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Free Guide to Hiring a Real Estate Lawyer
Vouliagmeni, Greece Attorneys in related practice areas.
Vouliagmeni is a prestigious coastal suburb of Athens located in the Municipality of Vari-Voula-Vouliagmeni. It forms part of the Athenian Riviera, known for high-value residential properties, luxury resorts, and beachfront plots. Real estate transactions here follow Greek national law, complemented by Attica regional planning rules and local municipal regulations. Purchases are formalized by notarial deed, property rights are recorded in the Hellenic Cadastre or, where still applicable, the Mortgage Office, and due diligence typically involves both legal and technical checks on title, planning, and compliance.
The area includes zones with strict environmental and coastal protections, proximity to archaeological interest, and urban planning constraints that can materially affect what you can build, renovate, rent, or use. Because of the pricing and regulatory landscape in Vouliagmeni, early and thorough legal guidance is especially important.
Buyers and sellers commonly engage a real estate lawyer to prevent costly mistakes and delays. Typical situations include verifying clean title, confirming the absence of liens or encumbrances, checking whether a property is correctly registered in the Cadastre, and ensuring all building works are legal. A lawyer coordinates with a civil engineer to review the building identity and legality certificates, with a notary to draft and execute the deed, and with an accountant on taxes.
Foreign buyers often need help obtaining a Greek tax number, meeting anti-money-laundering requirements, arranging a power of attorney to complete a purchase remotely, and ensuring funds transfers comply with banking rules. Investors planning short-term rentals or mixed-use projects need legal advice on zoning, homeowner association rules, and licensing and tax obligations. Sellers rely on counsel to assemble the required documentation, address unauthorised constructions before listing, and manage negotiations and closing formalities. Landlords and tenants benefit from advice on lease drafting, rent indexation, deposit handling, and eviction procedures. Heirs require guidance on inheritance declarations and transfer of title. Disputes over boundaries, noise and nuisance, common areas, or unpaid common charges are also frequent reasons to consult a lawyer.
Ownership and transfers are governed by the Greek Civil Code, with transactions executed by a Greek notary and recorded in the Hellenic Cadastre. In parts of Attica still transitioning, older Mortgage Offices may handle records. Title is proven through the notarial deed and the relevant registry extract. Transfers generally attract a real estate transfer tax when VAT does not apply. In most resale transactions, buyers pay transfer tax and ancillary registry and notary fees. Annual property tax known as ENFIA applies to owners.
Planning and building in Vouliagmeni are affected by Attica zoning plans, coastal zone and seashore delineations, potential forest designations, and protected natural or archaeological areas. Before purchase or development, a civil engineer should review the property’s planning status, building coefficients, setbacks, and whether any structures are legalised. Since 2021, an electronic building identity file is required for most conveyances, and an engineer’s certificate of legality is typically needed. Energy Performance Certificates are mandatory for sales and leases.
Short-term rentals are permitted under national tax rules if hosts register the property in the AADE short-term rental registry and include the registration number in listings. Building regulations for a condominium may restrict commercial or short-term rental activity, so the building’s bylaws must be checked. Rental income is taxable in Greece, and additional municipal or tourism rules may apply depending on use and location.
Foreign buyers can usually purchase freely, but must obtain a Greek tax number, comply with anti-money-laundering source-of-funds checks, and use Greek bank channels for payments. Immigration-by-investment thresholds for residence permits can be higher in high-demand areas such as the southern suburbs of Athens, so professional advice on current rules is essential.
Common disputes in Vouliagmeni involve boundaries and sea access, view and height limitations, nuisance and use restrictions in high-end condominiums, and defects or unauthorized works discovered after purchase. Litigation is handled by the civil courts, but settlement and mediation are widely used, and many issues can be avoided with robust pre-contract due diligence.
After selecting a property, you engage a lawyer and a civil engineer, obtain a Greek tax number, and open a local bank account if needed. Your lawyer conducts title and encumbrance checks, confirms registry status, reviews planning legality, and verifies taxes and utilities. A reservation or preliminary agreement may be signed, followed by a notarial deed of sale. You pay the transfer tax before signing, sign at the notary or via a power of attorney, and then your lawyer registers the deed in the Cadastre. Post-closing, utilities and municipal records are updated and the new owner begins paying ENFIA.
A notary is mandatory to draft and execute the deed, ensure statutory formalities, and collect applicable taxes. A lawyer is not formally mandatory, but is strongly recommended to protect your interests, carry out due diligence, negotiate terms, and handle registration. Buyers who skip legal counsel risk taking on hidden liabilities.
