (tax authority) in Portugal - same day - Through a Portuguese lawyer acting under a power of attorney - most convenient if you’re not yet in the country
Translation requirements¶
Portugal doesn’t require a specific Traductor Jurado equivalent. Translations for a notary can be done by any licensed translator with notarial certification. Some Portuguese notaries accept documents in English without translation - at the discretion of the specific notary.
In practice, for a property purchase in Portugal you’ll typically translate: - Passport - notarially certified translation - Power of attorney (Procuração) if buying through a lawyer - translated and apostilled - Source-of-funds documents if the bank or notary requests them
Apostille requirements are more flexible than Spain’s. For the final deed of sale (Escritura de Compra e Venda) it’s standard practice to have apostilles on all foreign documents, but for earlier steps there’s more flexibility.
Purchase process¶
- NIF for the buyer
- Legal due diligence - check the Certidão Predial (land registry extract) and any encumbrances
- CPCV (Contrato de Promessa de Compra e Venda) - preliminary contract, deposit 10-20%
- Prepare documents and translations
- Escritura at the notary - final deed with registration of title
Timeline from offer to Escritura: 60-90 days.
Costs when buying in Portugal¶
| Item | Cost |
|---|---|
| IMT (property transfer tax) | 0-7.5% progressive rate |
| Stamp duty (Imposto de Selo) | 0.8% of purchase price |
| Notary + registration | €500-1 000 |
| Translation pack | €150-350 |
| Lawyer | 1-2% of purchase price |
Total closing costs: 7-10% of purchase price - one of the lowest among these five countries.
Italy: Codice Fiscale and the Reciprocity Rule¶
Italy has one requirement you won’t encounter in the other four countries, and it’s worth clarifying before you start seriously looking at properties.
The reciprocity rule for non-EU buyers¶
Article 16 of the Italian Civil Code states that citizens of non-EU countries can only buy property in Italy if their country allows Italian citizens to do the same in return. As Italian property lawyers explain (lawzana.com):
A non-Italian resident foreign citizen can purchase property in Italy as long as their home country allows Italian citizens to do the same.
For Ukrainian buyers: Ukraine allows Italian citizens to purchase property, so the reciprocity condition is satisfied. But each notaio (notary) verifies this independently before proceeding with a deed. Confirm the reciprocity question with the notaio before signing any preliminary contract and paying a deposit. If reciprocity isn’t confirmed, the transaction can be declared void and costs won’t be refunded.
Codice Fiscale¶
The Codice Fiscale is Italy’s unique taxpayer identifier - 16 alphanumeric characters, issued permanently and free of charge. Without it you can’t complete any legal or financial transaction in Italy.
Where to get it: - At any Agenzia delle Entrate (tax authority) branch in Italy - same day, free - At an Italian consulate in Ukraine or any other country - Through a lawyer in Italy acting under a power of attorney
Documents and translations for the notaio¶
The notaio (notary) in Italy is a state official acting on behalf of the state, not the buyer or seller. They verify the legality of the transaction, collect taxes, and register the title - they’re neutral.
All foreign documents submitted to the notaio must be: 1. Apostilled under the Hague Convention of 1961 2. Translated into Italian by a sworn translator (traduttore giurato)
Standard pack: - Passport + apostille + Italian translation - Marriage certificate or civil status record (if relevant to the transaction) - Procura Speciale (special power of attorney) if you’re not appearing in person - must have apostille and notarially certified Italian translation - Corporate documents if the buyer is a company
Buying remotely¶
Italy fully supports remote property purchase. The process: 1. Sign a Procura Speciale at a notary in Ukraine 2. Apostille the power of attorney 3. Notarially certified Italian translation 4. Send to your lawyer in Italy
The lawyer signs the Compromesso (preliminary contract) and then the Rogito (final deed of sale). You don’t need to travel to Italy at all.
Costs when buying in Italy¶
| Item | Cost |
|---|---|
| Registration tax - primary residence | 2% of cadastral value |
| Registration tax - investment purchase | 9% of cadastral value |
| Notaio | 1-2% of purchase price + fixed fees |
| Translation pack | €200-500 |
| Lawyer | 1-2% of purchase price |
Total costs: 3-5% for a primary residence, 10-12% for an investment purchase. Timeline from preliminary contract to Rogito: 2-4 months.
Turkey: TAPU and the Mandatory Translator¶
Turkey has the most specific translation requirements of these five countries, and the rules here are non-negotiable.
Vergi Kimlik and registration¶
Vergi Kimlik Numarası is Turkey’s tax number. Without it you can’t open a Turkish bank account, purchase property, or set up utility connections.
Getting it is simple: go to any Vergi Dairesi (tax office) with your passport, it’s free, and takes 15-30 minutes. You get the number the same day. Some real estate agents help foreign buyers get the Vergi Kimlik at their office as part of the onboarding.
