Selected Guides.
BUYER RISK FRAMEWORK
Most buyers check price and location. The problems that cost money are structural, and none of them appear in the listing. This checklist covers the 21 technical and regulatory risk points an independent inspection must address before you commit.
BUYER APPOINTMENT GUIDE
There is no official ranking of property inspection firms in Greece. Here is how to compare them properly.
Property Inspection.
Independent, visual property inspection for buyers acquiring in Greece: what a walkthrough can establish before you sign, and where it stops short of legal or structural certification.
Technical Due Diligence.
Engineering-led assessment for larger, more complex or higher-value acquisitions, covering structural risk, permit compliance and long-term CapEx exposure beyond what a standard inspection addresses.
What's Included in a Technical Due Diligence Report for a Greek Property
A technical due diligence report should be judged by its order, not its thickness. The nine sections a Greek property TDD report contains, how findings are graded, and what belongs to your lawyer, valuer or engineer instead.
Legal vs Technical Due Diligence When Buying Property in Greece
Your lawyer confirms the seller owns what they are selling. Nobody in the standard transaction checks the building for you. How the two due diligence tracks divide, where they overlap and the order to commission them.
What Is Included in a Technical Due Diligence Report for a Mykonos Villa
A due diligence report is not one document from one person. On Mykonos, verifying the permit, the title and the physical building can mean assembling a small team, not booking a single inspection.
Building Permit Due Diligence in Greece: What to Verify Before You Buy
The title can be clean while the building is not. What the Greek permit file contains, who is actually supposed to check it, and the mismatches that become the buyer's problem at transfer.
Buying a Villa in Mykonos: Technical Due Diligence Before the Premium Price
The most expensive square meters in Greece are built in the same rushed winter window as the rest of the Cyclades. What the premium price does not buy you, and what to verify before you pay it.
TDD vs Property Inspection in Greece: Which One Do You Need?
Foreign buyers in Greece use five different terms for what they assume is one service: house inspection, property survey, building survey, property inspection and technical due diligence. They are not the same thing. Understanding the difference determines whether you spend €5,000 on the right instrument or discover a six-figure problem after contracts are signed.
Technical Due Diligence in Greece: What It Covers and What It Costs
Technical due diligence is not a property inspection with a different name. It is a different instrument, built for investors who need a documented risk position before committing capital. This is what it covers, what it costs in Greece, and what the output is actually used for.
Property CapEx Planning and Condition Assessment Greece: 10-Year Cost Framework
The acquisition price is not the cost of ownership. A technical condition assessment projects what a Greek property will require over 10 years - before you commit.
Illegal Construction & Permits.
What unauthorized construction actually means for a Greek property purchase, how it is identified before you buy, and where the regularization process currently stands.
Coastal Zone Building Restrictions in Greece: What Buyers Must Check
In Greece the strip of land along the sea is public, and work built inside it generally cannot be legalized for a fine. How the foreshore and beach zone lines work, what they mean for pools, terraces and jetties, and what to request before you sign.
Greece Illegal Construction Law 5270/2026: 2028 Deadline
Greece extended its illegal construction deadline to March 2028. The liability structure did not change. Unauthorized constructions still transfer with ownership, and the 2028 window is not protection for buyers who purchase without checking.
Illegal Constructions Greece: What Buyers Inherit
Illegal constructions in Greece can expose buyers to declaration costs, remedial work, transfer delays or demolition risk. Verify the permit file before signing.
Golden Visa.
The technical side of Golden Visa property purchases: what the investment thresholds mean for property condition, and the risks a residency-driven timeline can create.
Greek Property as a Pure Investment from the Gulf: Capex Risk and Yield Reality
A 6 percent asking yield in Athens looks compelling from Dubai. After closing costs, unbudgeted capex and a short-term rental registration that does not transfer on sale, the real number is different.
Golden Visa Greece: Due Diligence Before You Commit 800,000 Euros
The Golden Visa concentrates a residency decision and a construction risk in one asset, held for at least five years. What buyer-side due diligence verifies before 800,000 euros moves.
The Greece Golden Visa Conversion Route: What the Brochure Leaves Out
The €250,000 Greece golden visa conversion route looks like a shortcut. In practice it means financing a construction project you cannot see from Dubai, with permit and contractor risk the brochure never mentions.
Greece Golden Visa from Dubai: The Technical Checklist Before You Commit
Three compliant apartments on a video call, every price parked just above the threshold. What a Dubai-based buyer should verify about the building before reserving anything.
Golden Visa Greece: Property Requirements and Technical Risks
Greece Golden Visa requires €400k–€800k in a single property of 120m² minimum. The legal process is handled. The technical risks rarely are.
Green & Energy Upgrades.
Grants, subsidies and technical requirements for upgrading a Greek property’s energy performance, from EPC ratings to heat pump and solar incentives.
Greece Missed Its EU Deadline on Building Energy Law: Here Is What Changes for Owners
Every EU country missed the same deadline on building energy law this year. On 15 July the European Commission opened infringement proceedings against all twenty-seven, Greece included. The process runs against the state, not the homeowner, but it does not change the direction of travel.
