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Free Guide to Hiring a Real Estate Lawyer
Vouliagmeni sits on the Athens Riviera within the Municipality of Vari-Voula-Vouliagmeni in Attica. Commercial real estate here ranges from retail and hospitality units to offices, food and beverage venues, and tourism related facilities. The legal framework you will encounter is primarily national Greek law on property, contracts, urban planning, and taxation, combined with local planning rules that set building coefficients, permitted uses, height limits, parking requirements, and coastal protections. Because Vouliagmeni includes sensitive coastal zones and protected areas, the zoning and permitting landscape is more restrictive than in many inland locations, so careful legal and technical due diligence is essential.
Transactions typically require a notarial deed, registration with the Hellenic Cadastre, and a series of certificates and clearances. Commercial leases are governed by the Greek Civil Code and specific statutes on business leases. Environmental, archaeological, and coastal legislation can affect development potential and timelines. Foreign and domestic investors operate under the same property ownership rules, with standard compliance obligations for tax and reporting.
Property acquisition due diligence - A lawyer coordinates title searches at the Land Registry or Hellenic Cadastre, checks for mortgages, prenotations, seizures, easements, and verifies seller capacity. In coastal parts of Vouliagmeni, special attention is paid to shoreline boundaries, public domain zones, and any concessions that may be needed for seafront use.
Commercial leasing - Negotiating rent structures, fit-out provisions, maintenance and common charges, rent indexation, use clauses, assignment and subletting rights, guarantees, and termination protections requires tailored drafting to Greek law standards.
Development and permitting - Lawyers work with engineers to confirm permitted uses, building coefficients, parking ratios, and whether a project needs environmental approval, archaeological clearance, coastal consents, or fire safety licensing. This is critical for hospitality, food and beverage, and beach adjacent projects.
Tax structuring and compliance - Advice is needed on transfer taxes, VAT treatment, stamp duty on leases, ENFIA property tax, municipal levies, and optimal deal structures such as asset deals versus share deals in a property holding company.
Finance and securities - Preparation and registration of mortgages or prenotations, negotiation of loan and security packages, and alignment with lender due diligence requirements.
Disputes and enforcement - Handling tenant default, eviction, unpaid common charges, construction defects, or boundary disputes through the Greek courts or alternative dispute mechanisms.
Cross border issues - Coordinating documents, translations, tax registrations, and powers of attorney for non resident investors so transactions progress smoothly without unnecessary travel.
Ownership and transfers - Real estate transfers require a notarial deed and registration with the Hellenic Cadastre. Title due diligence involves checking historic deeds and encumbrances. Horizontal property regimes are common, especially in mixed use buildings, and are governed by Law 3741-1929 and Civil Code provisions.
Commercial leases - Modern commercial leases are subject to a statutory minimum duration of 3 years even if a shorter term is agreed. Terms are largely contractual, but eviction and rent recovery follow the Code of Civil Procedure. Leases are typically filed electronically with the tax authority for income reporting.
Zoning and permitted uses - Land use categories and urban planning are set by national planning laws and local plans. Presidential Decree 59-2018 categorizes uses such as retail, offices, tourism facilities, and food and beverage. Vouliagmeni has low building coefficients in many neighborhoods, strict height limits, parking standards, and restrictions near the shoreline and protected sites.
Coastal and public domain rules - The seashore and beach are public domain. Projects near the coast are subject to Law 2971-2001 as amended, which governs shoreline delineation, beach protection, and any concessions for seafront works or use. Setbacks and non buildable strips can materially limit development potential.
Environmental and archaeological approvals - Projects may need environmental permitting under Law 4014-2011. The Ministry of Culture may require archaeological clearance under Law 3028-2002, particularly if works involve excavation or are close to protected sites like Lake Vouliagmeni or coastal areas.
Building permits and compliance - New works and most renovations require permits under Law 4067-2012 and related regulations. An engineer must certify structural and planning compliance. Fire safety approvals are needed for certain uses such as restaurants, hotels, and entertainment venues.
Cadastre and mapping - Registration with the Hellenic Cadastre is obligatory where operational. Each property has a unique cadastral code, and registrations include ownership rights and encumbrances. Forest maps and coastline delineations can affect development rights.
Taxes on transactions - Real estate transfer tax is generally 3 percent of the higher of the contract price or objective value, plus a small municipal surcharge. First sales of new buildings may be under special VAT rules depending on the permit date and current suspensions. Notary and registration fees are typically around 1 to 2 percent combined, varying by value and complexity.
Leasing taxes - Leases that are VAT exempt generally attract stamp duty at 3.6 percent on rent and certain charges. Greece allows limited option to VAT for some commercial leasing scenarios subject to conditions. Income from rent is taxable to the landlord and must be reported via the electronic lease filing system.
Ongoing property charges - Owners pay ENFIA annual property tax. Municipal charges for cleaning and lighting are commonly levied via electricity bills. The municipal real estate duty TAP may apply based on objective value.
