Out of sight, close to the heart: How to manage a real estate investment remotely in 2026?

Short answer:

Managing real estate investments in Greece remotely is possible when working with a professional who handles property search, legal due diligence, purchase, registration, and day-to-day management. This allows you to tap into the Greek market without having to deal with bureaucracy and local vendors on your own.

"I can't buy a property without seeing it in person first," "The tenants will ruin my apartment," "The language barrier will complicate the bureaucratic process," and "I don't need any more worries in my life—why would I want this headache?" – There is no shortage of reasons, justifications, and excuses for why one should avoid taking the plunge and investing in overseas real estate. Most of us have heard at some point in our lives about a friend, or a friend of a friend, who bought an investment apartment in a foreign country on a whim. It usually sounds like a step far removed from our own lives, reserved for adventurers or people who are very well-off financially and can afford it. There is no shortage of beliefs and preconceptions regarding investing in overseas real estate, and therefore quite a few people shy away from this opportunity, even though it appears to be a worthwhile investment.

These concerns are understandable and natural—though not necessarily justified. Investing in real estate from abroad, when done correctly and responsibly, does not have to be any more risky or adventurous than buying an apartment in Israel. In fact, many would argue that it is a wiser and more prudent move than investing in an apartment in Israel today.

To help you navigate this topic and alleviate some of your concerns and fears, we’ve put together a comprehensive guide to investing in real estate remotely. This guide will provide you with answers to all your burning questions: Is this a financially sound move? What steps should you take? What should you be cautious about? And how can you ensure you have the maximum possible safeguards in place to make your investment successful and highly profitable?

Why invest in overseas real estate in 2026 instead of buying an apartment in Israel?

An Israeli looking to invest a certain amount of capital accumulated over the years in real estate will automatically consider buying an apartment in Israel. Despite the price differences, the heavy taxation, and the variations in expected returns, it is only natural for the average investor to ask himself: “There are plenty of apartments available for investment in Israel, so why should I ‘get involved’ with an apartment in a foreign country?”

The answer, in this case, lies in the question itself. The current economic situation of the Israeli economy—and of the real estate market in particular—has led to a situation where couples and singles with average incomes can only dream of buying an apartment. Couples and households with decent incomes will indeed buy their own apartment (likely with some form of assistance from their parents), but they will be burdened with a heavy mortgage for most of their adult lives. The Israeli housing market has been boiling and bubbling for at least 14 years and has experienced continuous price increases; and every time it seems we’ve reached the maximum price ceiling and the limit of the Israeli consumer’s capacity—another increase is just around the corner. The series of interest rate hikes in recent years, which only recently came to a halt, has also not helped—to put it mildly—Israelis’ ability to take out a mortgage, and when it comes to real estate investors, the reality in Israel is particularly bleak, with high and burdensome taxation on second and third homes.

Given this reality, there is an opportunity to purchase a nice apartment as an investment in a country just an hour and a half away by plane, for a total amount equivalent to the down payment (!) required to take out a mortgage in Israel. Is it any wonder that quite a few Israelis are “jumping at the chance”?

Aside from Israel’s skyrocketing housing prices and heavy taxation, there are several other good reasons to invest in real estate abroad, specifically in Greece:

High Returns – According to CBS data, the average rental yield in Israel stands at approximately 2.7%, while in Tel Aviv the average yield is even lower. By comparison, ten years ago, the rental yield on an apartment was 3.4%, and 20 years ago, it was 4.6%. In contrast, the return on rental properties in Greece is considered particularly high, standing at 5–6% per year for long-term rentals. In the case of short-term rentals (Airbnb), the return is even higher, at around 7–10% per year.

Tax Benefits – While taxation on real estate purchases in Israel, as mentioned earlier, is considered high and burdensome, buying a home in Greece, on the other hand, will entitle you to extensive tax benefits. Among the benefits: exemption from paying tax in Israel on the purchase of the apartment (a provision of the double taxation treaty signed between Israel and Greece), a low purchase tax of 3.09%, a progressive tax policy on rental income (taxation graded according to income level), and an exemption from capital gains tax upon the sale of the apartment.

A Diverse Range of Properties – Greece offers a wide variety of investment properties, ranging from student apartments to state-of-the-art developments and vacation homes. This diverse selection makes investing in an apartment in Greece accessible to everyone, regardless of budget, allowing each person to find an option that suits their means and needs.

