Buying a Home in Greece via Power of Attorney: 11 Steps Without Leaving Türkiye

Buying a Home in Greece via Power of Attorney: 11 Steps Without Leaving Türkiye

The Greek Golden Visa programme has become one of the most popular European residence routes for Turkish investors. But most don't realise that the entire process can be completed without setting foot in Greece, without leaving Türkiye. The key word is: power of attorney (Greek: πληρεξούσιο).

In this guide we walk through 11 steps that begin in an Istanbul notary's office and end at the Greek Cadastre, with practical notes specific to Turkish citizens. For each step you'll find which documents to source from where, what costs to expect and where not to lose time.

Why the Power-of-Attorney Route Is Preferred

The Greek Golden Visa programme, as of 2025, still operates with a €250,000 minimum threshold — but that threshold now applies only to specific categories: restoration of listed heritage buildings and αλλαγή χρήσης (change-of-use — commercial/industrial-to-residential conversion) projects. For standard residential purchases, the threshold rose to €400,000 or €800,000 depending on the region (Migration.gov.gr, 2024 legislative reform).

These new rules force investors to choose the right project more rigorously. Rather than flying to Greece repeatedly to walk through three or four αλλαγή χρήσης projects on-site, most of our investors choose this path:

• Select a lawyer in Türkiye and prepare the power of attorney

• Run the full documentation and due-diligence process remotely

• A single Athens visit on deed-transfer day — or none at all, with a full power of attorney

The second option offers significant savings on both time and flight/lodging cost. Particularly for investors with family, business or other commitments, being able to kick off the investment process with one notary visit makes a critical difference.

Step 1: Lawyer Selection and Power Scope

The power of attorney is a legal document defining how much authority you delegate. Before drafting it, sign a service agreement with a Greek lawyer specialised in real estate and immigration law.

The critical point for Turkish investors: the list of authorities written into the power of attorney. A power too narrow forces another notary visit at every new step. A power too broad creates risk. Standard practice:

• Tax number (AFM) and Greek bank account opening

• Title, mortgage and lien searches on the property

• Signing the purchase agreement and the final title deed

• Filing the Golden Visa application and completing missing documents

Constraining the power matters — the lawyer must explicitly not be able to purchase in their own name, only to transact on your behalf on the defined project.

Step 2: Notary-Drafted Power of Attorney (First Step in Türkiye)

The power of attorney is drawn up at a Turkish notary, with a Greek-language version alongside. Major Istanbul notaries know this process well; smaller notaries can lengthen it. Watch for:

• The power of attorney must be bilingual (Turkish-Greek)

• The spelling of your name in the passport and in the power of attorney must match exactly

• Place of birth and parents' names are cross-checked on the Greek side

Notary fees vary by page count and the breadth of authority; in 2025 they average TL 3,000–6,000. The document is then ready for the apostille step.

Step 3: Apostille Certification (District Governorship)

Because Türkiye and Greece are both parties to the 1961 Hague Apostille Convention, an apostille stamp is sufficient to make the power of attorney valid in Greece. No consular legalisation is needed. The apostille process:

• Issued in Istanbul by the district governorship (Kaymakamlık) — Kadıköy, Beyoğlu, Şişli are common

• Usually completed the same day

• Low cost (~TL 500 in 2025)

The apostilled power of attorney is sent to your Greek lawyer by email or courier. Critical note: for formal use in Greece, a certified translation into Greek by a sworn translator is required. This translation is typically coordinated by the lawyer in Athens.

Step 4: AFM (Greek Tax Number)

AFM (Αριθμός Φορολογικού Μητρώου) is Greece's tax identification number. It is required to buy property, open a bank account and set up utilities. With the power of attorney this step can be completed remotely.

Required documents:

• Passport copy (apostilled)

• Residence document (obtainable in Türkiye via e-Devlet, then translated and apostilled)

• Completed M1 and M7 forms (prepared by your lawyer)

Processing takes about 5–10 business days. Once the AFM issues, the investor is formally present in the Greek tax system. No subsequent step can be taken without it.

Step 5: Opening a Greek Bank Account

Greek property purchases require payment to flow through the Greek banking system — both a Golden Visa regulation and an anti-money-laundering (AML) requirement.

The process for Turkish citizens has become more thorough after 2024. The bank asks for documents evidencing fund source (tax return, sale agreement, inheritance document, etc.). Account opening through a lawyer remotely is possible, but some banks may insist on a single physical visit.

Practical tip: account opening can take 2–6 weeks, so it must be run in parallel with property selection.

Step 6: Property Selection and Pre-Contract

Beyond the technical steps in this guide, the truly critical decision is property selection. After the 2024 legislative change, two categories stand out at the €250,000 threshold in central Athens:

• Restoration projects on listed heritage buildings (κτίρια διατηρητέα)

• αλλαγή χρήσης projects — conversions of former offices, warehouses or workshops into luxury residences

For example, a typical αλλαγή χρήσης project in Pangrati works like this: a 1960s textile workshop is converted via permit change into bedrooms-and-living-room apartments. After the building receives municipal approval, the purchase agreement is signed subject to αλλαγή χρήσης completion.

Warning: Two specific risks for the buyer in this category. First, whether the permit change has actually been completed. Second, whether the project's compliance with Golden Visa criteria has been confirmed by the competent authority. Independent legal review is essential.

The pre-contract (προσύμφωνο) is typically signed with a 10% deposit. The contract can be executed by the lawyer under the power of attorney.

