1. Buying real estate in Greece can be an excellent decision - whether you want a vacation home\, an investment\, or a long-term residence. However\, precisely because the market is extremely active and complex\, many foreign buyers make expensive mistakes that can be avoided with a little care.

Based on various experiences (buyers, agencies, lawyers…), we highlight the most common mistakes when buying real estate in Greece and explain how to make the purchase safe and without subsequent issues.

1. Believing in verbal promises

As everywhere in the world, in Greece, verbal promises do not have legal weight nor do they guarantee safety. However, some buyers often believe what they hear - either because they are in a hurry to secure the desired property or they are unfamiliar with local procedures, or because the intermediary seems “well-intentioned.” This is where the biggest misunderstandings and later financial problems arise.

In practice, most problems arise when a buyer believes in something that is not documented and legally verified - for example\, that the property is legalized\, that there are “no encumbrances\,” or that “everything has already been checked.”

To avoid risks, it is necessary to understand in advance:

What you need to check before buying:

  • who the real owner is,
  • whether there are mortgages, encumbrances, disputes, usufruct rights,
  • whether the property is fully legalized or has parts (terrace, attic…) that are not,
  • whether the land has a building permit and urban planning compliance,
  • whether there are debts to the municipality, state, or utility services,
  • whether it is located in a protected zone or subject to other local regulations (building restrictions, tourist rental regulations…)

Everything related to the property must be in writing and verifiable in documents, contracts, and official registries.

Who checks what?

Agent: presents the property and provides basic information. Does not perform legal verification.
Buyer’s Lawyer: the only one who verifies ownership, encumbrances, documentation, and legality.
Engineer: verifies the legality of the property (urban-technical part).

If you are unaware of this distinction, you can easily think that something is “arranged” or “already checked,” when in fact - it is not.

Golden rule:

Do not accept anything as true until it is written, supported by documentation, and verified. This is the only way to avoid expensive mistakes and false beliefs based on verbal information.

2. Superficial or incomplete ownership verification

This is perhaps the most dangerous mistake that foreign buyers can make when purchasing real estate in Greece. Even if the property looks “fine” or the agent provides reassurances, the actual situation can be drastically different from what you have seen or heard.

What needs to be checked?

A proper ownership verification includes a detailed examination of all possible encumbrances and legal status of the property:

  • Mortgages and encumbrances - every property can be burdened with a loan or other annotations that could jeopardize your purchase.
  • Restrictions on alienation - the property may be restricted for sale or repurposing.
  • Usufruct rights (ψιλή κυριότητα / επικαρπία) - someone else may have the right to use or enjoy the property\, affecting your rights.
  • Legal disputes among heirs - family property may be subject to disputes or unclear ownership.

The main source of this information is the cadastre - Ktimatologio. Only lawyers have access to information in the Cadastre. Real estate agents or notaries do not.
Official website of the cadastre in Greece Ktimatologio

Without such thorough verification, you can easily buy a property with hidden issues. These mistakes can later lead to disputes, significant additional costs, or even the inability to use the property as you planned.

Golden rule:

  1. Engage a lawyer. It is a cost at the time of purchase, but it pays off in the long run.
  2. If you do not have a lawyer immediately - at least document and copy the documentation\, take pictures and keep them until you receive legal confirmation.
  3. Never buy without a complete legal check.
  4. Request access to all relevant documents and verify them with a lawyer or authorized expert.

3. Purchasing an unlegalized property

A large number of properties in Greece have partial or complete irregularities, including:

  • illegal expansions,
  • enclosed terraces,
  • loft extensions,
  • discrepancies between the actual state and the architectural plans.

Foreign buyers often do not realize the risk until it is too late - by the time they have already paid a deposit or signed a preliminary contract.

Risks for the buyer

Buying an illegal property can lead to:

  • the impossibility of transferring ownership,
  • high fines or the obligation to demolish illegal parts, or a lengthy process to avoid this
  • the blockage of property use or issues with obtaining permits for renovation, extensions, or rentals.

