Real Estate Legal Due Diligence in Greece Golden Visa Applications: A Comprehensive Legal Guide for 2026

Introduction

Greece Golden Visa real estate due diligence is one of the most important stages of a residence-by-investment transaction. A property should not be purchased merely because a developer, seller or estate agent describes it as “Golden Visa eligible.”

The acquisition must satisfy two separate legal tests.

First, the buyer must obtain a valid and commercially secure ownership right under Greek property law. This requires an examination of the seller’s title, mortgages, seizures, court claims, cadastral records, building permits, surface areas, planning status and any third-party rights affecting the property.

Second, the property must comply with the specific requirements of the Greek Golden Visa framework. The location, purchase price, number of properties, legally recognised surface area, authorised use, method of payment and supporting documents must all correspond to the relevant residence permit category.

A property may have a clean ownership title but fail to qualify for a Golden Visa. Equally, a property may satisfy the required investment threshold but remain commercially unsafe because it is affected by a mortgage, cadastral error, planning violation, inheritance dispute or unlawful construction.

The Greek Golden Visa framework is primarily governed by the Migration Code under Law 5038/2023, which entered into force on 31 March 2024. The property investment rules were materially amended by Law 5100/2024.

Under the current rules, ordinary real estate investments generally require €800,000 in the highest-demand regions and €400,000 in other areas. Standard qualifying residential property must generally constitute one property and contain at least 120 square metres. Special €250,000 routes remain available for qualifying commercial-to-residential conversions and listed buildings. Residential property acquired under the revised program is also subject to restrictions on short-term rental use.

Due diligence should therefore begin before the investor signs a reservation agreement, pays a non-refundable deposit or authorises the transfer of funds.

This article explains how a comprehensive Greek property legal review should be conducted, which documents must be examined, how legal and technical due diligence interact and which contractual protections should be included in a Golden Visa transaction.

What Is Real Estate Legal Due Diligence?

Real estate legal due diligence is the systematic investigation of a property, its owner and the proposed transaction before the buyer becomes legally or financially committed.

The purpose is to determine:

• Whether the seller legally owns the property;
• Whether the seller has the authority to transfer it;
• Whether the property is affected by debts or third-party rights;
• Whether its cadastral and physical descriptions are consistent;
• Whether the building has been lawfully constructed;
• Whether the property’s current use is authorised;
• Whether the transaction satisfies the applicable Golden Visa conditions;
• Whether the buyer will obtain full and registrable ownership;
• Whether the property can be used in the manner intended by the investor;
• Whether the residence permit can be issued and renewed.

Due diligence is not limited to collecting documents supplied by the seller.

The investor’s lawyer should independently obtain and verify records from the competent Land Registry or Hellenic Cadastre, review the ownership deeds, examine relevant contracts and coordinate with an independent engineer.

The Hellenic Cadastre records deeds establishing, transferring, modifying or extinguishing real rights. It also records the geographical description of property, including its location, shape and size.

Because legal ownership and technical compliance are separate matters, the review should normally involve at least:

• A Greek lawyer;
• A qualified Greek engineer;
• A notary;
• A tax adviser where required.

For listed buildings, conversion projects, undeveloped land or properties in protected areas, an architect, surveyor or specialist consultant may also be necessary.

Why Due Diligence Is Essential in a Golden Visa Transaction

A conventional property buyer generally wants to confirm that the property has clean title and can be lawfully used. A Golden Visa investor must also prove that the investment meets immigration-law requirements.

This creates several additional risks.

For example:

• A €790,000 apartment in Athens may have perfect title but fail the standard €800,000 threshold;
• A property advertised as 125 square metres may contain only 110 square metres of legally recognised main-use space;
• Two neighbouring apartments sold as one “investment package” may remain legally separate properties;
• An office physically renovated as a residence may not have undergone a lawful change of use;
• A historic-looking property may not have the formal listed status required for the €250,000 exception;
• Payment made through an unapproved or undocumented method may not be accepted for the residence application;
• A purchase deed may be valid but lack the specific notarial certifications needed for the Golden Visa file;
• The property may be legally acquired but not properly registered with the Cadastre.

Legal due diligence must therefore assess both property-law security and immigration eligibility.

Stage One: Confirming the Correct Golden Visa Category

The first stage is to identify the legal category under which the investor intends to apply.

The property may fall within:

• The €800,000 standard real estate route;
• The €400,000 standard real estate route;
• The €250,000 commercial-to-residential conversion route;
• The €250,000 listed-building route;
• A qualifying land and construction structure;
• A tourist accommodation or timeshare route;
• Another investment category regulated separately from ordinary property ownership.

