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 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.
Greek Property Due Diligence for Non-EU Buyers
Non-EU buyers face specific legal and technical risks when acquiring property in Greece. What independent due diligence covers and why it matters before you commit.
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.
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.
How to Check for Illegal Constructions in Greece Before You Buy
Most illegal constructions in Greece are invisible to buyers without a permit check. Here is exactly how to identify them before contracts are signed.
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.
The Heat Pump That Heats and Cools a Greek Home: Five Models, and the Real Cost Against Oil
The same wall unit cooling a Greek living room in August can heat it in January for a fraction of the oil boiler cost, if it is the reversible kind. Five brand names installers reach for most, and a real calculation comparing the running cost against oil.
Buying an Energy-Poor House in Greece on Purpose: The Upgrade Arbitrage
The renovated house and the tired one sit on the same street with the same view. One is priced for its new kitchen. The other is priced for its energy class G, and that discount is the opportunity.
ETS2 and Greek Property: Heating Costs Rise from 2027, and Who Pays for the Fix
From 2027, the EU puts a carbon price on the fuel that heats buildings. For owners of older Greek houses that is a rising bill with no ceiling on the calendar. The same system also funds the way out.
How to Make an Older Greek Home Energy Efficient
Older Greek homes are charming and expensive to run. The path to a comfortable, cheap-to-run house is not mysterious, but the order of the work decides how much you spend and how much you save.
Energy Upgrading a Holiday Home in Greece (Without the Grant)
The headline Greek energy grant does not cover holiday homes. The standards, the running costs and the resale market do not exempt them either. The private route is smaller, sharper and still pays.
Heat Pump and Rooftop Solar Subsidies in Greece 2026
Greece pays toward heat pumps and rooftop solar, separately from the main renovation grant. For a foreign owner, knowing which scheme covers what is the difference between a funded upgrade and a full-price one.
Greece's New Minimum Energy Standards (MEPS): What Owners Must Know
The EU is bringing minimum energy standards to existing homes, and Greece is writing them into law. For owners of older Greek property, this quietly turns an optional upgrade into a question of when, not if.
EPC in Greece: Why Every Property Sale Needs One
Every property sale in Greece needs an energy performance certificate at the notary. Most buyers never read it. The ones who do learn what the building will cost to run, and where the next standards will bite.
Greek Property Energy Upgrade Grants 2026: A Foreign Owner's Guide
Greece has put billions behind home energy upgrades through 2032. The headline is up to 80 percent of eligible costs. The detail, and whether a foreign owner qualifies at all, is where most people get it wrong.
Greece's Anakainizo Renovation Programme: Foreign Buyer's Guide
Greece is allocating €480 million to renovate vacant pre-1990 properties. For foreign buyers, the programme changes the financial case for acquisition. So does the technical qualification process that sits between eligibility and approval.
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.
How Lawyers in Greece Use Independent Technical Advisors
Legal due diligence confirms who owns a property and what is registered against it. It does not confirm whether the building matches its permits. This is where lawyers and buyer's agents bring in an independent technical advisor.
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.
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.
Buying Property in Greece: Risk Guide for Foreign Buyers
Structural defects, illegal extensions and deferred maintenance rarely show in the asking price. A technical risk framework for foreign buyers in Greece.