A Real Estate Property Buyer's Guide to Decode Greece's Property Law.

As part of our commitment to establishing the highest standard of real estate advice, we provide our foreign and local clients with a detailed Greek property law guide.

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ARENCORES provides a range of services to ensure your property developments and investments are managed effortlessly. Our experience has helped us perfect how to maximise returns for Chania property, buyers investors and developers.

Greek Property Law: A Buyer's Guide to Efficient Investment.

Greek property law refers to the various frameworks regulating property rights across different jurisdictions in Greece, incorporating both legislation and elements of common law. It encompasses the acquisition, sharing, and protection of valuable assets in Greece.

In today’s competitive real estate market, investment strategies must deliver superior returns while adhering to stringent regulatory requirements and transaction policies. Operations are under pressure to improve efficiency, ensure transparency, achieve compliance, and enhance decision-making.

ARENCORES offers an integrated application suite that automates front-middle, and back-office legislation processes for investors, shareholders, partners, and service providers.

To meet investors’ increasing demands and simplify Greek property law processes, ARENCORES transforms data into actionable intelligence. This enables investors to accelerate procedures, enhance decision-making, and improve returns on investment while reducing costs, uncertainties, and risks.

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1. Receive a site visit by the engineer

An inspection by an engineer is required for the new topographic site plan to be drafted.

2. Obtain a topographic site plan and a certificate for the absence of non-licensed construction by the engineer

After the inspection in Procedure 1, it is necessary to issue a recent topographic diagram depicting the boundaries of the property (new site plan) sealed and signed by the engineer. The plan shall be submitted to the notary public a few days before the conclusion of the sale contract.

Given that the property has been owned by the seller for 10 years, we may easily assume that the topographic site plan used for the previous transaction (the acquisition of the property by the current seller) is still valid and therefore there is no need for a new topographic site plan.

In addition, according to Law No 4178/2013, a certificate from an engineer and a declaration from the seller are needed, stating that there are no illegal constructions or planning offences in the property being sold.

3. Search for information in the Land Registry and preparation of the sale agreement with a lawyer

A lawyer conducts a search of information in the Real Estate office and then prepares the sale agreement. Only lawyers are entitled to conduct a search in the Real Estate Office.

From 1/1/2014 the involvement of lawyers is not required by law but it tends to remain a common practice for transfer of commercial properties.

According to the new Lawyer’s Code, the lawyer’s fee is freely agreed with the clients by means of a written agreement. In the absence of such an agreement, the new Lawyer’s Code provides a new schedule of fees which is included as Annex II of the new Code.

4. Seller obtains a tax clearance certificate about the seller and a certificate about the Real Estate  Unified Tax from the tax authority

The seller should provide a Tax certificate issued by the competent Tax Authority, according to Law 1882/1990. The certificate assures that the seller has been paying his taxes accordingly. The notary public may also obtain the tax certificate.

In addition, since January 2014, a Unified Real Estate Property tax has been introduced for the natural person or legal entity that acquires any right over a real estate. For the notarial deed of the real estate transfer to be valid, the taxpayer has to provide a tax certificate stating that he/she has paid off
the Unified Real Estate Property tax over the past 5 years concerning the real estate at issue.

5. Seller obtains a certificate from the Social Security Institute

The seller must obtain a certificate of good standing from the Social Security Institute, which assures that the seller (company) has been paying its social security.

Compliance with the Greek Property Law is an essential criterion if you want to buy or sell a property in Greece.

6. Payment of property transfer tax at the Tax Authority

Parties obtain a copy of the declaration made before the Tax Authority competent in the locality of the property verifying that the buyer has paid the property transfer tax. According to Article 11 of L.4223/2013 concerning the Single Property Tax, which replaced the previous provisions of L.3842/2010, the transfer tax imposed on the buyer is 3% of the transfer price of the property.

Furthermore, according to the provisions of the new Income Tax Code (L.4172/2013) any income equal to the added value deriving from a transfer of property (the term “added value” in this case means the difference between the price of the seller had paid to obtain the property and the amount he/she receives when selling the same property), is subject to the 15% capital gains tax.

