Best Investment Lawyers in Elliniko

About Investment Law in Elliniko, Greece

Elliniko is one of the most high-profile redevelopment sites in Greece. The former Athens airport and surrounding coastal land has been designated for large-scale mixed-use development that includes residential, commercial, leisure, and public-park components. Investment activity in Elliniko combines private development deals, public-private partnerships, planning permissions and significant regulatory oversight from municipal and national authorities.

Investment law that affects Elliniko sits at the intersection of property and real estate law, urban planning and building regulation, environmental law, public procurement and concession rules, and tax and company law. Investors should expect a layered regulatory environment - national legislation, regional planning requirements and local municipal rules - plus special conditions that apply to major redevelopment projects. Because of the size and public visibility of the site, transactions and projects often involve additional approvals, environmental assessments and coordination with cultural heritage authorities.

Why You May Need a Lawyer

Real estate and investment transactions in Elliniko can be complex. A lawyer experienced in Greek real estate and investment can help in multiple ways:

- Due diligence and title review - verify ownership, encumbrances, pending litigation and accurate registration in the Hellenic Cadastre or land registry.

- Structuring the deal - advise on the best vehicle for investment, liability protection, joint venture and shareholder provisions or concession terms for large projects.

- Negotiating contracts - prepare and negotiate sale and purchase agreements, construction contracts, leases, concession agreements and financing documents.

- Permitting and regulatory approvals - manage applications for zoning, planning, building permits, environmental impact assessments and any archaeological consents.

- Tax and financing advice - identify transfer taxes, VAT issues, ongoing property taxes, incentives and recommend tax-efficient structures in coordination with tax advisers.

- Compliance and risk management - ensure anti-money laundering checks, foreign investment notifications where applicable and compliance with public procurement rules for projects involving the state.

- Dispute resolution and litigation - represent you in contract disputes, administrative appeals, enforcement proceedings and court litigation.

Local Laws Overview

Below are the key legal areas that typically matter to investors in Elliniko, with the practical importance of each area:

- Property law and title registration - Ownership titles and rights over land and buildings are governed by the Civil Code and the registration system administered by the Hellenic Cadastre - Ktimatologio. Clear title, up-to-date cadastral registration and the absence of encumbrances are essential.

- Urban planning and zoning - Municipal and national planning instruments set permissible land uses, density, height, green area requirements and public-access obligations. Major projects often rely on master plans or special urban planning zones that are subject to approval and implementing decisions.

- Building and construction permits - Construction activity requires building permits and compliance with the national building code. Renovations or changes of use may need specific approvals from the municipality and technical certifications.

- Environmental law - Large developments are assessed for environmental impact. Projects may require an Environmental Impact Assessment - EIA - and adherence to protected area rules, biodiversity protections and pollution controls. Natura 2000 restrictions and coastal zone regulations can be especially relevant.

- Archaeological and cultural heritage rules - Greece has strong protections for archaeological finds. Development sites are regularly screened and may require archaeological supervision or delays if heritage is discovered.

- Public procurement and concession law - When the state or municipal bodies are involved, public procurement rules and concession frameworks apply. Large-scale redevelopment often uses concession agreements and public-private partnership rules that impose specific obligations and oversight.

- Tax and incentive regimes - Transfers of real estate can trigger transfer taxes or VAT depending on the nature of the transaction. Ongoing property taxes and potential capital gains or corporate taxes apply. The Greek state also operates investment incentive schemes that may be relevant for qualifying projects.

- Company, financing and securities law - For investors using corporate structures, Greek company law, cross-border investment rules and lender protections are important. Financial closing will involve Greek financing documentation and possibly registration with tax and corporate authorities.

- Administrative and judicial remedies - Administrative decisions can be appealed before administrative courts. Knowing procedural timelines and remedies is crucial for challenging permits, expropriations or administrative refusals.

Frequently Asked Questions

Can foreigners buy property in Elliniko?

Yes. EU citizens generally have the same rights to acquire property as Greek citizens. Non-EU buyers can also acquire property in most parts of Greece, although some restrictions can apply for properties near borders or in specific protected zones. Practical requirements include obtaining a Greek tax identification number and complying with any national security or special land-use restrictions. A lawyer can confirm whether any site-specific limitations apply.

What is the typical process for buying property in Elliniko?

The process usually includes preliminary negotiation and signing of a reservation or preliminary agreement, thorough due diligence on title and encumbrances, securing financing if needed, drafting and signing a final sale and purchase agreement, payment of taxes and fees, and transfer of title before a notary public. The transaction is then registered in the cadastre or land registry. Large or complex transactions may include escrow arrangements and staged payments linked to permit milestones.

What searches should I carry out before buying?