TAPU and why a sworn translator is mandatory¶
TAPU (Tapu Senedi) is the title deed for property in Turkey. The TAPU signing happens directly at the Tapu ve Kadastro Müdürlüğü (Land Registry office) in front of an official state officer.
Here’s the key rule: if the foreign buyer doesn’t speak Turkish, a sworn translator must be present at the TAPU signing - this is a legal requirement, not a suggestion. As stated in documentation from Turkey’s Land Registry system:
For foreign buyers who do not speak Turkish, the presence of a sworn translator during the TAPU signing process is mandatory.
No translator = no TAPU transfer. The office won’t proceed.
Yeminli tercüman - must be Turkish¶
The translator for the TAPU must be a yeminli tercüman - a Turkish-registered sworn translator. The critical point: the translation of your passport for the TAPU office must be done by a Turkish yeminli tercüman. Translations made outside Turkey - including notarised translations from Ukraine - are refused. It doesn’t matter how official they look; the TAPU office won’t accept them.
Translator cost at TAPU: - If only the buyer is foreign: ₺2,000-10,000 depending on city and duration - If both buyer and seller are foreign: up to ₺48,400
DAB certificate - mandatory currency conversion¶
When buying property in Turkey you must convert the purchase amount from foreign currency to Turkish lira through a Turkish bank and obtain a DAB (Döviz Alım Belgesi) - a foreign exchange transaction certificate. The amount in the DAB must match the declared value in the TAPU. No DAB = no deal.
SPK valuation report - mandatory for foreign buyers¶
Since 2019, foreign buyers in Turkey must have an independent property valuation done by an SPK-licensed appraiser. Cost: $300-500. Turnaround: 3-7 business days. The TAPU office won’t proceed without this report.
What changed in 2026¶
From 1 January 2026, the official base property values used to calculate the TAPU transfer fee increased by up to 3x in many Turkish regions (some municipalities saw 300-600% increases compared to 2025). The TAPU fee is 4% of the declared value, split between buyer and seller. Recalculate your closing cost estimates before signing anything.
Full document checklist for TAPU¶
| Document | Requirements |
|---|---|
| Passport | Original + certified Turkish translation (yeminli tercüman) |
| 2 biometric photos | 4×6 cm |
| Vergi Kimlik | Obtained locally, same day |
| SPK valuation report | $300-500, 3-7 business days |
| DASK insurance | Mandatory earthquake insurance |
| DAB certificate | Forex conversion proof from Turkish bank |
| Power of attorney (if applicable) | Notarised + apostilled + Turkish translation |
Costs when buying in Turkey¶
| Item | Cost |
|---|---|
| TAPU transfer fee | 4% of declared value |
| SPK valuation | $300-500 |
| Sworn translator (yeminli tercüman) | ₺2,000-48,400 |
| Passport and document translation | ₺1,000-3,000 |
| DASK insurance | Depends on size and region |
| Legal fees | ₺15,000-60,000 |
Total closing costs: roughly 5-8% of the purchase price. Timeline from offer to TAPU: 1-3 months.
Greece: AFM and Translation into Greek¶
Greece stands out because you’re translating into Greek specifically - the language requirement is stricter than most other countries.
AFM - Greek TIN¶
AFM (Arithmos Forologikou Mitroou) is Greece’s 9-digit tax identification number, required for buying property, opening a bank account, and paying ENFIA (annual property tax). It’s free and permanent.
How to get it: - Through the AADE portal online (if you have EU residency) - In person at any DOY (local tax office) in Greece - Through a Greek lawyer or accountant acting under a notarised, apostilled power of attorney
Translation requirements¶
Greece is the strictest of these five countries on language: all documents submitted to state authorities or a notary must be translated into Greek and notarially certified. Some banks accept English, but for the purchase deed itself, Greek is required.
As stated in the official guide for foreign property buyers in Greece:
It’s essential to have all documents translated into Greek and officially notarized.
What you’ll be translating: - Passport - Power of attorney (if buying remotely) - notarised in Ukraine + apostilled + Greek translation - Marriage or divorce certificate (if relevant to the transaction) - Source-of-funds documentation if the notary or bank requests it
Translation pack cost: €150-400 for a standard set of documents.
Golden Visa: thresholds and timelines¶
Greece offers one of the most accessible Golden Visas in the EU. Minimum investment: - €250,000 for certain categories: listed buildings, properties converting to residential use, commercial-to-residential conversions - €400,000 for standard apartments in most regions
The Golden Visa gives you a Greek residence permit and effectively free movement in the Schengen area. Processing time from application to card: 6-9 months.
For the Golden Visa you’ll also need: health insurance, photos, a criminal record certificate, and full Greek translations of all supporting documents.