How to protect yourself?

Engage a licensed engineer (civil or urban planner) who will:

  • verify the legality of all parts of the property,
  • compare the state of the property with the building plans and permits,
  • issue a written certificate of legality.
  • Never pay a deposit or sign a preliminary contract until you receive a confirmation of the property’s legality.

4. Failure to verify the urban status of the land

If you are planning to purchase a plot or a house on a larger parcel, it is crucial to check the urban status of the land. This is especially important for those who want to:

  • build a new house,
  • expand an existing one, or
  • plan for rentals and property adaptations.

What should you check?

1. Building permit - whether the land is officially designated for construction or is in an agricultural/protected zone.
2. Minimum construction area - in Greece\, there are legally prescribed minimums per parcel\, varying depending on the municipality.
3. Access road - the parcel must have a legal and usable road\, as without it\, building or obtaining permits will not be possible.
4. Protected areas - check if the land is near:

  • forests,
  • coastal areas/beaches,
  • archaeological sites,
  • Natura 2000 Areas.

5. Building restrictions - construction is often prohibited or strictly regulated in these areas\, so plans for a house or additions may be limited.

Why is this important? Without checking the urban status, you can:

  • buy a plot that cannot be used for construction,
  • incur additional fees or fines,
  • encounter issues with permits or utility connections.

Recommendation:

  • Engage a certified engineer to check official urban plans and provide you with the necessary documentation for the notary when signing the sales contract.
  • Never plan construction or pay a deposit until you have a confirmation of the land’s building suitability.

5. Paying a deposit without a lawyer

One of the most common mistakes that foreign buyers make is to hurry to “reserve” a property and pay a deposit, which is usually around 10% of the property value.

Why is this risky?

  • Without a legal check, you are completely unprotected. You do not know if the property has encumbrances, illegal extensions, or legal disputes.
  • Refunding the money is often impossible if a problem arises later. In Greece, the deposit is considered a mandatory down payment, and if the contract is signed without adequate verification, the seller may retain the deposit.
  • Unfamiliarity with rights and obligations can lead to financial losses or legal complications.

How to protect yourself?

  1. Never pay a deposit without a lawyer who has completed a thorough ownership and encumbrance check.

·         A lawyer can:

  • verify the registration in Ktimatologio / cadastre,
  • confirm the absence of mortgages, restrictions on alienation, or other encumbrances,
  • ensure that the deposit contract includes clauses that protect the buyer in case of issues.

Golden rule

Not a single euro of deposit paid without prior legal verification. It is better to wait a little than to later pay much more - in money and headaches.

6. Incomplete documentation

Many buyers fail to collect or verify all necessary documents before purchasing, which can lead to delays, additional costs, or legal issues.
What to pay attention to:
1. ENFIA certificate - confirms that the property has been registered in the tax registry in the last 5 years (based on Law No. 5036⁄2023).
2. Utilities (electricity\, water\, local taxes) - check the status before the transfer. Request the latest electricity and water bills for inspection. If there are arrears\, clearly indicate them in the preliminary contract for the seller to pay.
3. Legal status of the property - ownership\, encumbrances\, rights of third parties (e.g.\, usufruct rights).
4. Is the land designated for construction if buying a plot, or is the property legalized…

How to avoid mistakes?

1. Make a list of all necessary documents for the purchase.
2. Check who can confirm each document (lawyer, engineer, agent).
3. Do not sign a preliminary contract until the lawyer confirms that the documentation is complete and accurate.
4. If any document or verification cannot be completed before signing, have the lawyer include it in the preliminary contract.
5. Keep copies of all documents for your records.

7. Using a “recommended” lawyer of the owner or agent

Mistake: many buyers accept the lawyer recommended by the seller or agent, thinking it saves time or money.
Why is this a problem for the buyer?

  • Such a lawyer may be biased and work in the interest of the seller or agency, not exclusively in your interest.
  • You risk overlooking key issues with ownership, property legality, or encumbrances.

