In brief
Due diligence in Greece is not a single ownership check but a series of checks: identifying the relevant registration system (the cadastre or a local registry), reviewing the electronic building identity, an energy performance certificate, forest and shoreline restrictions, and prior approval in border areas for buyers who are not EU citizens. The right in the property passes on registration, not on signing.
Key takeaways
- 1Two registration systems operate in Greece in parallel - the Hellenic Cadastre and local land registry offices - and you need to know which of them the area is registered in.
- 2The electronic building identity is mandatory for every property transfer, and it is the only document that gives a full technical picture.
- 3Buyers who are not EU citizens, including Israelis, need prior approval to buy in border areas and in strategic areas.
- 4Registration, not the signing of the notarial deed, is the moment at which the right passes.
- 5Transfer tax in a standard transaction is about 3.09% of the higher of the agreed value and the official value, and is paid before signing.
How does due diligence in Greece differ from Israel?
In Greece you cannot make do with a single land registry extract. An Israeli buyer tends to rely on what he knows from home - one land registry (Tabu) extract, one check and a clear picture of the state of the rights - but in the Greek reality there are two parallel registration systems, a relatively new document that consolidates all the technical information on the property, and regional restrictions that are not always clear in advance.
Serious due diligence in Greece is a series of separate checks, and each one can change the picture. The table summarises them.
| Check | What is checked | Why it matters |
|---|---|---|
| Registration system | Whether the area is registered in the cadastre or at a local registry office | The check must be run against the correct body |
| Electronic building identity | Building permits, land use designation, unauthorised construction and the status of its regularisation, energy performance certificates | Mandatory for every transfer; the notary requires it from the seller |
| Energy performance certificate (EPC) | Validity of the certificate | Required for sale and for rental; its absence may delay a transaction |
| Forest and shoreline | Whether the property is included, wholly or partly, in forest land, or is close to the coast | Construction on forest land is prohibited in principle |
| Border areas and strategic areas | Whether prior approval is required | Israelis require approval before a transaction in these areas |
| Notarial deed and registration | Registration at the competent registry or cadastre | Registration is the moment at which the right passes |
The electronic building identity is mandatory for every property transfer, and it is the only document that gives a full technical picture.
What is the difference between the cadastre and a local land registry in Greece?
Greece currently operates two land registration systems in parallel: the national Hellenic Cadastre, and alongside it older local land registry offices that operate under rules dating from the 1940s. Once the cadastral survey in a given area is completed, an "active cadastre" system replaces the local registry office, but the process has not yet been completed in all regions of the country.
The practical meaning: before checking rights in a property, you need to know in which of the two systems the specific area is registered, and make sure the check is carried out against the correct body. A licensed lawyer carries out the actual ownership check at the relevant registry and confirms the result. This is not a check that a buyer can run on his own remotely.
What is the electronic building identity, and why can't you proceed without it?
This is a central digital file (Ηλεκτρονική Ταυτότητα Κτιρίου) introduced in Greece in recent years, which contains all the essential technical information on the property. Issuing a valid certificate is mandatory for every property transfer in Greece, and the notary accompanying the transaction requires it from the seller as a condition for completing it.
- The building permits granted to the property
- The land use designation
- Details of any unauthorised construction (if any) and the status of its regularisation
- Energy performance certificates
For a buyer this is in practice the only document that gives a full technical picture of the property in one place. Anyone who does not obtain it and review it before signing gives up the single most important layer of protection that exists in the Greek market today.
Is an energy performance certificate a condition for transferring a property in Greece?
Yes. Every property requires a valid energy performance certificate (EPC), both for sale and for rental. Properties that do not meet the energy regulations are exposed to fines and to real limits on the transfer of ownership and even on rental.
This is not just a question of a "green label" but a statutory requirement that can delay an entire transaction if it is not arranged in advance. It is therefore worth confirming the validity of the certificate as a built-in part of due diligence, and not as a technical detail to be handled only close to signing.
Can you build on any land in Greece? Forest and shoreline restrictions
No. If the property, wholly or in part, is located in an area designated as forest land, special provisions apply to it and dedicated certificates are required, which must be attached to the notarial transfer deed. Existing legislation prohibits construction on land designated as forest in principle, except in specific exceptions. Similar restrictions apply to properties close to the shoreline.