Peace of mind – There’s no need to dwell on the complex security situation in our small country, which has led many Israelis to feel the need to purchase an apartment abroad—a property that serves as a “safe haven” and a guarantee of security—how should I put it? Just in case. Even without considering extreme scenarios, there is something reassuring about knowing you own an apartment in Greece, allowing your family to vacation and unwind from time to time without spending money on hotels and guesthouses.

This guide starts here: What are the ways to invest in real estate remotely? 

There are four main ways to invest in overseas real estate.

Direct independent investment – The investor can travel to the target country, inspect neighborhoods and properties firsthand, and close a deal through a local attorney. For those who choose this method, it is important to have a background and in-depth knowledge of the recommended investment areas, familiarity with the local language and culture, and proficiency in the relevant tax laws and national regulations. Who is this method recommended for? Primarily for investors who are originally from the target country, speak the language, or alternatively have family or friends they can rely on for support throughout the process.

Working with a Local Company – In cities that are “hot spots” for real estate investment, there are often local agencies that provide purchase services and, in many cases, also offer management and maintenance services after the property is purchased. The downside of this approach is that the investor may end up dealing with an unprofessional, dishonest company, and in some cases may even fall victim to outright fraud. Undoubtedly, language and cultural barriers can also play a role in one’s ability to distinguish between a trustworthy company and one that is not. Those who choose this method must be confident in their ability to identify which companies are worth working with and to assess their character, so as not to become “prey” to local companies that are primarily interested in the brokerage commission and less in finding a good and profitable real estate opportunity.

Investing through a company or investment firm in Israel— this is the most common method for investing abroad, with the investment firm handling the entire process for you from start to finish, from finding a suitable property to its actual purchase and registration with the Land Registry. In some cases, investment firms also provide property management services. Who is this method suitable for? People who want to buy an apartment abroad as quickly and efficiently as possible, without dealing with language barriers or confusion over the bureaucratic process. Additionally, these are usually people who lack the time and endless patience to research the home-buying process and relevant local laws, but instead want a focused and fast purchase (as much as possible). The downside: a brokerage fee. However, bureaucratic red tape and a lack of familiarity with the country’s tax laws can also end up costing you dearly in this type of process. Therefore, everyone should assess their own risks and opportunities and decide which process is the right and most suitable one for them.

Investing through a fund – Finally, there is also the option of investing money in a fund that invests the money in real estate on the investor’s behalf. This method is less common, since the investor does not have direct ownership of the property and it is not registered in the investor’s name.

From Finding a Property to Registering It with the Land Registry: How to Invest in Real Estate Remotely 

At this point in the article, we’ll shift our focus to buying property in Greece (after all, that’s why we’re here, isn’t it?). Here are the main steps you need to take to purchase an apartment in Greece:

1. Market and Price Research – First and foremost, you should familiarize yourself with the Greek real estate market and what it has to offer, and ensure that apartment prices align with your expectations and available budget. To do this, we recommend visiting the Spitogatos website, which is essentially the Greek equivalent of “Yad2” or “Madlan” in Israel, to get a sense of the apartment prices listed there in various areas. Other websites that may be helpful include: PLOT, Spiti24, XE, and Tospitimou. At this stage, it’s also worth researching expected returns on properties and, of course, recommended areas and neighborhoods for investment.

Tip: To deepen your knowledge, check out the Spitogatos Insights section on the Spitogatos website. This platform provides detailed reports on various topics to offer real estate investors in Greece a broader understanding of the market. Among the data you can access: which filters users have used most frequently, the most popular search terms (apartments with a certain number of rooms), the most sought-after price ranges, and more.

2. Understanding Tax Laws and Incentives for Investors – Some countries offer various incentives to foreign investors in order to encourage the inflow of foreign capital, which helps strengthen the local economy. In Greece, they have taken the concept of “encouraging foreign investors” a step further. When purchasing an apartment in Greece, it is important to consult with an experienced professional who is knowledgeable about Greek tax laws, including benefits for foreign investors, as there are many such benefits available. Among the benefits you are eligible for if you buy an apartment in Greece: exemption from double taxation in Israel, exemption from capital gains tax, low purchase tax, property tax relief, and much more.

3. Property Tour – When selecting a property, it is recommended to consult a local real estate agent or someone with in-depth knowledge and familiarity with the top areasfor real estate investment in Greece, including expertise in local rental prices, proximity to public transportation, and proximity to academic institutions.

4. Contacting Professionals – Once you have decided on a property you wish to purchase, you should contact a lawyer and notary with experience in real estate transactions in Greece, as well as an interpreter (a service that is sometimes available at the embassy).