How to avoid mistakes:

  • Always hire a lawyer who works solely for you - independent and licensed.
  • The buyer’s lawyer is the only one legally authorized to check ownership in the Cadastre, encumbrances, mortgages, and third-party rights.
  • Agree in writing in the preliminary contract or the sales contract that the lawyer is responsible for checking all documents and the legal status of the property.

Golden rule: your lawyer works only for you - not for the agent, not for the seller, no one else.

8. Ignorance of the real costs of purchasing

Foreign buyers often only consider the property price and do not account for additional costs, which can lead to financial shock.
What needs to be included:
Lawyer - necessary for a complete legal check and document preparation.
Notary - drafts the contract and certifies signatures.
Real estate agency - the buyer pays a commission for the provided service.
Property transfer tax - currently 3% of the property value.
Translations and apostilles - for documents submitted outside Greece or at the request of the contract.
Fees and additional documentation - including urban planning or building certificates\, permits\, property legality confirmations.

Typical range of costs: total of around 7–10% of the sale price.

How to avoid mistakes?

  • Create a detailed budget before purchasing.
  • Include all possible fees and additional costs in the calculation.
  • Discuss with the lawyer and agent to have a realistic picture of the total expenses.

Golden rule: do not plan only for the property price - plan for all additional costs to avoid surprises.

9. Believing that everything is fine with the agency

Mistake: buyers often trust the agent that everything is “checked” and there are no issues with the property.
Why is this a problem?

  • The agency or agent is not legally responsible for ownership, encumbrances, or property legality.
  • Agents can provide useful information about the location, prices, or utilities, but cannot guarantee legal security.

Who performs the legal check:
1. Buyer’s lawyer - the only one authorized to check:
2. Certified engineer - verifies the property legality and any construction irregularities.
How to avoid mistakes?
Do not rely solely on the agent.
Hire an independent lawyer who works exclusively for you.
Request written confirmations and access to official registries before making any payments or signatures.

Golden rule: the lawyer and engineer are the only ones guaranteeing the legal security of the purchase - the agent informs, but does not verify.

10. Failure to verify the property use possibilities

Mistake: buyers often do not check if they can use the property, especially if they plan for rentals or adaptations. Foreigners buy a house near the beach - and then discover they are in a noise zone, or cannot rent because they are in the Natura 2000 zone.

In Greece, the verification of ownership (legal status of the property) is always done by the buyer’s lawyer.
Why is this a problem:

  • Some properties are located in restricted areas (Natura 2000, coastal areas, archaeological or protected forests).
  • Local regulations may prohibit or restrict tourist rentals, construction, extensions, or reconstructions.

Unawareness of these restrictions can lead to fines or the inability to use the property as planned.
What to pay attention to:
Whether the property is registered for rental.
Existence of local restrictions for tourist rentals.

How to avoid mistakes:

  • Check with the local authorities if there are any other restrictions related to short-term or long-term property rentals.

Golden rule: before any purchase involving plans for renting or adapting, make sure that local regulations allow your intended use.

We hope that this text will familiarize you with the mistakes that buyers make and encourage you to realize your dream and enjoy your home by the sea without worries.
The Greek real estate sector has been vibrant for many years and is now expanding, with Greece ranking high on the list of countries suitable for a “Second Home” purchase, in addition to the one people own in their home country.

Useful links:
AADE - Greek Tax Administration
Ktimatologio (real estate cadastre)
Law 5036⁄2023 - - significant changes in the legal framework for real estate transactions in Greece. One of the key innovations is that the buyer is no longer jointly and severally liable for the seller’s old tax debts\, especially with regard to ENFIA (annual real estate tax). Another innovation is that the notary only checks and verifies whether the property has been registered in the last 5 years.
DikaionLow - law 5036⁄2023 and amendments related to real estate transactions.
Taxlive - portal for taxes and finances in Greece