Share your needs with us, get contacted by law firms.
Free. Takes 2 min.
Free Guide to Hiring a Real Estate Lawyer
Real estate due diligence in Vouliagmeni is the structured legal and technical review that precedes a property purchase, sale, lease, or financing. It confirms who owns the property, what rights or restrictions exist, whether the property matches its permits and building plans, and whether taxes and municipal charges are settled. Due diligence in Greece is evidence driven, combining searches at the Hellenic Cadastre or local Land Registry, urban planning records, notarial documentation, and engineering reports. Because Vouliagmeni sits on a premium coastal zone within the Municipality of Vari-Voula-Vouliagmeni, additional layers often apply, such as shoreline and beach delineations, forest map classifications, and archaeological or environmental protections.
Transactions are executed before a notary, but the notary’s role is not a substitute for a buyer’s independent legal and technical due diligence. A local lawyer coordinates the legal checks, an engineer conducts the technical and zoning review, and the notary prepares and executes the deed once all prerequisites are satisfied.
You may need a lawyer to verify ownership and uncover encumbrances. A lawyer searches the Cadastral Office or Land Registry records for mortgages, prenotations of mortgage, liens, seizures, usufructs, rights of way, and court disputes that could affect your title or use.
You may need legal support to interpret zoning, coastal, and forest constraints. In Vouliagmeni, buildability and use can be shaped by local urban plans, shoreline and beach setbacks, Natura 2000 zones, and ratified forest maps. A lawyer works with an engineer to ensure the plot is legally buildable or that a structure is lawfully erected and compliant.
You may need a lawyer to manage complex documentation. Sales require an engineer’s certificates, the electronic building identity, energy performance certificate, proof of real estate tax compliance, municipal levy clearance, and transfer tax filings. A lawyer checks, obtains, and sequences these documents so the notary can complete the deed without delays.
You may need legal advice for special cases. These include inheritance properties, co-ownership and condominium exclusive-use areas, short-term rental compliance, off-plan purchases, financing and bank collateral, foreign buyer formalities such as Greek tax number and anti-money laundering checks, and potential residence-by-investment considerations.
Ownership and transfers follow the Greek Civil Code. Title is verified through the Hellenic Cadastre when the area has been cadastrally surveyed and finalized or through the competent Land Registry where cadastral operations are pending. In either case, a lawyer must examine the chain of title and any registrations affecting the property.
Condominium and co-ownership rules are governed by statutory provisions and building regulations. A transfer in an apartment building requires review of the condominium regulation, common area and exclusive-use designations, and administrator confirmations about community charges.
Urban planning compliance is central. Law on unauthorized constructions and building control requires an engineer’s certificate confirming that the property is free of unauthorised works or that any past irregularities have been properly legalised. The electronic building identity is required in most transfers and captures permits, plans, declarations, and compliance status. The local urban plan and zoning instruments set building coefficients, land uses, heights, and setbacks that must match existing or intended use.
Coastal and environmental restrictions are critical in Vouliagmeni. The seashore and beach are defined by administrative acts, with setback rules that can limit buildability and works near the coastline. Forest maps classify land as forest, non-forest, or other categories that can restrict development. Archaeological authorities may impose conditions in protection zones.
Taxes and costs must be anticipated. Property transfer tax is typically 3 percent of the taxable value plus surcharges, unless VAT rules apply to certain new constructions. There has been a time-limited suspension of VAT on new constructions depending on the permit date and current policy. Sellers must provide real estate tax clearance for prior years and municipal property levy clearance. Buyers should budget for notary fees, registration fees, legal and engineering fees, and any agency commission.
Anti-money laundering rules apply. Buyers and sellers provide identification, Greek tax number, and source-of-funds documentation. Powers of attorney can be used for remote completion before a Greek notary or a Greek consular authority.
It typically includes title and encumbrance searches at the Cadastre or Land Registry, corporate checks if the seller is a company, review of building permits and plans, the engineer’s report and electronic building identity, urban planning and zoning confirmations, coastal and forest status checks, archaeological or environmental overlays, tax and municipal clearance certificates, and a review of utilities, condominium charges, and any leases or occupancy issues.