5. Gathering Documents for Opening a Local Bank Account and Purchasing the Property – Once you’ve found a property you’re interested in buying and have contacted professionals who will guide you in their respective fields, get ready to dive into the nitty-gritty. During the purchase process, you will be required, among other things, to open a local Greek bank account (into which rent will also be paid later) and obtain a Greek tax identification number (AFM). To streamline the apartment purchase process, it is recommended that you gather the following documents in advance:

Valid passport

Certificate of Registration from the Israeli Ministry of the Interior

Confirmation of the Opening of a Bank Account in Greece

Greek Tax Identification Number (AFM)

Proof of ownership of a bank account

Proof of financing or equity

Documents required to open a bank account in Greece: most recent pay stub, most recent tax return, birth certificate, and a copy of your passport. Some banks may ask you for a “letter of recommendation” from your bank in Israel, which should include details such as your bank account balance, current account transactions, and more. All documents must be translated into Greek.

6. Drafting the sales contract and conducting a legal review of the property – Once you have reached an agreement with the seller regarding the property’s price, the attorney representing you should draft a sales contract and, just as importantly, conduct a thorough review to ensure that the property is indeed registered in the seller’s name with the Land Registry and that there are no debts, enforcement proceedings, or similar encumbrances.

7. Signing a preliminary agreement and paying a deposit – Once the legal review has been completed and the transaction has effectively been given the “green light,” it is time to sign the contract. An advance payment is made to the seller at the signing of the memorandum of understanding; in Athens, the standard advance payment is 1,000 euros for properties valued at up to 50,000 euros. For properties of higher value, a larger advance payment is usually required. A few days before signing the contract, you must transfer the amount intended for the purchase of the property, including associated expenses (fees for the lawyer, real estate agent, taxes, and various fees), to the local bank account you have opened. The local bank will issue bank checks payable to the property seller, the notary, and the government land registry offices.

8. Signing the Deed of Sale and Receiving the Keys – The moment you’ve been waiting for has arrived. Once the purchase has been approved and the payments have been made, you will sign the deed of sale for the property, and it will be registered in your name with the Land Registry. At this stage, you will pay the required fees, including taxes. After signing the deed and making the payment, a bill of sale will be issued, officially documenting the transfer of ownership, and you will receive the keys to the apartment.

I signed, I paid, and the property is in my name. What now?

Have you bought an apartment in Greece? Congratulations! The good news is that the hard part is behind you. And when we say “hard part,” we know what we’re talking about, because if you make an informed, wise, and guided purchase of an apartment in Greece—the rental process should be a breeze! Whether it’s the hundreds of thousands of students “flooding” Greece (mainly in Athens and Thessaloniki) or the tens of millions of tourists who pass through each year and are eager for vacation rentals or Airbnb, either way, the rental potential for apartments in Greece is enormous. You are now at a crossroads facing a strategic decision: Should you take on the task of renting out the property—including handling ongoing maintenance issues and maintaining constant communication with tenants—on your own, or should you enlist the help of a management company?

If you’ve chosen the first option, don’t wait—list your property with attractive, inviting photos on various rental real estate platforms and websites. It’s also a good idea to expand to more “official” sites like Spitogatos, as well as Facebook groups and dedicated social media platforms (again, keep in mind the language barrier and the need for an interpreter). There’s a good chance that potential tenants who contact you—especially if they’re students or young people—will speak English, which will make communication easier for both of you.

At the same time, you could set aside, say, two weeks for a trip to Greece, during which you’ll show the apartment to a few potential tenants you’ve arranged to meet in advance. This will allow you to meet them in person and select tenants in a more informed and confident manner. During these two weeks, you should try to finalize a lease with tenants, but if the process extends beyond this timeframe, it is recommended to enlist the help of a local real estate agent who can show the apartment until suitable tenants are found.

If you’ve chosen the second option—especially if it’s a short-term vacation rental—you should select a management company to handle the rental of the property and everything that entails. In this category, there are two types of management companies—one is a local (Greek-speaking) management company, and the other is an Israeli management company operating from Israel; these are usually investment firms that assist with the purchase and also provide maintenance and apartment management services in Greece.

Here are a few tips for choosing a management company:

1. Before signing a management services agreement, make sure to check what is included in the deal. Find out what problems they handle, which issues they address and which they do not, and, of course, how you will communicate with them on an ongoing basis and whether they are fully available.

2. Compare the management fees charged by different companies and do some market research in this area, keeping in mind, of course, the services you’re getting in return.