Buying remotely through a lawyer¶
Greece explicitly supports fully remote property purchase. The process: 1. Sign a Power of Attorney at a notary in Ukraine 2. Apostille the document 3. Notarially certified Greek translation 4. Send to your Greek lawyer
The lawyer gets your AFM, conducts due diligence, signs the preliminary contract, and then the final deed. You receive the title certificate without setting foot in Greece.
Costs when buying in Greece¶
| Item | Cost |
|---|---|
| Transfer tax | 3% of assessed value |
| Notary fees | 1-2% of purchase price |
| Land registry fee | ~0.5% |
| Lawyer | 1-2% of purchase price |
| Translations and apostille | €150-400 |
Total closing costs: 8-12% of purchase price. Timeline for a standard purchase: 1-3 months.
Common Mistakes and Things That Catch Buyers Off Guard¶
Apostilling the translation instead of the original¶
The most widespread mistake across all five countries, and the most expensive in Spain where a Traductor Jurado translation costs €100-200 per document. An apostille certifies the authenticity of the ORIGINAL document - not a translation. The correct sequence: original → apostille the original → translate the apostilled original.
Using a Ukrainian translation for Turkey¶
Translations produced outside Turkey are simply not accepted by the TAPU office - even if notarised and apostilled. Only a Turkish yeminli tercüman. If you’ve already had your passport translated in Ukraine for the Turkey trip, that translation won’t work at the TAPU counter.
Not confirming reciprocity in Italy before paying a deposit¶
If a notaio proceeds without confirming reciprocity and the transaction is later challenged, it can be declared void with no cost recovery. Verify reciprocity before signing the preliminary contract and handing over any deposit.
Power of attorney missing apostille or in the wrong language¶
For remote purchases, the POA must be notarised, apostilled, and translated into the language of the country where you’re buying. If any element is missing, the lawyer can’t legally represent you. Get the exact requirements from a local lawyer before preparing the document.
Turkey’s 2026 cadastral value increases¶
The base values used to calculate TAPU fees jumped by up to 3x in many Turkish regions at the start of 2026. If you costed out the transaction last year, recalculate before committing. The 4% fee on the new base can be significantly higher than expected.
FAQ¶
What is the NIE in Spain and how do I get one?¶
NIE (Número de Identificación de Extranjero) is the foreigner ID number required for all legal and financial operations in Spain. Apply at a Spanish police station or through a consulate abroad, allow 1-4 weeks, cost ~€10-15. Without it you can’t sign a purchase deed or open a bank account.
Can Ukrainian citizens buy property in Italy?¶
Yes. Italy’s reciprocity principle (Art. 16 Italian Civil Code) is satisfied because Ukraine allows Italian citizens to buy property. But each notaio confirms this individually before proceeding - get confirmation before signing a preliminary contract or paying a deposit.
How much does a full translation pack cost for buying property in Spain?¶
Passport, bank statement, and power of attorney together run €300-800 for the Ukrainian-Spanish language pair. It costs more than, say, English-Spanish because there are only about 4-5 MAEC-appointed Traductores Jurados for Ukrainian in the entire country. Order at least 2-3 weeks before your notary date.
Do I need to travel to sign the purchase deed in person?¶
Not in Portugal, Italy or Greece - a notarised, apostilled power of attorney lets a local lawyer act for you. Spain also works via attorney. Turkey is the exception: the buyer or their authorised representative must be physically present at the TAPU office alongside a sworn translator - the transaction can’t be done remotely.
Does Turkey accept translations made in Ukraine?¶
No. Passport and document translations for the TAPU office must be made by a Turkish yeminli tercüman. Translations from any other country - including notarised ones from Ukraine - are refused at the counter.
Which country has the simplest paperwork for foreign buyers?¶
Portugal: minimal translation pack (€150-350), transparent notary fees €500-1,000, total closing costs 7-10%. Italy and Greece are also relatively straightforward. Spain and Turkey have the most translation-related complexity and cost - Spain because of the shortage of Traductores Jurados for Ukrainian, Turkey because of the mandatory on-site translator and strict in-country-only translation rule.
Sources¶
- Spain MAEC official registry of Traductores Jurados
- Idealista: 11 steps for foreign buyers in Spain 2026
- InspectOS: complete guide to buying property in Portugal 2026
- Lawzana: buying property in Italy as a non-EU citizen - reciprocity rule
- Arnonesicomo: condition of reciprocity in Italy - legal analysis
- Bilal Alyar: TAPU process for foreigners in Turkey 2026
- DDA Real Estate: how to get a TAPU in Turkey - complete guide for foreign buyers
- Investment Visa: buying property in Greece - complete guide for foreigners
- BuyGreece: Greece Golden Visa through real estate - complete 2026 guide
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