For a straightforward apartment with complete documentation it can take 1 to 2 weeks. For villas, plots, or coastal properties with zoning, shoreline, or forest questions, it may take 3 to 6 weeks, depending on the responsiveness of authorities and the availability of records.
Common risks include parts of a plot falling within shoreline or beach zones, discrepancies between as-built structures and approved permits, un-cleared unauthorized works, forest classifications on portions of land, and restrictions in archaeological protection areas. Because property values are high, even minor compliance issues can have significant financial implications.
Yes, foreign buyers can purchase, provided they obtain a Greek tax number and comply with anti-money laundering and tax requirements. Many buyers act through a power of attorney to a local lawyer to handle tax registrations, bank procedures, due diligence, and signing before the notary.
Expect property transfer tax at around 3 percent of the taxable value unless a transaction falls under VAT rules for certain new constructions. Add notary and registration fees, typically around 1 percent to 2 percent combined, plus legal and engineering fees and any agency commission. You will also need an annual property tax account after purchase.
It is a dossier maintained by an engineer that consolidates building permits, plans, floor areas, declarations about unauthorized works, and compliance. It is mandatory for most transfers and helps verify that what you are buying matches what is legally approved.
Your lawyer and engineer will check whether the plot is within the city plan or out-of-plan, the applicable building and coverage coefficients, frontage on a public road if out-of-plan, minimum area requirements, and any zoning overlays. They also review shoreline delineations, forest maps, and archaeological constraints. Only after these checks can buildability be confirmed.
The seller usually must either legalize qualifying irregularities under the applicable legalization framework or restore the property to conformity before completion. The engineer’s certificate and the electronic building identity must reflect that status. Some serious violations cannot be legalized and will block the transfer.
Yes. Banks perform their own legal and technical checks and will not finalize a loan without clean title, clear urban planning compliance, and an acceptable valuation. They may register a prenotation of mortgage on the property as collateral upon completion.
The notary reads and executes the sale and purchase deed, the buyer presents the transfer tax payment receipt, and the seller provides tax and municipal clearances, the engineer’s certificates, and the electronic building identity. After signing, the deed is filed for registration at the Cadastre or Land Registry to perfect the buyer’s title.
Hellenic Cadastre and the competent local Cadastral Office or Land Registry serving Vari-Voula-Vouliagmeni for title and encumbrance records.
Municipality of Vari-Voula-Vouliagmeni Town Planning Department for building permits, zoning data, and urban plan inquiries.
Decentralized Administration of Attica Forestry Directorate for forest map classifications and opinions.
Ephorate of Antiquities of East Attica for archaeological zones and permits when required.
Ministry of Finance Public Property service for seashore and beach delineations and coastal permissions.
Notaries Association of Athens, Piraeus, Aegean and Dodecanese for general guidance on notarial procedures and required certificates.
Technical Chamber of Greece for engineer registries and standards related to building identity and technical due diligence.
Engage a local real estate lawyer and a licensed engineer with coastal and urban planning experience in Vouliagmeni. Ask for a written scope that covers title checks, encumbrances, urban planning, shoreline and forest status, and document collection up to registration.
Obtain a Greek tax number and prepare identification and source-of-funds documentation. If you will not be present in Greece, arrange a power of attorney before a Greek notary or a Greek consular authority.
Request from the seller early copies of the title deed, cadastral certificate or land registry extracts, building permits and plans, the electronic building identity, energy performance certificate, tax and municipal clearance certificates, condominium documents, and any lease agreements.
Have your engineer compare the as-built property to approved plans and confirm zoning compliance, buildability for land, and any coastal or forest constraints. Address any unauthorized works or documentation gaps before signing.
Agree on a realistic timeline and conditional terms in a reservation or pre-contract, linking any deposit to successful due diligence. Ensure the notary is briefed and transfer tax and deed preparation are sequenced only after due diligence is complete.
Plan your completion budget, including taxes, notary and registration, legal and engineering fees, and any agency commission. After signing, ensure prompt registration of the deed and update of property tax records in your name.
If your strategy includes residence-by-investment, ask your lawyer to confirm current thresholds and documentary requirements that may apply to the southern suburbs of Attica and to align your transaction structure accordingly.
