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Due diligence in Vouliagmeni, Greece is the structured process of investigating a target person, company, asset, or transaction to identify risks and confirm facts before you commit. In practice it most often relates to real estate acquisitions along the Athens Riviera, corporate share deals and asset purchases, financing transactions, and regulatory or compliance reviews. The legal framework is national, but local conditions in Vouliagmeni are very relevant because of coastal zone restrictions, zoning and building rules, forest and archaeological protections, and premium property values.
In Greece, due diligence typically combines legal, technical, financial, and tax workstreams. Lawyers verify title, corporate standing, contracts, permits, regulatory compliance, disputes, and encumbrances. Engineers assess buildings and land status, planning permissions, and structural issues. Accountants and tax advisors examine financial statements, tax filings, and liabilities. For cross-border investors, additional checks address anti-money laundering rules and data protection obligations when sharing information in data rooms.
The core statutes that commonly frame due diligence include the Civil Code for property and contract matters, corporate laws such as Law 4548-2018 for sociétés anonymes, Law 4072-2012 for private companies, Law 3190-1955 for limited liability companies, Law 4601-2019 for mergers and transformations, competition law under Law 3959-2011, anti-money laundering Law 4557-2018, GDPR and Greek Law 4624-2019 for data protection, and real estate laws governing the Hellenic Cadastre and coastal and forest protections. Vouliagmeni falls within the municipality of Vari-Voula-Vouliagmeni in Attica, so municipal urban planning rules, local zoning, and coastal regulations are key.
This guide provides general information to help you understand the process. It is not legal advice. A local lawyer can tailor the scope and depth of due diligence to your transaction and risk profile.
You may need a lawyer in Vouliagmeni due diligence when you plan to buy a villa, apartment, hotel, or development plot along the coast and want to verify clean title, lawful construction, and that the property is free of liens, claims, or building violations. Lawyers coordinate searches at the land registry or cadastre, review building files at the town planning office, check coastal setbacks, and confirm there are no forest or archaeological restrictions that would block your use.
If you are acquiring a Greek company or business assets, a lawyer can review the corporate records, shareholder agreements, leases, material contracts, licenses, employment matters, litigation, IP, privacy compliance, and debt obligations. For mergers or acquisitions that meet turnover thresholds, counsel will assess whether a filing to the Hellenic Competition Commission is required and manage the process.
For financing transactions, lenders usually require legal opinions and a thorough review of collateral, corporate authority, enforceability of security, and consents. For private equity or cross-border investments, AML and sanctions checks and clear data room rules are essential and counsel will structure and supervise them.
Other common triggers include inheritance sales where title chains are complex, properties with past building regularizations that must be verified, short term rental compliance, hotel or tourism licensing questions, and any project near the shoreline or in protected areas where even minor non-compliance can lead to significant delays or fines.
Land and title. Real estate due diligence relies on searches at the Hellenic Cadastre under Law 2664-1998 or at the transitional land registry where applicable. Your lawyer obtains a chain of title, copies of deeds, mortgages, liens, prenotations, easements, and court annotations. You should expect to see a cadastral code number and a certificate evidencing registrations and encumbrances.
Coastal and seashore rules. Vouliagmeni is a coastal area. Law 2971-2001 defines the seashore and beach zones and imposes strict setback and use restrictions. Any construction or fencing within these zones is highly regulated. Due diligence checks whether the plot is intersected by seashore or beach boundaries or shore protection lines, and whether any parts are deemed public domain.
Forest and protected land. Greek forest law under Law 998-1979 and forest maps identify land with forest character. A finding that a plot is forest or reforestable can severely limit development. Your team should review published forest maps and any objections decisions affecting the property.
Urban planning and building legality. Building legality is checked against permits, approved plans, and completion certificates at the Town Planning Department of the Municipality of Vari-Voula-Vouliagmeni. Law 4495-2017 governs unauthorized constructions and regularization. For a transfer, an engineer must issue a certificate that the property has no unpermitted constructions or that any have been duly regularized. Zoning, use, building coefficients, heights, and setbacks from roads or the shoreline are verified during diligence. Environmental permitting rules stem from Law 4014-2011 as updated, and some uses require environmental approvals.
Archaeology and cultural heritage. Law 3028-2002 protects antiquities and may impose archaeological zones with special restrictions. A site located within or near such zones may need archaeological authority consent for works. Vouliagmeni has areas of cultural interest, so counsel checks relevant maps and files.
Tax matters. Property transfers generally trigger real estate transfer tax, and ownership is subject to ENFIA under Law 4223-2013. Corporate and investment structures are reviewed under the Income Tax Code Law 4172-2013 and Tax Procedure Code Law 4174-2013. VAT under Law 2859-2000 may apply in certain asset deals or new-build sales. A tax number known as AFM is required for buyers and sellers.
Corporate and M and A. Corporate due diligence verifies the company file with the General Commercial Registry GEMI, articles of association, board minutes, shareholder registers, and any pledges over shares. Law 4548-2018, Law 4072-2012, Law 3190-1955, and Law 4601-2019 are the main corporate statutes that may apply depending on the entity type and the transaction. Merger control under Law 3959-2011 may require notification to the Hellenic Competition Commission if turnover thresholds are met.
