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Free Guide to Hiring a Real Estate Lawyer
Vouliagmeni is part of the Municipality of Vari-Voula-Vouliagmeni on the Athens Riviera. Property transactions here are governed by Greek civil law and must be concluded before a notary as a notarial deed, then registered with the competent Land Registry or the Hellenic Cadastre. Contracts for sale, lease, construction, and co-ownership must comply with the Greek Civil Code, urban planning rules, and tax regulations. Because of the area’s coastal location and high property values, deals often involve additional reviews for coastal boundaries, forest designations, and condominium bylaws, along with careful negotiation of price, fixtures, and completion timelines.
You may need a lawyer to review title history, check for encumbrances and easements, and coordinate with the notary so the deed reflects the exact agreement. A lawyer can negotiate reservation agreements and deposits, draft conditions precedent for financing or permits, and protect you against penalties if deadlines slip. If you are buying an apartment, you will want legal advice on horizontal property rules, building bylaws, and exclusive use areas such as parking or storage. Coastal and forest restrictions around Vouliagmeni make engineer and legal due diligence essential, especially for plots and villas near the shoreline or hillside. Foreign buyers often need help obtaining a Greek tax number, meeting anti-money-laundering requirements, and arranging a power of attorney to sign locally. For leases, a lawyer can set rent adjustment formulas, maintenance responsibilities, and termination terms, and ensure the lease is registered with the tax authority. If there are unauthorized structures, inheritance issues, developer warranty claims, or boundary disputes, legal representation becomes critical.
Form of transfer - In Greece, sales of real estate must be executed as a notarial deed, then registered with the Land Registry or Hellenic Cadastre to be valid against third parties. A private agreement alone is not sufficient to transfer title. Parties often sign a reservation or preliminary agreement with a deposit while due diligence is completed.
Title and registration - Your lawyer will perform a title search at the local Land Registry or the Hellenic Cadastre to confirm ownership, mortgages, liens, seizures, pre-notations, servitudes, and litigation notices. Registration of the deed is a mandatory post-closing step to perfect ownership.
Taxes and closing costs - Buyers typically pay real estate transfer tax at 3 percent on the higher of the contract price or the objective value, plus small surcharges. Notary and registry fees usually total about 1.5 percent to 2 percent combined, depending on value and pages. Agent commissions are commonly around 2 percent for each side plus VAT on the fee. VAT on new-build residential sales has been subject to a policy suspension in recent years, but rules change, so you should confirm current status. The annual ENFIA property tax applies after purchase. Objective values in Vouliagmeni are relatively high, influencing tax calculations.
Planning and building legality - An engineer should review building permits, floor plans, and a legality certificate under Law 4495-2017 to confirm there are no unauthorized works. Coastal properties require verification of seashore and beach demarcation lines. Forest maps for East Attica must be checked to ensure the land is not classified as forest. For plots, confirm building coefficients, setbacks, and zoning with the municipal urban planning department.
Condominiums and co-ownership - Horizontal property is regulated by the Civil Code and Law 3741-1929. Review the building regulation for common expenses, use restrictions, short-term rental rules, and allocation of shares. Exclusive use areas such as parking or terraces must be clearly defined in the deed.
Leases - Residential leases generally have a statutory minimum duration of three years, even if a shorter term is agreed, unless governed by short-term rental rules. Commercial leases also typically have a minimum three-year term. Landlords must submit leases electronically to the tax authority system and tenants must accept them. Security deposits of one to two months are common. Stamp duty applies to many commercial leases.
Foreign buyers and residency - Non-EU buyers can purchase property. The Greek Golden Visa program has higher minimum investment thresholds in high-demand areas such as the Municipality of Vari-Voula-Vouliagmeni and rules are subject to change. Obtain current thresholds before proceeding. All buyers need a Greek tax number and must comply with anti-money-laundering checks.
Dispute resolution and mediation - Many real estate disputes go to the civil courts of Athens. Certain property disputes require a mandatory initial mediation session before litigation. Well drafted contracts with clear conditions and timelines can help prevent disputes.
A notary is mandatory because the sale must be executed as a notarial deed. A lawyer is not legally mandatory but is strongly recommended to conduct due diligence, negotiate terms, and protect you throughout the process.
Ask for a recent title extract, cadastral sheet or registry certificate, building permit files, legality certificate under Law 4495-2017, energy performance certificate, ENFIA tax clearance, municipal T.A.P. clearance, engineer surveys and floor plans, and any condominium bylaws. For coastal or plot purchases, also review coastal demarcation and forest map status.
