Buying property in Greece as a Ukrainian: documents to translate

You found a flat on Crete for 85,000 euros, showed your partner the photos - they’re already mentally moved in. Then you started looking into the paperwork and realized: Greek bureaucracy is an art form of its own. Apostille, Greek translation, notary, lawyer, cadastre, taxes… Let’s walk through all of this step by step so you don’t spend weeks figuring out what takes 15 minutes to explain.

Can a Ukrainian buy property in Greece?¶

Yes. Greece allows foreigners - including non-EU citizens - to buy property with almost no restrictions. Same rights as EU nationals.

But there’s one catch. For border regions, you need a special permit from the Greek Ministry of Defense. This applies to Aegean Sea islands near Turkey (Lesbos, Chios, Samos, Rhodes, Kos), parts of Crete, and Northern Greece near the borders with Albania, Bulgaria, and North Macedonia.

Getting this permit is mostly a formality and rarely gets denied, but it adds 2 to 6 months to the buying process.

Athens, Thessaloniki, the Peloponnese, Mykonos, Santorini, and most of mainland Greece - no extra permits needed. You just buy and register.

What to do BEFORE buying¶

Before signing anything, do three things.

1. Get an AFM (tax number)¶

Without an AFM (ΑΦΜ - Αριθμός Φορολογικού Μητρώου), you can’t buy property in Greece. It’s a 9-digit tax number required for any financial transaction - from signing contracts to paying taxes. How to get one is covered in detail in our AFM guide for Ukrainians.

2. Open a Greek bank account¶

You’ll need a Greek bank account to pay for the property, taxes, and fees. To open one, you’ll need your passport and AFM. Some banks also ask for proof of address and an income statement.

3. Hire a Greek lawyer¶

It’s not legally required, but buying property in Greece without a lawyer is a bad idea. The lawyer checks the property’s legal status: debts, encumbrances, lawsuits, ownership issues.

On expat forums about Greece, you’ll see the same advice over and over: “Hire YOUR OWN lawyer, not the one the seller or agent recommends. Conflict of interest isn’t a theory - it’s the reality of the Greek property market.” Lawyer fees run 1-2% of the property value.

Step-by-step buying process¶

Step 1: Find a property¶

Through an agent or on your own via property portals (Spitogatos.gr, XE.gr, Rightmove.co.uk). Agents charge 2-2.5% of the price - usually paid by the buyer.

In 2025, apartment prices in Greece rose 7-8% year-on-year. In Athens and Thessaloniki - even more. So don’t wait too long if you’ve found something good.

Step 2: Preliminary agreement and deposit¶

Agreed on a property? You sign a preliminary agreement (προσύμφωνο) and pay a deposit - usually 10% of the price. This deposit takes the property off the market.

If you back out - you lose the deposit. If the seller backs out - they owe you double.

Step 3: Lawyer’s due diligence¶

Your lawyer checks:

• The seller’s ownership rights (do they actually have the right to sell?)
• No mortgages, liens, or encumbrances
• Compliance with building permits
• Energy performance certificate (ΠΕΑ - Πιστοποιητικό Ενεργειακής Απόδοσης)
• Any pending lawsuits involving the property
• Land plot status (for houses)

If your lawyer finds problems - walk away. Better to lose time searching for a new property than to spend years in court.

Step 4: Signing the deed at the notary¶

Once all checks pass, the notary prepares the purchase deed (συμβόλαιο αγοραπωλησίας). You sign it in the notary’s presence.

If you don’t speak Greek - an official interpreter must be present at the signing. That’s a legal requirement, not a suggestion.

Before signing, you need to:

• Pay the property transfer tax (3.09% of the value)
• Provide your AFM
• Present all required documents with translations

Step 5: Registration at the Cadastre¶

After signing, the deed gets registered at the Κτηματολόγιο (Cadastre) or Υποθηκοφυλακείο (Land Registry). Without registration, you’re not the official owner - even if you’ve already paid and received the keys. Registration takes a few weeks to 1.5 months.