Commission a full title search for at least 20 years, check the Hellenic Cadastre extract, confirm no mortgages, prenotations, liens, or seizures, review building permits and plans, verify current use and permitted uses, obtain an engineer certificate confirming no unauthorized constructions, confirm energy performance certificate availability, and assess coastal, environmental, or archaeological constraints. Your lawyer and engineer should perform these checks in tandem.
Yes. Foreign individuals and companies can acquire commercial property in Vouliagmeni with the same property rights as Greek nationals. You will need a Greek tax number, proper identification, and compliance with anti money laundering checks. Restrictions near national borders do not apply to Vouliagmeni.
Commercial leases are primarily governed by the Civil Code and special statutes. The minimum statutory term is 3 years even if the contract specifies less. Most terms can be freely negotiated, including rent indexation, security deposit, maintenance, fit-out responsibilities, and termination rights, subject to mandatory law and public order.
Most second hand acquisitions are subject to real estate transfer tax at 3 percent of the higher of the contract price or objective value, plus a small municipal surcharge. First sales of new buildings may fall under VAT rules depending on the building permit date and any VAT suspension in force. Budget also for notary fees, registration fees, and professional costs.
A notarial deed is mandatory for the transfer. A lawyer is not legally mandatory but is strongly recommended to carry out due diligence, negotiate terms, and protect your interests through completion and registration.
The shoreline and beach are public domain and subject to protective setbacks. Projects near the coast may require delineation confirmation and, where relevant, concessions for any works or use in the public domain. These rules can limit buildability, signage, and outdoor seating for hospitality venues.
Most structural works require a building permit. Interior refurbishments may need a small scale permit. Changes of use must comply with the permitted uses for the area. Certain uses require fire safety certification and operating licenses. Where excavation is involved, archaeological clearance may be required.
If due diligence is straightforward and documents are available, expect 4 to 8 weeks from heads of terms to completion. Properties requiring clarifications on planning, shoreline boundaries, or legalization of past works can take longer. Early collection of tax numbers, powers of attorney, and certificates helps keep timelines predictable.
Commercial rent is generally VAT exempt unless an optional VAT regime applies. Where VAT is not applied, stamp duty at 3.6 percent is typically due on rent and certain charges. Landlords must electronically file the lease with the tax authority. Tenants account for withholding on rent only in specific cases set by tax rules, so tax advice is important.
For unpaid rent, landlords can pursue an order for payment and then eviction through a relatively streamlined court process if documentation is in order. Clear lease drafting, proper notices, and timely filings are important to enforce rights efficiently.
Hellenic Cadastre - Information on property registration, cadastral extracts, and encumbrance records.
Independent Authority for Public Revenue AADE - Tax numbers, transfer taxes, electronic lease filings, and property tax information.
Municipality of Vari-Voula-Vouliagmeni - Urban planning department for zoning, permitted uses, and building permits in Vouliagmeni.
Ministry of Environment and Energy - Town planning framework, building regulations, environmental permitting guidance.
Ministry of Culture - Regional Ephorate of Antiquities for archaeological clearances related to construction and excavation.
Hellenic Fire Service - Fire safety approvals and certifications for businesses such as restaurants, retail, and hotels.
Technical Chamber of Greece - Registry of licensed engineers for surveys, permits, and compliance certificates.
Notarial Association of Athens - Information on notarial procedures and deed requirements.
Athens Bar Association - Lawyer directory and professional guidance for retaining counsel experienced in real estate.
Define your business plan and property needs - location, size, permitted use, parking, budget, and timeline. In Vouliagmeni, confirm at the outset that your intended use aligns with local zoning and coastal rules.
Engage a local team early - retain a real estate lawyer, a civil engineer-architect, and a tax advisor. Ask for a clear scope, timeline, and fee quote.
Obtain a Greek tax number - individuals and corporate investors need a tax number to transact and to be named in the notarial deed.
Run legal and technical due diligence before signing - your team should review title, encumbrances, planning compliance, coastal or protected area constraints, and operating license requirements for your intended use.
Structure the deal and taxes - decide between asset purchase or share purchase of a property company, confirm the applicable tax regime, and plan financing and securities if needed.
Document carefully - use a detailed term sheet, then a binding notarial deed for transfers or a comprehensive lease for rentals. Ensure all required certificates are ready, including engineer compliance and energy performance certificates.
Complete and register - pay taxes and fees, execute the notarial deed, and register your rights with the Hellenic Cadastre. Update municipal and tax records and file the lease electronically if applicable.
Plan post completion compliance - secure any operating licenses, fire safety approvals, signage permits, and waste management arrangements before commencing operations.
If you need tailored assistance, contact a lawyer with strong experience in Attica commercial property, who can coordinate with engineers and tax advisors to deliver an integrated path from due diligence to opening for business.
