Legal Due Diligence When Buying Property in Greece: What Every Buyer Must Know

Greece combines European legal infrastructure with a property market that still carries some of the idiosyncratic risks of a less formalised past. Island villas, Athens apartments, and coastal homes appeal strongly to international buyers — and Greece's Golden Visa programme has added an investment dimension that brings buyers from further afield.

But illegal constructions remain widespread, inheritance-driven co-ownership creates title complications, ENFIA tax arrears attach to properties rather than persons, and the coastal zone rules on many islands are applied with varying consistency. Legal due diligence in Greece is not optional, and it is not straightforward.

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Obtain Your AFM Before Proceeding

The AFM (tax registration number) is required before any property transaction in Greece. You cannot:

• Sign a purchase contract before a notary
• Pay Greek property taxes
• Open a Greek bank account
• Register as a property owner without one

The AFM can be obtained in person at any Greek tax office (Εφορία/DOY), or through a Greek lawyer acting under a power of attorney on your behalf. If you intend to purchase through a company, the company also requires separate registration.

Allow adequate time for this: in tourist season, Greek government offices can be slow. Many buyers appoint a lawyer on a power of attorney basis to handle administrative registrations before they arrive in Greece.

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Appoint an Independent Greek Lawyer

A qualified Greek lawyer (Δικηγόρος) is essential for property due diligence in Greece. Instruct a lawyer who:

• Is registered with a Greek Bar Association (Δικηγορικός Σύλλογος)
• Is independent of the estate agent and the vendor
• Has specific experience with property transactions in the region where the property is located (island conveyancing has different nuances from Athens conveyancing)
• Is familiar with acting for international buyers

Do not use a lawyer recommended solely by the agent or developer. Legal fees for property transactions in Greece are typically regulated by a minimum fee scale, and independent advice is relatively affordable relative to purchase price.

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Title Search at the Ktimatologio (Land Registry)

Greece's Land Registry — the Κτηματολόγιο (Ktimatologio) — is the central registration authority for property title. Greece has been in the process of transferring all historical land records onto a national cadastral system since the 1990s; this project is largely complete but some areas still operate under the older Υποθηκοφυλακείο (Mortgage Registry) system.

Your lawyer must obtain official certificates from the Ktimatologio (or Mortgage Registry where applicable) confirming:

• The registered owner's name and capacity (individual, company, estate)
• Any mortgages, liens, or charges registered against the title
• Any court orders, seizures, or legal actions registered against the title
• Any pre-emption rights or restrictions on transfer

Do not proceed on the basis of a copy of the title deed provided by the seller alone. Always verify through the Ktimatologio directly.

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ENFIA Arrears: A Property-Level Liability

ENFIA (Ενιαίος Φόρος Ιδιοκτησίας Ακινήτων) is Greece's annual property tax, assessed on all real property holdings. Its most important feature for buyers is that arrears attach to the property itself, not to the individual owner.

This means that if a seller has not paid ENFIA for several years, those arrears transfer to you as buyer. The Greek tax authority can pursue you for payment, and unpaid ENFIA can result in a registered charge against your title.

Your lawyer must obtain a tax clearance certificate (φορολογική ενημερότητα) from the Greek tax authority confirming that all ENFIA payments for the property are fully up to date before completion. This is a non-negotiable due diligence step.

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Illegal Constructions: A Widespread Risk

Greece has one of the highest rates of illegal construction in the EU — buildings, extensions, pergolas, balconies, mezzanines, pools, and ancillary structures built without, or in excess of, the relevant building permits. This is particularly prevalent on the Greek islands, where permit enforcement has historically been inconsistent.

Why it matters

Under Greek law, illegal constructions are subject to fines and demolition orders. Since 2011, Greece has passed successive "legalisation" laws that allowed property owners to regularise certain illegal constructions by paying a fine — but these laws have had sunset clauses and limitations, and regularisation does not confer full planning compliance.

The risks to a buyer of purchasing a property with illegal constructions include:

• Fines imposed on you as the new owner
• Demolition orders for non-legalised structures
• Difficulty in obtaining buildings insurance
• Complications with future resale

What your lawyer must check

• Building permit (Άδεια Οικοδομής) for all structures — main building, extensions, outbuildings, pool, terraces
• Whether any structures are the subject of an existing enforcement notice (πρωτόκολλο κατεδάφισης)
• Whether any structures have been regularised under a legalisation law — and whether the regularisation fee has been fully paid
• Whether the declared floor area matches the permits

For island properties, instruct a local civil engineer or architect to conduct a physical inspection and compare the as-built structure to the permitted plan.

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Topographic Survey and Boundary Verification

Greek property boundaries are not always precisely defined, particularly in rural areas and on islands. A certified topographic survey (τοπογραφικό διάγραμμα) prepared by a licensed civil engineer should:

• Define the plot boundaries in GPS coordinates
• Confirm that the boundaries match the Ktimatologio cadastral map
• Confirm that there are no encroachments by neighbouring properties
• Confirm that there are no encroachments by the aigialos (coastal zone) or forest zone

Do not rely on an existing survey provided by the vendor; commission a fresh one.

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Coastal Zone Restrictions (Aigialos)

All Greek coastline below the natural high-water mark is state-owned public land (aigialos). Adjacent to this is the paralia zone, which is similarly restricted. Construction within or over the aigialos without state authorisation is illegal, and the state has authority to demolish non-compliant structures.