The process of registering all forest land in Greece is still ongoing, so even a property that looks on the ground like an ordinary plot may become problematic if it turns out to be included, wholly or in part, in the definition of forest land. This is a point that is important to check expressly before purchase, especially for properties with adjoining land or in more rural and wild areas.
Does an Israeli need prior approval to buy in border areas in Greece?
Yes, for purchases in areas designated as strategic or border areas. Greece encourages real estate investment by foreigners, but imposes restrictions on purchases in such areas for reasons of national security, and buyers who are not citizens of the European Union, including Israelis, need the prior approval of the competent authorities before carrying out a transaction.
There may also be additional restrictions relating to environmental reasons or to specific areas, such as private islands and industrial zones. Checking the regulatory status of the area, and not only of the property itself, is a step that should be carried out early, before moving on to price negotiations.
When does the right in a property in Greece actually pass: the notarial deed or registration?
The right passes on registration, not on signing. In Greece, the transfer of a right in a property must be made by notarial deed, and a private agreement, even if signed by both parties, does not create a real right. Moreover, a notarial deed that was validly signed but not properly registered in the land registry or the competent cadastre carries no legal consequences as to the actual transfer of ownership.
A relatively new digital service, the "digital property transfer file", simplifies the process and shortens it. In its course, the property's unique code (KAEK) is temporarily "locked" to prevent a double sale or an additional encumbrance on the same property in parallel with the transaction. This is a security mechanism that it is worth confirming is being used in your transaction.
Do the seller's representations in the deed replace due diligence?
No. In the notarial deed the seller usually declares that he is the sole owner and is authorised to sell, that the property is free of third-party claims, and that it complies with building and zoning regulations. These declarations are important and may support a damages claim if it later turns out that they were false, but they do not replace the buyer's independent due diligence: they operate only after damage has already been caused, and do not prevent it in advance.
What taxes are paid in Greece before signing?
A standard property transaction is subject to real estate transfer tax at an effective rate of about 3.09% of the higher of the agreed value and the official value of the property, and it is paid as a one-off payment before signing the transfer deed, not after it (as of July 2026).
The purchase of a new property sold for the first time after its construction may be subject to VAT at a higher standard rate instead of the transfer tax, subject to temporary exemptions that apply from time to time. This point must be verified specifically with the legal team in Greece in each transaction, because the dates and conditions of the exemption are updated.
What should you do before signing, and why does it start with a lawyer and not with the broker?
The combination of two parallel registration systems, a central technical document that must be reviewed, regional restrictions that vary by location, and a registration process that in practice determines the passing of ownership makes due diligence in Greece a process that requires local legal accompaniment from the very first stage, and not only at the final signing. A buyer who begins with an orderly legal review before committing to a price spares himself the worst scenario: discovering, after paying a deposit, that the property he wanted cannot be transferred as easily as he imagined.
The content of this article is general information only and does not constitute legal advice, tax advice or an investment recommendation. Laws and tax rates may change, and specific circumstances may affect their application to a given case. Before any investment decision or legal action, individual advice is recommended.
Frequently asked questions
How much transfer tax is paid on a property in Greece?
In a standard property transaction, real estate transfer tax applies at an effective rate of about 3.09% of the higher of the agreed value and the official value of the property. It is paid as a one-off payment before signing the transfer deed.
What is the electronic building identity in Greece?
A digital file that consolidates the technical information on the property: building permits, land use designation, unauthorised construction and the status of its regularisation, and energy performance certificates. Issuing a valid certificate is mandatory in every property transfer, and the notary requires it from the seller.
Does an Israeli need special approval to buy a property in Greece?
In areas designated as strategic or border areas, buyers who are not citizens of the European Union, including Israelis, need the prior approval of the authorities before the transaction. The article does not state that such approval is required outside these areas.
When does ownership of a property in Greece pass?
On registration in the land registry or the competent cadastre. A notarial deed that was not properly registered does not transfer ownership in practice, and a private agreement does not create a real right either.
Is it permitted to build on land designated as forest in Greece?
In principle, no. The legislation prohibits construction on land designated as forest, except in specific exceptions. The process of registering forest land is still ongoing, so you must check expressly whether the property is included in this definition.
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