Run property due diligence in Greece without surprises after closing in 2026

Diligence on a Greek asset starts before you sign or wire a deposit. The Ktimatologio covers most regions now, but gaps in some areas remain. Add 3% FMA transfer tax and notary fees and the cost surprises arrive fast.

A Greek property deal runs six to ten weeks from offer to close. Ktimatologio registration and the notary process are the main reasons it stretches.

A mid-market deal pulls hundreds of documents into the data room. Title extracts, building permits, leases, surveys and ENFIA tax records all land at once.

The real estate transfer tax (FMA) is 3% of the objective value in Greece. That's on top of notary fees, and it moves the math before you factor in legal costs.

Notary and land registry fees add another 1.5-2% to the total. The deal doesn't close until the notary deed is recorded in the Ktimatologio.

Where Greek property deals go wrong

Not every check carries the same weight in a Greek deal. The table below ranks them - dealbreakers first, then price-movers, then basic hygiene.

Clear the dealbreakers before you negotiate the final price. Ktimatologio gaps and archaeological overlays have killed more than one Greek deal.

Price-adjusters move the offer once diligence is running. Standard checks are hygiene - miss them and you inherit the problem after closing.

The full Greece property DD checklist

The table ranked the risks - this is the complete list to work through, grouped by area. The real estate due diligence process in Greece follows the same sequence.

Title and ownership

• Pull the Ktimatologio extract: Get a current extract for every parcel in the deal.
• Verify the registered owner: Confirm the seller matches the Ktimatologio ownership record.
• Check the old books: In areas still on Hypothekophylakia, search the mortgage register directly.
• Confirm no pending entries: Look for any court-ordered registrations not yet finalized.
• Check co-ownership: Get written consent from all co-owners if the title is shared.

Encumbrances and easements

• List all mortgages: Pull every mortgage and pre-notation (prosimiosi) from the Ktimatologio.
• Confirm rankings: Check where your claim sits versus any existing mortgages.
• Find easements: Look for registered rights of way or utility easements over the parcel.
• Check foreclosures: Confirm no active enforcement or foreclosure proceedings are in place.

Zoning and planning

• Order the zoning certificate: Pull the building density certificate from the local municipality.
• Confirm permitted use: Check the urban plan (GPN) for the approved use class.
• Pull building permits: Confirm all structures have valid permits matching the approved plans.
• Check arbitrary buildings: Any αυθαίρετα extensions must be legalized before the sale can close.
• Check protection zones: Confirm no Natura 2000, archaeological or coastal zone overlays apply.

Environmental and contamination

• Commission a Phase I: Screen the site history for past industrial or contaminated use.
• Check YPPOA records: Pull Ministry of Culture records for archaeological protection zones.
• Review env permits: Confirm any required Ministry of Environment licenses are current.
• Budget a Phase II: If Phase I flags anything, soil testing follows before you proceed.

Leases and tenancies

• Pull all leases: Collect every lease contract and the current rent roll.
• Note statutory rights: Greek commercial tenancy law limits rent increases and eviction grounds.
• Confirm deposits: Check security deposits and confirm who currently holds them.
• Review break clauses: Note renewal rights, break options, and rent indexation terms.
• Check registry: For retail assets, check if any lease is registered at the Ktimatologio.

Building and structural condition

• Commission a survey: Get a structural report from a licensed Greek civil engineer.
• Pull the EPC: Check the energy performance certificate for the asset.
• Check legalization: Any extensions must be legalized (τακτοποίηση) under the amnesty law.
• Match the KAEK: Confirm the Ktimatologio property code matches the engineering survey plan.

Service charge and operating costs

• Get the accounts: Pull two to three years of building management and service charge accounts.
• Check ENFIA arrears: Confirm property tax is paid in full - arrears create a title lien.
• Check TAP: Confirm no outstanding municipal rates that would transfer to the new owner.
• Review management contracts: Check terms and notice periods in any building management agreement.

Transfer tax and acquisition costs

• Confirm the tax base: 3% FMA applies on the objective value for secondary market sales.
• Check new build status: First sale of a building permitted after January 1, 2006 carries 24% VAT.
• Budget notary fees: Around 0.8-1% of price, plus Ktimatologio registration at about 0.5%.
• Get ENFIA clearance: The seller must provide ENFIA and E9 compliance certificates before signing.

Set up an Ellty virtual data room and load each area's docs into its own folder before diligence starts. When the buyer's request list lands, you're organized and ready to share.