Which Ukrainian documents need translation¶

Any document from Ukraine that you submit in Greece must have an apostille and a certified translation into Greek. The order matters: apostille first in Ukraine, then translation. Not the other way around. The apostille is issued by the Ukrainian Ministry of Justice - you can’t get it abroad. More on the correct sequence in our guide to sworn translation in Greece.

Documents for the transaction¶

Who can do the translation¶

In Greece, official translations into Greek are done by three categories of professionals:

• Certified translators from the MFA registry - search at metafraseis.services.gov.gr
• Greek lawyers with knowledge of the relevant language
• Graduates of the Ionian University translation department

Only translations from these professionals are accepted by notaries and government agencies. A translation from any other source will be rejected.

Translation costs¶

Prices in Athens are higher than in smaller cities or on the islands. Average price per page: 15-25 euros plus 24% VAT.

If you need a preliminary translation for understanding or preparing for the deal - ChatsControl can translate your documents online in minutes. For the official certified translation, you’ll then go to a certified translator from the registry.

Total cost of buying property in Greece¶

On top of the property price, expect an additional 7-10%. Here’s the breakdown:

Example: you’re buying a flat for 100,000 euros. Additional costs: roughly 3,090 (tax) + 1,200 (notary) + 1,500 (lawyer) + 500 (registration) + 2,200 (agent) + 200 (translations) = about 8,700 euros on top.

Good news: the 24% VAT on new-build properties is suspended until December 31, 2026. If you’re buying from a developer, that’s a significant saving.

Power of attorney: if you can’t be in Greece¶

You don’t have to fly to Greece for the signing. You can issue a power of attorney (πληρεξούσιο) to a Greek lawyer.

Option 1: through the Greek consulate. You sign the power of attorney directly at the Greek consulate in Ukraine. The document is in Greek, so no additional apostille or translation is needed. The simplest option.

Option 2: through a notary in Ukraine. You draft the power of attorney at a notary, get an apostille from the Ministry of Justice, then order a certified translation into Greek. Takes longer, but you can do it without leaving your city.

The power of attorney must specify:

• The specific property (address, area, cadastral code)
• The representative’s powers (what exactly they can do: sign the contract, pay taxes, register at the Cadastre)
• Full details of both parties (full name, AFM, passport data, address)

If even one detail is missing - the notary in Greece will refuse to proceed with the transaction.

FAQ¶

Can a Ukrainian freely buy property in Greece?¶

Yes. Greece doesn’t restrict foreigners from buying property - including Ukrainians. The only exception: border regions (some Aegean islands, parts of Northern Greece), where you need a permit from the Ministry of Defense. It’s a formality, but adds 2-6 months.

How much are the additional costs when buying property in Greece?¶

Plan for 7-10% of the property value. This includes: transfer tax (3.09%), notary (0.8-1.5%), lawyer (1-2%), registration (~0.5%), and agent (2-2.5%). For a 100,000 euro flat, that’s roughly 8,000-10,000 euros on top.

Do I have to go to Greece to buy property?¶

No. Issue a power of attorney to a lawyer - through the Greek consulate or through a notary in Ukraine with an apostille and Greek translation. The lawyer will sign all documents, pay taxes, and register ownership on your behalf.

Which Ukrainian documents need to be translated for buying property in Greece?¶

At minimum - your marriage certificate (if buying with a partner) and power of attorney (if buying through a representative). Both need an apostille and a certified translation into Greek. A biometric passport usually doesn’t need translation - the data is already in Latin script.

Does buying property in Greece give you residency rights?¶

It depends on the amount. The Golden Visa program grants a residence permit for the whole family, but the minimum investment is 800,000 euros for Athens and popular islands, 400,000 euros for less popular regions. Buying a flat for 85,000 or even 200,000 euros doesn’t give you residency - only property ownership.