AML, KYC, and data protection. Law 4557-2018 mandates customer due diligence, source of funds checks, and reporting obligations. Sharing personal data during diligence must comply with GDPR and Greek Law 4624-2019. A clean data room protocol, redaction practices, and appropriate confidentiality agreements help manage these obligations.
Hotels, tourism, and short term rentals. For hospitality properties, licenses and compliance with tourism rules must be verified. Short term rental activity generally requires registration with the tax authority and adherence to local building and safety rules. Your lawyer checks whether the intended use is allowed under zoning and whether any special local restrictions exist.
It typically covers title and encumbrances, cadastral status, building permits and legality, urban planning and zoning, coastal and forest restrictions, environmental and archaeological issues, tax and utility debts, and for corporate deals, company standing, contracts, employment, litigation, permits, IP, data protection, and compliance. Engineers and financial advisors often work in parallel on technical and financial reviews.
For a straightforward apartment purchase it can take 1 to 2 weeks after all documents are available. For a villa or development plot with complex planning files it may take 3 to 6 weeks. Corporate transactions range from 3 to 8 weeks or longer depending on the size of the target, the number of sites, and whether regulatory filings are needed.
Common items include title deeds, cadastral extract, encumbrance certificate, topographic plan with coordinates, building permits and approved plans, engineer certificate under Law 4495-2017, energy performance certificate, property tax statements, proof of utilities, and identification and AFM details. If the property is near the shoreline or forest, you will also want the seashore line decision and forest map extracts.
Yes. There are no special foreign ownership restrictions for Vouliagmeni. You will need a Greek tax number known as AFM and compliance with AML checks. A notary prepares the deed, and a lawyer typically conducts the due diligence and represents you, often by power of attorney if you cannot attend in person.
The notary drafts, reads, and executes the deed and ensures the formalities and taxes for the transfer are satisfied. The lawyer represents your interests, investigates risks, negotiates contractual protections, and coordinates searches and clearances. Both are standard participants in Greek real estate transactions.
Your team compares the as-built condition with the approved architectural plans and permits on file at the Town Planning Department. An engineer inspects the property and issues the required certificate that there are no unpermitted constructions or that any have been regularized under Law 4495-2017. The lawyer checks that any regularizations were correctly filed and paid and that no demolition or fine orders are pending.
Typical issues include parts of a plot falling within the seashore or beach zone, unpermitted structures near the shoreline, structures on communal areas, forest classification affecting a portion of the land, discrepancies between the cadastral map and the topographic survey, and unrecorded easements or old mortgages. Each requires targeted solutions or, in some cases, a decision not to proceed.
No, individuals can buy directly. However, some investors use a Greek or EU holding company for liability, financing, or tax reasons. The structure should be evaluated with legal and tax advisors considering ENFIA, transfer taxes, future exit, and any cross-border tax rules.
That depends on your contract. Well-drafted preliminary agreements make closing conditional on satisfactory due diligence and allow for deposit return or price adjustments if specific issues are discovered. Your lawyer should negotiate clear conditions precedent, representations, and remedies before you pay a significant deposit.
Data rooms and document exchanges must comply with GDPR and Greek privacy law. Sensitive personal data should be minimized, redacted, or shared under strict access terms. Parties must complete KYC and source of funds checks under Law 4557-2018. Your lawyer will guide the documentation required and the appropriate confidentiality arrangements.
Municipality of Vari-Voula-Vouliagmeni Town Planning Department for building files and zoning information.
Hellenic Cadastre for cadastral extracts, KAEK numbers, and title registrations.
Land Registry offices where the cadastre is not yet fully operational.
Hellenic Competition Commission for merger control filings and guidance.
General Commercial Registry GEMI for corporate records and certificates.
Independent Authority for Public Revenue AADE for AFM issuance and tax registrations.
Technical Chamber of Greece for licensed engineers and surveyors.
Athens Bar Association for locating licensed attorneys in the Attica region.
Notaries Association of Athens Piraeus Aegean and Dodecanese for notarial services.
Ministry of Culture competent Ephorate for archaeological zone confirmations when relevant.
Clarify your goals, budget, and timeline. Define whether you need real estate, corporate, regulatory, or a combined due diligence. Identify special risks such as proximity to the shoreline, forest maps, or intended hospitality use.
Engage a local lawyer experienced in Vouliagmeni transactions. Ask for a proposed scope, timeline, and fee structure. If you are buying property, appoint a civil engineer and surveyor to coordinate with your lawyer.
Obtain a Greek tax number known as AFM and prepare KYC documents such as passports, corporate documents for entities, and source of funds evidence. If you are abroad, arrange a power of attorney to allow your lawyer to act on your behalf.
Collect and share documents from the seller or target company. Set up a secure data room protocol that respects GDPR. Your lawyer will run registry searches, request planning files, review contracts, and identify gaps.
Agree on a findings report and a remediation plan. This may include conditions precedent, price adjustments, insurance, escrow holdbacks, or specific indemnities. For corporate deals, confirm whether merger control or sector approvals are required and factor those timelines into your closing plan.
Schedule execution with a notary and arrange payment flows and tax filings. After closing, ensure timely registrations at the cadastre or land registry, update GEMI where relevant, and transfer utilities, permits, and tax records. Keep an organized archive of all diligence materials and closing documents for future use.
If you need tailored help, contact a qualified lawyer who practices in Attica and has recent due diligence experience in Vouliagmeni. Provide your objectives and available documents up front to accelerate the review.