Essential searches include title and registration checks at the cadastre, verification of encumbrances and mortgages, planning and zoning status, building permit history, any pending litigation or administrative disputes, environmental or archaeological constraints, and verification of property tax and utility payment history. A lawyer coordinates these checks and interprets the findings for legal risk.

What permits are required to develop or renovate property in Elliniko?

Permits depend on the nature of the work. Minor renovations may require simple municipal notifications. Major construction, changes of use or new developments require building permits, planning approvals and possibly an Environmental Impact Assessment. If archaeological remains are possible, the Ministry of Culture may require inspections. For large projects, special master plans or concession approvals may impose additional permit layers.

How long do approvals and permits usually take?

Timelines vary considerably. Minor permits may be issued in weeks to months. Complex planning approvals, EIAs and concession-related clearances for large developments can take many months or longer, especially if public consultations, archaeological surveys or environmental studies are needed. Expect longer timelines for large-scale works and factor this into project planning.

What taxes and fees should I expect when investing?

Common costs include transfer tax or VAT on the purchase depending on the transaction type, notary and registration fees, lawyer and technical professional fees, and municipal or development levies where applicable. Ongoing taxes include annual property taxes and corporate taxes if the property is held by a company. Tax rules are detailed and change over time, so investors should obtain tax advice tailored to the transaction structure.

Are there any incentives for investors in major redevelopment projects?

Greece operates investment incentive programs that can cover grants, tax credits, or favorable depreciation and employment incentives for qualifying investments. Large strategic projects can attract special terms under national investment law or regional development programs. An adviser can assess eligibility and help prepare applications for incentives.

What environmental or archaeological risks should I budget for?

Large sites can face risks including the need for extensive remediation of contaminated land, requirements to modify designs to protect biodiversity or coastal zones, and archaeological discoveries that can halt works. These risks can cause delays and additional costs. Early environmental and archaeological surveys reduce uncertainty and support realistic budgeting.

How are disputes handled if a problem arises?

Many commercial agreements include dispute resolution clauses specifying negotiation, mediation or arbitration before court proceedings. Administrative decisions can be challenged before administrative courts within statutory deadlines. A lawyer will help define the best dispute resolution route, prepare claims, and represent your interests in mediation, arbitration or litigation.

Do I need a local lawyer or can I use counsel from my home country?

Local Greek counsel is strongly recommended for property and investment matters in Elliniko because they understand Greek law, local administrative practice, required filings and the cadastre system. Foreign counsel can advise on cross-border structuring and international issues, but closing, notarial processes and appearances before Greek authorities generally require a Greek lawyer or a local team working with foreign advisers.

Additional Resources

Below are organizations and public bodies that investors commonly consult. Contacting the appropriate authority or professional association can help you gather official information and procedural guidance.

- Hellenic Cadastre - the national land registry that records ownership and encumbrances.

- Municipality of Elliniko-Argyroupoli - local planning, building permits and municipal requirements are handled by the municipality.

- Ministry of Environment and Energy - oversees national planning policy, environmental impact assessments and building regulations.

- Ministry of Culture and Sports - responsible for archaeological supervision and cultural heritage restrictions.

- Enterprise Greece - the national investment promotion agency that provides information on incentives and investment procedures.

- Athens Bar Association and local law firms - for referrals to lawyers experienced in real estate, administrative and construction law.

- Technical Chamber of Greece - professional body for engineers and technical experts who prepare surveys and permit documentation.

- Notaries' Chamber - notaries complete the final deed and provide information on notarial procedures.

Next Steps

If you are considering an investment in Elliniko, take the following practical steps to protect your interests and advance your project efficiently:

- Assemble basic documents - title deeds, any preliminary agreements, municipal tax receipts and identification documents.

- Engage a Greek lawyer with experience in real estate, planning and investment projects - schedule an initial consultation to discuss the project scope, risks and likely timeline.

- Commission technical and environmental due diligence early - surveys, geotechnical, environmental screening and archaeological assessments reduce surprises.

- Obtain a written due diligence report and risk assessment - use it to inform price negotiation, contract terms and allocation of contingencies.

- Agree on transaction structure and tax planning with legal and tax advisers - choose the appropriate vehicle and identify any incentives to apply for.

- Plan for permitting timelines and local consultations - build realistic timeframes into contracts and financing arrangements.

- Use escrow arrangements and staged payments tied to milestones for project finance or phased acquisitions.

- Verify insurance, bonding and contractor credentials before construction begins.

- Maintain clear communication with local authorities and retain advisers who can represent you during administrative procedures and appeals.

Starting with a focused legal and technical team will save time and reduce risk. If you need help finding qualified local legal counsel or assembling a due diligence plan, begin by asking for referrals from professional associations or the organizations listed above, and request examples of similar projects the lawyer or firm has handled.