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Free Guide to Hiring a Real Estate Lawyer
Vouliagmeni is a premium coastal area on the Athens Riviera within the Municipality of Vari-Voula-Vouliagmeni, known for hospitality assets, retail and food and beverage venues, offices supporting tourism and services, marinas, wellness facilities, and high-end mixed-use properties. Commercial real estate in Vouliagmeni sits at the intersection of national Greek property law and local coastal and planning controls. Transactions are formalized by a notary and registered with the Hellenic Cadastre or, where still applicable, the local land registry. Development is guided by national planning legislation and municipal zoning rules, with additional constraints in seaside, forested, and archaeologically sensitive zones.
The market is active but regulated. Buyers and tenants face issues common to Greece generally, including title verification, cadastre alignment, building legality checks, and compliance with shoreline and environmental rules that are particularly strict in coastal Vouliagmeni. A well-planned legal strategy helps prevent delays and cost overruns.
Property acquisition and sale require careful due diligence. A lawyer coordinates title searches, checks encumbrances, reviews seller capacity, and ensures compliance with transfer tax, notarial requirements, and registration. Lawyers also structure share or asset deals, negotiate representations and warranties, and align commercial terms with risk allocation.
Leasing of shops, restaurants, offices, and hotels involves complex negotiations. Counsel drafts or reviews lease terms on duration, fit-out, use clauses, exclusivity, rent indexation, stamp duty or tax treatment, security, maintenance, subletting, assignment, and termination. For properties close to the shore, counsel evaluates whether the intended use triggers a state concession or municipal licensing.
Development and renovation in Vouliagmeni often require urban planning permissions, building permits, change-of-use approvals, and certificates of building legality. A lawyer works with engineers to confirm zoning, floor area ratios, heights, parking requirements, and coastal setbacks. If a site is within or near protected coastline, forest, or archaeological zones, counsel manages the permitting pathway and agency clearances.
Financing involves security documentation, mortgage or prenotation filings, intercreditor arrangements, and covenants tied to permits and leases. Disputes can arise over delivery of possession, construction defects, rent adjustments, arrears, eviction, or termination rights. A lawyer helps negotiate settlements or pursues court or arbitration remedies using the available fast-track measures where possible.
Ownership and transfers are governed by the Greek Civil Code and notarial practice. Sale deeds are executed before a notary and then registered. Registration with the Hellenic Cadastre is mandatory and establishes priority. In Vouliagmeni, the cadastre is in operation for most areas, and exact boundaries, shoreline demarcations, and any encumbrances should be confirmed against official records.
Urban planning is set by national statutes and local planning instruments. The New Building Regulation under Law 4067-2012 sets general rules for building specifications. Land use, building coefficients, and heights are determined by the applicable urban plan and any local Presidential Decrees. Coastal properties must comply with the Seashore and Beach Law 2971-2001 that defines the seashore and beach zones and restricts permanent structures without state concession. Restaurants, beach service uses, and marinas are subject to special rules and often require municipal licensing or concessions.
Unauthorized constructions are addressed by Law 4495-2017. Sellers must provide a certificate from an engineer confirming no unauthorized works or that any such works have been duly legalized. An Energy Performance Certificate is required for sales and leases. Environmental permitting under Law 4014-2011 applies to certain commercial and hospitality developments and renovations. Archaeological protection under Law 3028-2002 may affect excavation, alterations, or façade works in sensitive areas.
Commercial leases are primarily governed by Presidential Decree 34-1995, as amended, and Law 4242-2014. For newer leases, the term is as agreed by the parties, and if no term is specified, a minimum three-year duration applies. Legacy leases may still be subject to a 12-year minimum. Leases of commercial real estate are generally exempt from VAT and are instead subject to stamp duty, commonly at an effective 3.6 percent on rent, unless a special VAT regime applies. Leases must be filed electronically with the tax authority.
Taxes and fees include real estate transfer tax at 3 percent of the contractual value plus minor surcharges, notary and registration fees, and annual property tax known as ENFIA. Buyers and sellers should obtain current tax advice because exemptions, suspensions, or special treatments can apply depending on asset type, timing, and the parties involved. Anti-money laundering rules require identification and source-of-funds checks by notaries and banks.
Conduct a full title search for at least 20 years, check for mortgages, prenotations, liens, court orders, or leases. Verify cadastre entries and boundaries against a recent topographic plan in EGSA87. Review building permits, certificates of legality under Law 4495-2017, and any prior legalization acts. Confirm zoning, permitted uses, floor area ratios, and height limits. Assess coastal setbacks and whether a state concession is required. Examine environmental and archaeological constraints, fire safety, accessibility, and parking obligations. Confirm ENFIA status, municipal fees, and utility clearances. Engage a lawyer and engineer to coordinate findings.