The lawyer should prepare a written eligibility assessment identifying:

• The property’s region and regional unit;
• Whether it is located on an island;
• The applicable minimum investment;
• Whether the single-property requirement applies;
• Whether the 120-square-metre requirement applies;
• Whether the property falls within a special exception;
• Whether rental or use restrictions apply;
• Which documents must be included in the residence application.

The Golden Visa category should be determined from official title, cadastral and administrative records—not from the wording of a sales advertisement.

Reviewing the Property’s Geographical Classification

The applicable investment threshold may depend on the property’s exact administrative location.

A property described as being “outside Athens” may still fall within the Region of Attica and therefore remain subject to the €800,000 threshold. Similarly, a property outside the centre of Thessaloniki may remain within the Regional Unit of Thessaloniki.

Island transactions require additional analysis because an island may fall within the €800,000 category because of:

• Its population;
• Its inclusion in the Region of Attica;
• Its inclusion in the Regional Unit of Mykonos;
• Its inclusion in the Regional Unit of Thira;
• Another specific statutory classification.

The lawyer should compare the address and cadastral information with the official municipality, regional unit and region.

An incorrect regional classification may cause the investor to purchase a property whose value is below the legally required threshold.

Reviewing the Purchase Price

The lawyer must verify that the acquisition value stated in the final notarial deed satisfies the applicable threshold.

Additional costs such as:

• Furniture;
• Renovation;
• Legal fees;
• Notary charges;
• Transfer tax;
• Real estate commission;
• Property management;
• Insurance;
• Residence permit fees

do not ordinarily compensate for a purchase price below the required property threshold.

A property purchased for €760,000 in an €800,000 region cannot generally qualify merely because the investor pays an additional €40,000 for furniture and professional services.

The due diligence report should also examine whether the purchase price is genuine and commercially supportable. Artificial or undocumented price arrangements may create civil, tax, banking and anti-money-laundering risks.

Reviewing the Single-Property Requirement

Under the standard €400,000 and €800,000 routes, the investment must generally concern one qualifying property.

Several units may be physically connected or sold through the same project but remain legally independent properties.

The lawyer should examine:

• The title deed of each unit;
• Horizontal or vertical ownership documents;
• Cadastral identification numbers;
• Co-ownership percentages;
• Whether parking or storage areas are independent properties;
• Whether a lawful merger of units has been completed;
• Whether the units are transferred through one or several legal titles.

A developer’s statement that several apartments form “one Golden Visa package” has no independent legal effect.

The legal status shown in the title and cadastral records is decisive.

Stage Two: Investigating the Seller

The due diligence process must identify the seller and determine whether the seller has legal capacity and authority to complete the transfer.

Where the seller is an individual, the lawyer should review:

• Identity documents;
• Tax identification details;
• Marital or family status where legally relevant;
• The deed under which the seller acquired ownership;
• Whether the property is affected by inheritance or succession issues;
• Whether another person holds usufruct, bare ownership or another real right;
• Whether a power of attorney is being used;
• Whether the power of attorney remains valid and sufficiently specific.

Where the seller is a company, the investigation should include:

• Company registration;
• Articles of association;
• Current corporate representatives;
• Authority to sell the property;
• Required shareholder or board resolutions;
• Beneficial ownership information;
• Insolvency or liquidation status;
• Restrictions contained in financing agreements;
• Charges over the property or company assets.

A person who occupies, manages or markets a property is not necessarily its legal owner.

The investor should not transfer money until the seller’s ownership and authority have been independently confirmed.

Stage Three: Reviewing the Chain of Title

A title review examines how the seller obtained the property and whether the chain of ownership is legally continuous.

Relevant acquisition documents may include:

• Previous purchase deeds;
• Inheritance acceptance deeds;
• Parental gift or donation deeds;
• Court decisions;
• Partition or distribution deeds;
• Adverse-possession judgments;
• Corporate transformation documents;
• Horizontal ownership establishment deeds.

The lawyer should confirm that:

• Each earlier transfer was properly executed;
• The property descriptions are consistent;
• The correct ownership percentage was transferred;
• The relevant deeds were registered;
• No gap exists in the ownership chain;
• Inheritance rights were properly established;
• The seller owns the same property now offered to the investor.

A break or inconsistency in the title chain may delay registration, create litigation risk or make the property unsuitable for the Golden Visa transaction.

Stage Four: Searching for Mortgages and Other Encumbrances

The lawyer should obtain official certificates and conduct searches for burdens affecting the property.

The review should cover:

• Mortgages;
• Prenotations of mortgage;
• Seizures;
• Enforcement measures;
• Registered claims;
• Court actions;
• Usufruct rights;
• Easements;
• Rights of residence;
• Long-term leases;
• Options or preliminary contracts;
• Restrictions on disposal;
• Other registered real rights.