According to the provisions of Article 43 of the latest Income Tax Code, if the seller is a natural person, this tax equals to 15% of the above-described income from the property transfer. In this case, the tax is collected in advance by the notary, who shall pay it to the Tax Authority.

If the seller is a legal entity, according to the provisions of Article 58 par. 1 of the new Income Tax Code the legal entity shall include the price of the property transfer at the end of the financial year to its income declaration (which turns the tax payable to income tax rate at 26%.

7. Deliver the draft of the sale agreement to the Bar Association

According to the new Lawyer’s Code of Practice, an attorney’s participation after the contract is entirely optional for all contracting parties, irrespective of the value of the contract.

However, this is still a common practice for commercial properties. In the latter case, the draft of the sale agreement is delivered to the Bar Association of the Lawyers.

8. A notary public notarizes the sale agreement and prepares the transfer deed

The notary notarizes the sale agreement and prepares the public deed in the presence of the parties and their lawyers, who must also sign. The notary checks up on the documentation which legitimizes the legal representatives of the contracting parties (i.e. Minutes of the Board of Directors regarding the representation of the company published in the Government Gazette, Minutes of the Board of Directors and notarized Power of Attorney regarding the authorization of the contracting party to act on behalf of the company and execute a sale agreement regarding the specific real estate), the ID’s of seller
and buyer and attaches to the Public Deed the documentation obtained in the previous Procedures.

The documentation includes (i) Site plan or Cadastral extract, (ii) Declaration of the engineer that the buildings have been built in accordance with the building permit or that any divergence has been legalized, (iii) Sale agreement, (iv) Tax clearance certificate, (v) Certificate that the Real Estate Unified Tax for the last 5 years for the specific property has been paid (vi) Building’s certificate of energy efficiency if required (vii) Social Security certificate (viii) Verification of payment of transfer tax (ix) Copy of the building license.

9. The deed is recorded under the name of the buyer at the Land Registry.

As per Article 369 of the Greek Civil Code, contracts relating to real property (such as a purchase document) must be drafted and executed by and before a notary public. The public deed is delivered to the Real Estate Office to be recorded under the name of the buyer.

At the same time, parties request a property certificate, an ownership certificate, a non-opposition certificate and a records certificate from the Real Estate Office. The transfer of deeds usually takes place on the day of application.

10. Registration of the transfer in the Cadastre (ktimatologio)

The transfer is registered in the Cadastre. During this period the Registrar checks the legality of the deeds’ transfer by using the cadastral database.

Below is a comprehensive summary of the steps involved in registering property in Greece, highlighting the most critical aspects of Greek property law.  This assumes a standardized and regular case of an investor purchasing land and a building free of title disputes and officially registered.

Architectural Engineering & Consultation Services

For more information on Greek Property Law, visit or contact ARENCOS engineering and consultancy team.

You can get advice on buying and selling property in Chania, Crete from experts such as estate agents, conveyancers, tax consultants and property management specialists. Our lawyer associates (third-party independent attorneys) can provide expert legal services on commercial, residential and administrative issues to private and corporate clients, both Greek and foreign.

ARENCOS is located at 66, Apokoronou Street, 73135, Chania, Crete – office hours are 8:30 a.m. – 5:00 p.m. Monday through Friday. For any questions or to set an appointment, please contact Maria Gkika, Civil Engineer in Building Constructions at +30 2821112777 or by email at maria@arencos.com.

Tell us about your dream property.

Our exclusively listed properties are “sales-ready” properties, so no surprises await you. Each property of ARENCORES is presented in the most professional and reliable way with an accompanied report to check its legal and technical readiness.

For All Real Estate Investment Inquiries, please contact:

Maria Gkika
66 Apokoronou Street, Chania, 73135, Crete, Greece
Email: mariagkika@arencores.com
Mobile: +30 2821112777

Stavros Thomas
Property Marketing & Listing Intelligence
66 Apokoronou Street, Chania, 73135, Crete, Greece
Email: stavros.thomas@arencores.com
Mobile: +30 6970447994

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