Insurance and valuation

• Pull current policies: Review building, liability and contents insurance.
• Commission an appraisal: Get an independent valuation from a licensed surveyor or RICS firm.
• Check objective value: Compare the tax authority's objective value against the agreed price.
• Confirm rebuild cover: The policy should cover the full replacement cost of the structure.

Utilities and access

• Confirm DEI/EYATH: Check electricity (DEI) and water/sewerage (EYATH or EYDAP) connections.
• Verify road access: Confirm a registered or deeded road access to the parcel.
• Check meters: Review metering and any shared supply arrangements.
• Test capacity: For industrial assets, confirm utility capacity matches the planned use.

Seller and KYC / AML

• Pull the GEMI extract: Get the commercial register record for a corporate seller.
• Get tax clearance: Obtain the seller's tax clearance certificate from the Greek tax authority.
• Confirm ENFIA record: Check the seller has no outstanding property tax debts.
• Run sanctions checks: Screen the seller against EU and international sanctions lists.

How property DD in Greece works

Step 1: Search the title

Pull the Ktimatologio extract for each parcel and confirm the seller is the registered owner of record. In areas still on the Hypothekophylakia, search the mortgage and deeds register directly.

The search covers the Ktimatologio and, where applicable, the old books at the local registry court. Undisclosed mortgages or pre-notations show up there, not in a single online extract.

Step 2: Survey and inspect

Commission a licensed civil engineer survey and check all structures against approved building permits. Any unauthorized extensions (αυθαίρετα) not legalized under the amnesty law are a deal risk.

Confirm the energy certificate (EPC) is current and matches the current use of the asset. For commercial assets, check the KAEK code in the Ktimatologio against the survey plan.

Step 3: Review leases and income

Pull all lease contracts and the rent roll, and note statutory tenant rights under Greek law. Greek commercial tenancy law limits rent increases and eviction grounds on many asset types.

Request tenant estoppels for income-producing assets before pricing the deal. The sell-side due diligence guide covers how sellers typically prepare the income file for buyers.

Step 4: Check the environment

Commission a Phase I environmental screen and cross-check YPPOA records for archaeological zones. Any protected zone or enforcement notice needs resolving before you can close the deal.

A Phase II soil test follows if Phase I flags contamination. Archaeological overlays in Greece are permanent and change what you can build on the site.

Step 5: Close and register

Sign the transfer deed before a Greek notary (συμβολαιογράφος) and pay the 3% FMA before submission. The notary then files the title transfer in the Ktimatologio, which takes additional weeks.

Obtain the seller's ENFIA and E9 tax compliance certificates before the notary session. Without these, the notary cannot legally execute the deed.

What makes Greece DD different

The Ktimatologio is Greece's unified land registry, but not all regions are fully transitioned. In areas still on the old Hypothekophylakia, you search the mortgage books manually. There's no state guarantee of title, and gaps in the chain are a real risk.

Arbitrary buildings (αυθαίρετα) are the second Greece-specific trap. Decades of construction without permits means many Greek assets carry unauthorized extensions. If the seller hasn't legalized them under the amnesty law, the liability lands on you after closing.

The 3% FMA transfer tax applies to the objective value (αντικειμενική αξία), not the contract price. In cities where the objective value exceeds market, this moves the deal math significantly. For new builds with a permit after 2006, 24% VAT applies instead of FMA - buyers new to Greek CRE often miss this.

Foreign buyers should note that property in certain border regions requires a permit. Non-EU nationals buying in Thrace or certain Aegean islands need Ministry of Defense approval. In M&A deals that include a Greek property asset, check nationality rules before structuring.

"Ownership of immovable property is acquired upon registration of the transfer deed in the Ktimatologio or Hypothekophylakia; until then, no real right passes to the buyer." - Notary Chamber of Greece, Practice Guide 2025

Give each advisor a scoped link in Ellty - the lawyer sees title docs, the surveyor sees building files. Share the data room and track who's actually reviewing what; if the buyer's lawyer re-reads the FMA declaration, sort it before it stalls the closing.

Timeline and cost in Greece

Title and Ktimatologio review comes first, running one to two weeks at minimum. Survey, environmental checks and lease review run in parallel from weeks two through five.

Full diligence through to close runs six to ten weeks in Greece. Archaeological assessments or Phase II environmental work push the timeline to twelve weeks or beyond.

Legal and conveyancing fees run approximately 1.5-2% of the purchase price. A civil engineer survey and Phase I environmental screen add a fixed cost on top of that.

The 3% FMA on the objective value dwarfs every other closing cost in most deals. Add 0.8-1% notary fees and 0.5% land registry costs; total closing costs reach 5-6% before legal fees. See the tax due diligence guide for how to map the full tax exposure before pricing the asset.