On popular islands, many properties sit close to the coast. Before purchasing any coastal property:

• Your lawyer must confirm that the property does not encroach on the aigialos or paralia zone
• The topographic survey must delineate the exact position of the aigialos boundary
• Any existing structure within the coastal zone must be confirmed as lawfully established

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Forest Zone Restrictions

Building on land classified as forest (δάσος) is prohibited in Greece under constitutional protections. Forest fires — tragically common in recent years — have sometimes been followed by attempts to reclassify fire-damaged forestland for development, a practice that is both illegal and subject to ongoing scrutiny.

Before purchasing any rural or semi-rural property:

• Confirm the land classification through the Forest Service (Δασαρχείο)
• Confirm that the property is not subject to any ongoing characterisation dispute (ανάκληση χαρακτηρισμού)

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Inheritance and Co-Ownership Issues

Greek inheritance law allows property to pass to multiple heirs, and Greek families have historically accumulated property through generations without always formalising the ownership chain. This creates a common situation where a property has multiple registered or unregistered co-owners, some of whom may be untraceable or disputed.

Your lawyer must:

• Identify all registered and potential co-owners
• Confirm that all co-owners are legally capacitated to sell
• Obtain written consent from all co-owners to the sale
• Check whether the estate of any deceased co-owner has been formally registered

Purchasing from an incomplete group of co-owners can result in the transaction being challenged or void.

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Energy Performance Certificate (EPC/PEA)

Greek law requires that any property for sale or rent has a valid Energy Performance Certificate (Πιστοποιητικό Ενεργειακής Απόδοσης / PEA). The seller must provide this before signing. It is a regulatory requirement, not merely a formality — ensure the PEA is in place and has been issued by an accredited Greek energy inspector.

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Greece Golden Visa: Current Thresholds

Greece's Golden Visa programme grants five-year renewable residency to non-EU nationals making qualifying property investments. As of 2026, the investment thresholds are:

• €800,000: Attica (including Athens and suburbs), Thessaloniki, Mykonos, Santorini
• €400,000: All other areas of Greece
• €250,000: Conversion of commercial buildings to residential use, or purchase of listed/protected buildings

These thresholds were substantially increased in 2023 and 2024 following high demand. Confirm current thresholds and programme conditions with your Greek lawyer before making any investment decision, as the programme's structure continues to evolve.

For more on Greece's residency programme, see our Residency and Citizenship by Investment guide.

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Common Legal Pitfalls in Greece

Pitfall	How to Avoid
Illegal constructions — fines or demolition	Building permit check + civil engineer inspection
ENFIA arrears inherited by buyer	Tax clearance certificate before completion
Coastal zone (aigialos) encroachment	Topographic survey + coastal zone confirmation
Multiple co-owners not all consenting	Full ownership investigation; all consents obtained
Undisclosed mortgages or liens	Ktimatologio search; verified by your independent lawyer
Forest zone land purchased	Forest Service classification check
Missing Energy Performance Certificate	Require PEA from vendor before signing

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Transaction Costs to Budget

• Transfer tax (Φόρος Μεταβίβασης Ακινήτων): 3.09% of higher of contract price or objective value (for resale properties)
• VAT (ΦΠΑ): 24% on new-build properties (where building permit issued from January 2006) — transfer tax does not also apply
• Notary fees: Regulated scale; typically 1–2% of property value
• Land Registry fees: Approximately 0.5–0.75% of property value
• Lawyer fees: Typically 1–2% of purchase price
• Civil engineer fee (topographic survey): €500–2,000 depending on property size

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Pre-Completion Checklist

• AFM obtained for buyer
• Independent Greek lawyer instructed
• Ktimatologio title search completed — seller confirmed as registered owner, no charges
• ENFIA arrears confirmed as zero — tax clearance certificate obtained
• All co-owners identified and consents obtained
• Building permit(s) verified for all structures — no unauthorised constructions
• Legalisation status of any illegal constructions confirmed (fines paid, certificates obtained)
• Topographic survey commissioned and reviewed — boundaries confirmed, no encroachments
• Aigialos/coastal zone compliance confirmed (if coastal property)
• Forest zone classification confirmed (if rural/semi-rural)
• Energy Performance Certificate (PEA) obtained from vendor
• All transaction taxes calculated and funds arranged
• Golden Visa eligibility confirmed (if applicable)

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Important: Property values can fall as well as rise, and rental income is not guaranteed. Greek property law, tax rules, and the Golden Visa programme's thresholds and conditions have changed frequently and may change further. This guide is for general information only and does not constitute legal or financial advice. Always instruct a qualified, independent Greek lawyer before proceeding with any property purchase in Greece.

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How Global Investments Can Help

Global Investments has guided international clients through Greek property acquisitions, including transactions structured for Golden Visa eligibility. We provide independent guidance on property selection, due diligence, legal structuring, and tax compliance — without referral fees from agents or developers.

Our network of independent Greek lawyers can advise from initial title search through to notarial completion and post-purchase registration.

Explore our Greece property hub, browse Greece listings, or speak to our team about your investment objectives.

Related guides: Buying Property in Greece: Costs, Taxes and Process | Greece Best Areas for Property Investment | Residency and Citizenship by Investment