Budget roughly 4 percent to 7 percent of the price for transfer tax, notary, registry, surveys, legal fees, and agent commission if applicable. The exact figure depends on value, objective value, the fee agreements, and whether VAT applies to the sale.
Parties commonly sign a reservation or preliminary agreement with a deposit, often 5 percent to 10 percent. It should set a clear timeline, conditions precedent such as satisfactory due diligence or bank financing, what fixtures are included, and who keeps or returns the deposit if conditions fail.
Your lawyer will search the Land Registry or Hellenic Cadastre for the property and the seller’s name to identify mortgages, liens, pre-notations, seizures, servitudes, and pending litigation. Only after a clean search should you proceed to the notarial deed and registration.
Yes. You must verify the official seashore and beach lines, any public access or protection zones, and compliance with setbacks. Works near the coast often require additional permits and strict adherence to environmental and urban planning rules.
Foreigners can buy property in Vouliagmeni. The Golden Visa program offers residency to qualifying real estate investors, but investment thresholds in high-demand areas like Vari-Voula-Vouliagmeni have increased in recent years and may change. Check current thresholds and transitional rules before committing.
It should define the property precisely with cadastral references, price and payment schedule, conditions precedent, included fixtures, delivery condition, penalty and default provisions, deadline for signing the notarial deed, allocation of taxes and fees, and post-closing obligations such as utilities transfer and condominium notices.
For residential leases, confirm duration, rent escalation, maintenance and repairs, deposit, and utilities. For commercial leases, also address fit-out, assignment or subletting, common area charges, use restrictions, and termination rights. The landlord must submit the lease electronically to the tax authority system and the tenant must accept it.
An engineer must assess the works. The seller should regularize them under current legalization laws and provide a legality certificate. Contracts often include a condition that the property will be delivered fully legalized, or a price adjustment or escrow until legalization is verified.
Hellenic Cadastre - Ktimatologio Attica Service for title and cadastral information and registration of deeds.
Land Registry Offices serving the Municipality of Vari-Voula-Vouliagmeni for legacy registrations and searches where the Cadastre is not yet fully operational for certain areas.
Municipality of Vari-Voula-Vouliagmeni - Urban Planning Department for zoning, building coefficients, permits, and coastal issues.
Ministry of Environment and Energy - Building legality framework, planning regulations, and environmental approvals.
Independent Authority for Public Revenue AADE - Tax numbers, lease submissions, and property taxes including ENFIA and transfer tax procedures.
Athens Bar Association - Find licensed lawyers experienced in real estate transactions.
Notaries Association of Athens - Information on notarial services and locating a notary.
Technical Chamber of Greece TEE and local engineers - For surveys, legality checks, and energy certificates.
Forest Service of East Attica - Forest maps and characterizations affecting land plots.
Archaeological Service of Attica - Clearances for works in protected or sensitive areas when required.
Clarify your objectives and budget, including whether you need financing, a Golden Visa, or rental income. Engage a local real estate lawyer experienced in Vouliagmeni and retain an engineer to review permits, plans, coastal lines, and forest maps. Obtain a Greek tax number and prepare anti-money-laundering documents showing source of funds. Choose a notary and agree on who drafts the deed. If you wish to reserve the property, sign a carefully drafted reservation or preliminary agreement with a refundable deposit tied to clear conditions precedent such as clean title and satisfactory due diligence.
During due diligence, your team should run full title and encumbrance searches, confirm condominium bylaws and exclusive use areas, verify tax clearances, review energy and legality certificates, match actual measurements to plans, and confirm zoning and building coefficients. Negotiate final terms including included fixtures, completion date, penalties for delay, and allocation of costs. For leased or income properties, analyze existing leases, registration status, deposits, and rent roll.
At closing, sign the notarial deed, pay transfer tax and fees, and ensure immediate filing at the Land Registry or Hellenic Cadastre. After registration, update utilities, notify the condominium administrator, set up ENFIA and municipal accounts, and store certified copies of the deed and registration. For leases, ensure electronic submission to the tax platform and tenant acceptance. Keep your legal and technical team engaged until every condition and post-closing item is completed.
Because rules and thresholds can change, especially regarding VAT on new builds and residency by investment, verify current law with your lawyer and notary before you commit financially.