Most resale purchases are subject to real estate transfer tax payable by the buyer, plus notary and registry fees and your professional fees. Where VAT applies to new builds, the tax regime differs and there have been periods of VAT suspension. An accountant should confirm the current applicable regime. After purchase, ENFIA annual property tax applies. Sellers may face capital gains tax depending on the current framework and holding period. Always confirm up-to-date rates before committing.
Yes. Non-EU and EU buyers can generally purchase without restriction in Vouliagmeni. You need a Greek tax number, must comply with anti-money-laundering checks, and should be prepared to document source of funds. If you seek a residence permit based on property investment, confirm current thresholds because high-demand areas often have higher minimums.
The Cadastre is Greece’s modern land registry that records property rights by parcel with a unique code. It provides greater certainty than the older owner-name based Mortgage Offices. Your lawyer will obtain cadastre extracts to verify boundaries, rights, and encumbrances. If the area is still under transition, filings may involve both systems.
Your civil engineer reviews the building permit history, plans, the electronic building identity, and issues a legality certificate. If unauthorized works exist, the seller may legalize them under the applicable regularization law before sale. Without this, the notary will not complete the transfer and you could inherit liabilities or face demolition or fines.
They are generally allowed under national rules if the property is registered with the tax authority’s short-term rental registry and the listing includes the registration number. Income is declared and taxed. A building’s bylaws can forbid or limit such activity, and neighborhood rules may apply, so legal review is essential. Rules and thresholds can change, so verify current obligations before investing on a rental model.
Vouliagmeni has protected seashore and beach zones, and parts of the area are subject to strict setbacks and height limits. Forest maps and protected natural sites can affect developability. Before buying a plot or a seafront home, have an engineer check seashore delineation, any forest designation, and applicable urban plan coefficients. These factors determine what you can build or modify.
With complete documentation, a straightforward resale can complete in 3 to 6 weeks. Timelines extend if title issues, legalization of works, or cadastre corrections are needed. Foreign buyers should allow extra time for bank onboarding and source-of-funds checks. A power of attorney can help keep the timeline on track if you cannot be present in Greece.
Your remedies depend on the contract, the nature of the defect, and whether the seller warranted free and clear title. Greek law provides claims for hidden defects and misrepresentation, but litigation can be lengthy. Title insurance is limited in Greece, so the best protection is exhaustive due diligence and precise contractual warranties and escrow arrangements at closing.
Hellenic Cadastre Ktimatologio - for parcel codes, registry extracts, and registration procedures. Your lawyer can obtain official records and advise on corrections and filings.
Local Mortgage Office where still applicable - for historical title searches in areas not fully integrated into the Cadastre.
Ministry of Environment and Energy - for urban planning rules, zoning, forest maps, coastline delineations, and electronic building identity framework.
Municipality of Vari-Voula-Vouliagmeni - for local planning matters, municipal fees, certificates, and guidance on local regulations and common charges.
Technical Chamber of Greece TEE - for the e-permitting platform and standards used by engineers, and resources on building permits and compliance.
Independent Authority for Public Revenue AADE - for tax numbers, transfer tax payments, short-term rental registry, and property tax administration.
Ephorate of Antiquities of Athens - for permits or restrictions in areas of archaeological interest that can affect excavations and development.
Greek Notarial Association - for understanding notarial procedures, requirements, and fee frameworks applicable to real estate transfers.
Bank compliance departments in Greece - for account opening, cross-border transfers, and anti-money-laundering documentation requirements connected to property purchases.
Clarify your goal and budget, including whether you plan to live in the property, hold it for investment, or use it for short-term rentals. This will shape tax treatment, financing, and zoning considerations.
Engage a local real estate lawyer with experience in Vouliagmeni. Ask for a clear scope of work covering title checks, planning and building compliance, contract drafting, tax coordination, and closing and registration. If you are abroad, arrange a power of attorney.
Retain a civil engineer to review permits, plans, the electronic building identity, and to issue the legality certificate. Engineers also confirm surface areas, boundaries, and whether the property matches the deed and plans.
Obtain a Greek tax number and, if applicable, open a Greek bank account. Prepare source-of-funds documents for anti-money-laundering checks. Coordinate with an accountant on transfer taxes, ENFIA, and rental income taxation.
Have your lawyer conduct full due diligence before paying a substantial deposit. This includes cadastre or mortgage office searches, lien and encumbrance checks, planning and environmental restrictions, condominium bylaws, and verification of utilities and municipal fee clearances.
Structure the transaction with a well drafted contract, precise representations, and a closing checklist. Pay the transfer tax, sign the notarial deed, and ensure timely registration. After closing, update utilities, insurance, and municipal records, and calendar your tax deadlines.
If issues arise, consider negotiation or mediation first to save time and cost. For complex or high value matters in Vouliagmeni, early specialist advice usually pays for itself by avoiding pitfalls and protecting your investment.