Step 7: Legal Due Diligence

This is the most critical step in the power-of-attorney route. On-site the lawyer investigates:

• εμπράγματα βάρη at the registry (mortgage, lien, foundation lien) check

• Validity of building permit, occupancy certificate and αλλαγή χρήσης documents

• Outstanding tax debts to the municipality (ENFIA, Δημοτικά Τέλη)

• Bankruptcy/enforcement check on the previous owner

• Common areas and building regulation

A common issue for Turkish investors: in family-held properties (transferred via γονική παροχή), one of the heirs may need to co-sign. If this detail surfaces only on deed day, the closing can collapse. This is where an experienced lawyer earns their fee.

Step 8: Payment Flow and Banking

Payment must always flow from your Greek bank account. When transferring foreign exchange from Türkiye, two points matter:

• Turkish banks require documentation (lawyer-certified sale agreement or pre-contract) for foreign-exchange approval

• SWIFT transfer takes 1–3 business days; having funds in the account at least a week before deed day is safe practice

On deed day, 100% of the payment is settled by bank cheque (τραπεζική επιταγή). Under the power of attorney your lawyer can draw and deliver this cheque too.

Step 9: Signing the Deed (Συμβόλαιο)

The deed transfer takes place at a Greek notary (συμβολαιογράφος). Not to be confused with a Turkish notary — in Greece the notary drafts and certifies the deed. For this:

• On the buyer's side, your lawyer attends under the power of attorney

• The seller (or their lawyer) attends

• The bank cheque is handed over at signing

• A transfer tax of 3.09% is paid on the antikeimeniki aksia (objective tax value)

After signing, the final deed (συμβόλαιο) is sent to you digitally. Keep a Turkish translation with apostille — useful for inheritance planning later.

Step 10: Cadastral Registration (Κτηματολόγιο)

After signing, the deed must be registered with the Κτηματολόγιο (Greek National Cadastre). For Athens and major cities this is fully digital; on smaller islands you may still see paper.

Registration takes 1–3 months. The Golden Visa application cannot be filed before completion. Don't ignore this duration in planning.

Step 11: Golden Visa Application

After registration is approved, the Άδεια Διαμονής Επενδυτή (Investor Residence Permit) application is filed. Under the power of attorney this filing can also be remote, but biometric data collection requires one trip to Greece. This visit can be scheduled after deed signing — it does not need to be at the closing.

The Golden Visa is granted for 5 years, renewable indefinitely as long as the property is held. The visa holder and first-degree family (spouse, children under 21, the holder's and spouse's parents) gain Schengen 90/180 mobility.

Important note: the Greek Golden Visa does not replace separate visas like US ESTA or UK ETA. It provides Schengen mobility only.

Total Time and Typical Costs

The power-of-attorney route averages 3–6 months from start to Golden Visa card in hand. The factors that most affect duration: speed of AFM and bank account (typically 4–6 weeks), registration wait (1–3 months) and biometric appointment availability.

Typical cost line items:

• Property price: €250,000 (αλλαγή χρήσης / restoration category)

• Transfer tax: ~3.09% of price

• Lawyer fee: ~1–2% of price

• Greek notary fee: ~0.8–1.2%

• Golden Visa application fee: €2,000 (primary), additional per family member

• Translation, apostille, AFM and small misc: €1,500–3,000

Net "acquisition overhead" (on top of property price) typically runs ~7–9% of price.

Frequently Asked Questions

Is it risky to buy a property under power of attorney without seeing it?

Yes, if due diligence is insufficient. Independent lawyer selection, an independent appraisal report and, where needed, a walk-through video are standard. If the investor wants to see the project in person, a single Athens visit before deed signing is enough.

Can I also obtain residence permits for family under power of attorney?

Yes. When drafting the power of attorney, include authority to apply for family members. Biometrics for the spouse, children and parents will require a Greece visit, but this is a single trip.

Is there a risk difference between αλλαγή χρήσης projects and standard residential?

Yes. αλλαγή χρήσης projects may still be in conversion; delivery delay is possible. Standard residential purchases (the €400,000+ category) carry lower risk but require more capital above the Golden Visa threshold. Which is right depends on the investor's liquidity and risk appetite.

Why is a Turkish power of attorney valid in Greece?

Because both Türkiye and Greece are parties to the 1961 Hague Apostille Convention, documents executed before a notary become valid in either country with an apostille stamp. No consular legalisation is needed. Only the Greek translation must be by a sworn translator.

What happens if I sell the property after the Golden Visa?

Selling ends your Golden Visa right. However, reinvesting the proceeds in a qualifying Greek property can preserve permit continuity. Consult immigration counsel before any sale decision.

How many steps can be completed without leaving Türkiye?

10 of the 11 steps can be managed entirely from Türkiye. Only Golden Visa biometric collection (fingerprint + photo) requires you to be physically present in Greece. That is a single appointment late in the process, when your residence permit is essentially ready.

Avla's Approach

We have been managing power-of-attorney files since 2019. Standing alongside the Turkish investor at every step — from lawyer selection in Greece to the fine print of the deed — is the core principle. Rather than a rushed property pick, we match category-grade projects to the investor's actual need.

If you're considering starting your Greek Golden Visa remotely under power of attorney, engage Avla advisory. In the first call let's review the project category, expected timeline and estimated total cost together.

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The information in this article is based on the legal framework in force as of June 2026. Greek Golden Visa legislation is updated regularly; for your specific application always obtain current advice.

Sources: Migration.gov.gr (Greek Ministry of Migration official guidance), Κτηματολόγιο (Greek National Cadastre), 1961 Hague Apostille Convention.

Buy your Greek home by power of attorney — without leaving Türkiye.

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CTA: If you're considering starting your Greek Golden Visa under power of attorney, engage Avla advisory. In the first call let's review the project category, expected timeline and estimated total cost together.