Real Estate in Greece

Greek property law carries risks that don’t exist – or don’t exist in the same way – in most other European markets. Some of these are well known. Others only surface when a lawyer starts digging.

Title complexity. Greek ownership records have historically been fragmented and person-based rather than property-based. A single parcel may have passed through multiple generations without a will, been divided informally among heirs, or been registered inconsistently across different systems. What appears to be a clean sale on the surface can conceal unresolved inheritance claims, undeclared co-owners, or gaps in the chain of title.
The Cadastre transition. Greece has been replacing its old local land registries (Ypothikofylakeia) with the national Cadastre (Ktimatologio) – a unified, map-based, digital property registry. As of early 2025, all 392 old land registry offices have closed and services have moved online. This is a major modernisation, but it’s still a work in progress. In some areas, properties appear as “owner unknown” because the registered owner missed a declaration deadline. In others, cadastral maps don’t align with actual boundaries on the ground. For any buyer, confirming that a property is correctly and fully registered in the Cadastre is now an essential step – not an optional one.
Unauthorised construction. A significant number of properties in Greece have been built or modified without proper permits, or with permits that no longer reflect the current state of the building. Greek law has gone through multiple rounds of regularisation (taktοpoiisi), allowing owners to legalise certain violations retroactively – but this does not mean every violation has been addressed. Unpermitted structures, excess floor area, or unapproved modifications can block a sale, prevent registration, or create liability for the new owner.
Land use restrictions you won’t see in the listing. Greece has extensive land classifications that can severely limit what you can do with a property — or prevent a sale altogether. These include archaeological zones, designated forest land (which can apply even to land that hasn’t had a tree on it in decades), coastal setback zones, Natura 2000 environmental protections, and military restrictions near borders or sensitive areas. These designations are not always visible from the property itself or from a standard listing.

WHAT WE DO

Our due diligence process is thorough, methodical, and adapted to the specifics of each property. It typically covers:

Ownership and title. We trace the full ownership history through land registry and Cadastre records, verify that the seller has clear and marketable title, and search for any liens, mortgages, encumbrances, seizures, or pending litigation. Where the property has been inherited, we verify that the succession was properly completed and registered.
Planning and construction legality. We examine all building permits, construction licences, and any regularisation filings. We check that what exists on the ground matches what is legally permitted – including floor area, building height, use classification, and setback distances. If discrepancies exist, we assess whether they can be resolved and what that process involves.
Land classification and restrictions. We investigate whether the property is affected by archaeological designations, forest maps, coastal zone regulations, environmental protections, or any other public law restriction that could limit use, development, or resale.
Tax and fiscal compliance. We confirm that all property taxes (ENFIA and transfer taxes) are current and that the seller has no outstanding obligations that could encumber the property.
Cadastre registration. We verify the property’s status in the national Cadastre – including whether it is correctly mapped, whether the registered owner matches the seller, and whether any corrections or objections are pending.
Condominium and access rights. For apartments and shared buildings, we review the building regulations (kanonismos), common area arrangements, and any easements or rights of way that affect the property.

BEYOND THE LEGAL CHECK

Due diligence is only one part of the transaction. Once you decide to proceed, we handle the legal side of the purchase from start to finish: drafting and reviewing the notarial contract, coordinating with the notary, engineer, and tax advisor, ensuring proper registration with the Cadastre, and obtaining your Greek tax identification number if you don’t already have one.

We also advise on questions that arise before and after the purchase – rental regulations, renovation permits, inheritance planning, and how the property fits into your broader legal position in Greece.

Get in touch. If you’re considering a purchase, the right time for legal advice is before you sign anything – not after.