Greek Home Energy Assessment: Bills and Photos to Prepare
A useful energy assessment starts before anyone recommends a heat pump, insulation or solar. These are the records that let an overseas owner describe the home as it is used.
Comparing Energy Upgrade Quotes in Greece: Scope Before Price
Two energy-upgrade quotes can name the same measure and describe different work. Compare the property assumptions, scope and exclusions before the headline price.
Heat Pump vs Oil Heating in Greece: How to Compare Costs
A reversible unit can cool in summer and heat in winter. Compare actual tariffs, fuel price, system efficiency and the property’s heat demand before assuming a saving.
Buying an Energy-Poor House in Greece: Test the Upgrade Case
A cheaper house with a poor energy rating may offer scope for improvement. Test the condition and total upgrade budget before treating the price difference as an opportunity.
ETS2 and Greek Property: Preparing for Heating-Cost Exposure from 2028
ETS2 operations start in 2028, with allowance auctions beginning in 2027. Greek owners can assess fuel exposure and upgrade options without relying on a forecast carbon price or unconfirmed subsidy.
How to Make an Older Greek Home Energy Efficient
An older Greek home needs an energy plan matched to its condition, climate and use. Assess the fabric and systems together before ordering equipment or counting on a grant.
Energy Upgrading a Holiday Home in Greece (Without the Grant)
Plan a holiday-home energy upgrade around actual occupancy, comfort and costs. Compare a privately financed scope and check any programme eligibility separately.
Heat Pump and Solar Subsidies in Greece: What to Check
Greek programmes have covered heat pumps and solar water heaters under different calls. Check the live official status before treating historic support, rates or combinations as current.
Greece Energy Rules for Property Owners: EU MEPS and Homes
EU MEPS have specific thresholds for non-residential buildings. Homes follow a national renovation trajectory, so owners should check the current Greek rule rather than assume an EU-wide EPC deadline at sale or lease.
EPC in Greece: When a PEA Is Required
A Greek PEA is generally shown to a prospective buyer or tenant when a building or unit is sold or leased, subject to statutory exceptions. Read it as one energy-performance input alongside condition, permit and system evidence.
Energy Upgrade Grants in Greece: What Owners Must Check
Greek energy programmes change by call. Check the live official guide before treating a historic rate, property use or foreign-owner route as current funding.
Greece’s Anakainisi Katoikias Action: What Foreign Buyers Should Check
The announced closed-home eligibility-certificate deadline was 30 September 2026. A certificate is not funding approval, Stage B funding is a separate application, and closed homes acquired during 2026 are excluded under the announced rules.
Project Management & Project Governance.
Independent oversight for owners renovating, building or managing a project in Greece, keeping contractors, capital and compliance aligned through execution.
Buying Off-Plan in Greece: Payment Milestones, Oversight and Handover
Off-plan buyers in Greece pay for a building that does not exist yet, on a schedule written by the developer. How milestones, independent oversight and handover verification keep the money and the build aligned.
Property Project Manager Greece: Independent Oversight for Buyers and Investors
Foreign buyers in Greece search for a "construction project manager" or "renovation project manager" and find something called owner's representation. The label is different. The function is the same: an independent advisor whose commercial interest is your project outcome, not the contractor's margin. This guide covers when you need one, what they do and what it costs.
Buyer Risk & Cost.
The costs and risks that do not appear in a listing: contract checks, hidden costs, and what different buyer profiles need to watch for.
Greece's 15% Transfer Tax for Non-EU Buyers: What Changes in 2027
Greece plans to raise property transfer tax from 3% to 15% for non-EU buyers from July 2027. Who is affected, what is still unclear, and how to buy before the deadline without skipping the technical checks.
Cosmetic Renovation: How a Fresh Finish Hides Expensive Problems in Greek Property
In the Greek market, renovated is a price tier, not a technical claim. What a fresh finish is capable of hiding, and the questions that separate a rebuilt house from a repainted one.
Hidden Costs of Buying Property in Greece (2026)
The price on the listing is not the price you pay. Fees add close to ten percent before you reach the costs no one quotes you: regularizing unpermitted construction, structural remediation and the documents Greek law now requires to transfer.
What to Check Before Signing a Property Contract in Greece
Most buyers discover problems after the preliminary contract is signed. In Greece, that window before exchange is your only moment with real negotiating leverage. Here is what to verify before any documents change hands.
Buying Property in Greece as an American: What You Need to Know in 2026
Americans face no legal restrictions buying property in Greece. What they do face is a set of US-specific reporting obligations, a tax treaty most buyers never use correctly, and the same technical due diligence gap that costs foreign buyers across every nationality. Here is what to know before you commit.
What Does a Building Survey in Greece Actually Cost?
Most buyers ask what a building survey costs in Greece. Few ask what it costs to skip one. Here is what an independent survey covers, what the fee reflects, and why the comparison only runs one way.