3. Trust your instincts and gut feeling—you’ll need to be able to rely on a management company and feel that you have open and immediate communication with them at all times. If, right from the start, you feel like there are “roadblocks” or have trouble trusting them completely—it’s better to keep looking into other companies. As the saying goes: Better safe than sorry.

Property Maintenance 

When it comes to day-to-day property maintenance, if you’re managing the rental on your own, it’s important to create a list of local contacts and service providers in advance—people you can turn to if tenants complain about various maintenance issues. You might also want to consider appointing a representative on your behalf—someone tenants can contact if there are property maintenance issues—a maintenance professional who knows how to handle various problems across a range of areas.

If you use the services of a management company, it will, of course, handle all of this for you.

A Quick Investment with Peace of Mind: Buying an Apartment in Greece Through an Investment Firm 

As mentioned earlier, the most common and popular method for purchasing property in a foreign country is through an Israeli investment firm or company. The experience, knowledge, expertise, and network of contacts that a specialized investment firm brings to the table make the entire process of buying an apartment abroad fast, efficient, and free of “unwanted surprises” such as unexpected financial expenses or the realization, after the fact, that you failed to take advantage of benefits and rights as a foreign investor.

The desire to handle the process on your own is understandable—after all, why pay a brokerage fee when you can do it yourself? However, there are cases where “spending money means making money,” or in short – the time, energy, and frustration caused by the language barrier, as well as the scattering of funds among various separate professionals (such as lawyers, interpreters, real estate agents, and others) – can end up costing you dearly, and then the attempt to save money fails from the start.

Save for Later: How to Choose an Investment Firm to Help You Buy a Home in Greece? 

If you’ve decided to go with an investment firm, there are a few red flags and warning signs you should watch out for when choosing a firm. How do you choose an investment firm?

1. Review the consulting firm’s track record: how many years it has been in the industry, what its successes have been, and how many clients and transactions it has handled to date.

2. Referrals – There’s nothing better than a personal, word-of-mouth recommendation for finding the right professionals. Try to reach out to people who have already worked with the company, whether through social media groups for homebuyers in Greece or even by contacting the investment firm directly to ask for a few referrals you can speak with. In this case, it’s important to set aside any embarrassment or awkwardness when asking the investment firm for references. Ultimately, it’s your money and your investment, and you need to make the purchase with as much peace of mind as possible.

3. Check: Is this company solely a real estate brokerage for existing apartments in the Greek real estate market, or is it also a construction developer? Generally, established companies that have been successful in the Greek real estate market for several years will also expand into independent construction and development. These are companies that are sufficiently knowledgeable and involved in the Greek real estate market, and know it inside and out, to the point that they have already begun building their own projects there. Of course, the advantage here is that with a consulting firm that also acts as a construction developer, you can gain access to presale prices, hot new projects, and secure a new or renovated apartment from a contractor at an affordable price.

4. Do your homework and prepare key questions for the meeting—the meeting with the investment firm’s representative(s) is crucial, and this is your chance to ask all the important questions before making a decision. There is plenty of information online about buying a home in Greece (including on the website and on the “Palmo” blog). Come prepared for the meeting and ask your advisor every important question—from expected return rates, the apartment’s location, and rental potential to how long the entire process takes, and much more. It’s also recommended to ask about price trends and the behavior of the Greek real estate market in recent years, to ensure that the agent is well-versed in the subject.

Want to learn about trends in the Greek real estate market in recent years? Check out the following article

5. Review the services offered by the investment firm – You should check what kind of support package you’re receiving, what’s included in those services, ensure that the investment firm is involved from start to finish—through the registration with the Land Registry (and even beyond)—and also find out if they offer property management and maintenance services after the purchase.

It is highly recommended to work with a company that also provides post-purchase management services. This ensures that after you purchase the property, the company will still be available to address any future issues that may arise, and it also demonstrates that the company does not simply “disappear” after the purchase but instead takes on ongoing responsibility. In addition, they will usually be able to offer you, as existing clients, some sort of discount compared to a new management company you might hire.

6. Availability – The process of buying an apartment should be as stress-free as possible, so you need to make sure in advance that you have a point of contact at every stage of the process and that the investment firm is highly available. Otherwise, the entire process will be fraught with unnecessary stress and anxiety.

Bottom line: When choosing an investment firm to assist you with a transaction, it is important to verify the following criteria: reliability, expertise, transparency, and responsiveness to clients.

Questions and Answers