Yes. The shoreline and beach zones are strictly protected. Permanent or semi-permanent structures on the seashore or beach require a state concession and additional approvals. Setbacks from the demarcated shoreline often limit development. Uses such as beach service, umbrellas, or tables typically operate under municipal concessions and seasonal rules. Any marina-adjacent activity must comply with port and coastal regulations. Early verification of shoreline demarcation and concession requirements is critical.
The duration is as the parties agree, with a statutory minimum if no term is specified. Rent is often indexed to inflation or adjusted annually by a fixed percentage. Tenants commonly provide a cash deposit or a bank guarantee. Fit-out responsibilities, handover condition, maintenance, service charges, signage, and exclusivity are negotiated. Subletting and assignment usually require landlord consent. Leases must be filed electronically with the tax authority. Stamp duty typically applies to rent when VAT is not charged.
Expect real estate transfer tax at 3 percent of the higher of contractual or objective value plus minor surcharges, notary fees, legal fees, and registration fees. You will also assume annual ENFIA from the tax year following acquisition. Depending on the asset and structure, additional taxes or exemptions may apply. Always request a tailored tax analysis before signing.
Yes. Greece generally permits foreign ownership. Buyers must obtain a Greek tax number, comply with anti-money laundering checks, and provide source-of-funds documentation. A local notary and lawyer can handle most steps with a power of attorney if you are not in Greece.
For a clean, unencumbered asset, 4 to 8 weeks is common from heads of terms to closing. Timeframes extend if permits must be regularized, a concession is needed, corporate approvals are pending, or financing conditions require additional security and searches.
Most structural works require a building permit issued through the e-permits system, supported by architectural and engineering studies. Interior non-structural works may fall under a small-scale permit. Change of use must be consistent with zoning and the building permit history. Hospitality, food and beverage, fitness, and health-related activities often need municipal or sector-specific operating licenses, fire safety certificates, and, for hotels, licensing by the tourism authority.
The notary drafts and executes the transfer deed, checks formalities, and files for registration. A lawyer is not legally mandatory but is strongly recommended to protect your interests, manage due diligence, negotiate contractual protections, and coordinate taxes and filings.
Greek law provides expedited procedures for rent arrears and eviction. Landlords can pursue a payment order and then eviction through the courts. Timelines vary by court workload and the specifics of the lease and defaults. Clear default clauses, notices, and a well-drafted lease improve enforcement.
Yes. Share deals can be efficient and may optimize taxes or avoid transfer taxes in specific structures, but they shift risk to corporate liabilities. Additional due diligence on the company is required, including tax, employment, contracts, and litigation reviews. Your lawyer and accountant can compare asset versus share deal outcomes.
Municipality of Vari-Voula-Vouliagmeni Urban Planning Department for zoning, permits, and local planning instruments.
Hellenic Cadastre for property registration, cadastral maps, and boundary information.
Athens Bar Association for finding licensed attorneys experienced in real estate and commercial leasing.
Notary Association of Athens for locating a notary public to execute deeds and oversee formalities.
Technical Chamber of Greece and its Attica branch for certified engineers and architects to handle surveys, permits, and compliance certificates.
Ministry of Environment and Energy e-permits platform for building permits and planning processes.
Independent Authority for Public Revenue for tax numbers, electronic lease filings, transfer tax payments, and ENFIA.
Greek National Tourism Organization for hotel and tourist accommodation licensing and category matters.
Hellenic Fire Service for fire safety approvals and certifications for commercial premises.
Local Land Registry or Mortgage Office, where still operational alongside the cadastre, for historical title and encumbrance records.
Clarify your commercial objectives, budget, timeline, and preferred asset profile. Engage a local lawyer early to map risks and a licensed engineer to verify planning and building status. Ask your lawyer for a document checklist that typically includes title deeds, cadastral extracts, topographic plan, building permits, legality certificate, energy performance certificate, tax and municipal clearances, and any lease or concession documents.
For acquisitions, negotiate heads of terms, select a notary, and open the necessary bank and tax accounts. Your lawyer will run due diligence, resolve issues, and draft or negotiate the sale agreement. Plan for transfer tax payment before signing and for prompt registration after closing. For financed deals, allow time to document and register the mortgage or prenotation.
For leases, align the permitted use with zoning, negotiate term, rent, indexation, security, fit-out, and exit rights, and ensure timely electronic filing with the tax authority. For hospitality or coastal activities, start concession or operating license applications early and coordinate technical studies.
If you need assistance, gather basic information on the property or requirement, then contact a commercial real estate lawyer in Athens with Vouliagmeni experience. Request an initial assessment, a scope of work, a timeline, and a fee proposal. Well-prepared instructions reduce risk, shorten timelines, and improve outcomes.