A property subject to a mortgage is not necessarily impossible to purchase. However, the mortgage must normally be discharged through a legally controlled closing process.

The contract should specify:

• The exact debt amount;
• The creditor;
• The procedure for repayment;
• Whether part of the purchase price will be paid directly to the creditor;
• When the discharge document will be issued;
• Who will bear the discharge and registration expenses;
• Whether completion depends on removal of the encumbrance.

The investor should not rely solely on the seller’s promise that a mortgage will be removed after the full purchase price has been paid.

Stage Five: Cadastral Due Diligence

The property’s cadastral record must correspond with the title deed and the actual property.

The Hellenic Cadastre is designed to serve as the official public register of real estate transactions and rights, replacing the older system of registrations and mortgages.

The lawyer and engineer should compare:

• The cadastral identification number;
• Registered owner;
• Ownership percentage;
• Property location;
• Boundaries;
• Surface area;
• Legal description;
• Building or unit number;
• Appurtenant rights;
• Recorded encumbrances.

Potential cadastral problems include:

• Incorrect owner details;
• Incorrect boundaries;
• Incorrect surface area;
• The property being shown as “unknown owner”;
• A mismatch between the cadastral map and physical occupation;
• Failure to register an earlier deed;
• Pending objections or correction procedures;
• Overlap with neighbouring land;
• A building situated partly outside the registered parcel.

The Hellenic Cadastre provides electronic services through which certificates, copies and cadastral extracts may be requested from competent cadastral offices.

A cadastral discrepancy should be investigated and, where necessary, corrected before completion.

Stage Six: Reviewing Horizontal or Vertical Ownership

Apartments, offices, shops, parking spaces and storage areas are frequently governed by a horizontal or vertical ownership regime.

The lawyer should review:

• The original ownership-establishment deed;
• Property allocation tables;
• Building regulations;
• Co-ownership percentages;
• Plans attached to the deed;
• Exclusive-use rights;
• Common areas;
• Restrictions on use;
• Voting and expense obligations;
• Rights attached to parking and storage areas.

The property described in the seller’s title must correspond with the unit physically shown to the investor.

A common risk arises where an owner informally uses:

• Part of a corridor;
• A roof space;
• A garden area;
• A basement;
• A storage room;
• A parking space

without having a legally registered exclusive right.

Building regulations may also prohibit or restrict:

• Commercial activity;
• Residential use;
• Tourist accommodation;
• Professional offices;
• Structural alterations;
• Combining separate units.

These restrictions are particularly important for commercial-to-residential Golden Visa projects.

Stage Seven: Technical and Planning Due Diligence

A title search does not confirm that the building was lawfully constructed.

An independent engineer should inspect the property and compare its current physical condition with its legally approved documents.

The review should include:

• Original building permit;
• Approved architectural plans;
• Legally authorised use;
• Property surface areas;
• Subsequent permit revisions;
• Unauthorised extensions;
• Enclosed balconies or terraces;
• Basement and storage conversions;
• Structural alterations;
• Swimming pools and auxiliary buildings;
• Fire-safety requirements;
• Energy performance documentation;
• Accessibility and common systems;
• Any planning regularisation procedure.

A property may have a valid ownership title while containing substantial unlawful construction.

Such problems may affect:

• Transferability;
• Golden Visa eligibility;
• The 120-square-metre calculation;
• Insurance;
• Future renovation;
• Rental use;
• Resale value;
• Renewal of the residence permit.

The investor should receive a written engineer’s report rather than a general verbal assurance.

Electronic Building Identity Review

The Electronic Building Identity is an important part of Greek property documentation.

Authorised engineers registered with the Technical Chamber of Greece can search, register and modify information concerning plots, buildings and horizontal or vertical properties within the Electronic Register of Building Identities. Once finalised, an extract and a completeness certificate may be issued.

The due diligence process should examine whether the Electronic Building Identity correctly reflects:

• The property;
• Ownership details;
• Building permits;
• Plans;
• Surface areas;
• Current use;
• Planning regularisations;
• Existing structures.

A discrepancy between the Electronic Building Identity, title deed and physical condition should be resolved before completion.

Verifying the 120-Square-Metre Requirement

Standard residential properties acquired under the €400,000 and €800,000 Golden Visa routes must generally contain at least 120 square metres.

The lawyer and engineer should determine whether the legally recognised main-use space, rather than the advertised gross area, satisfies the requirement.

The advertised area may include:

• Balconies;
• Terraces;
• Storage rooms;
• Basement areas;
• Parking spaces;
• Common areas;
• Auxiliary buildings;
• Unauthorised extensions.

For example, a property advertised as 128 square metres may contain only 112 square metres of lawful main-use residential space.

The qualifying area should be confirmed through the title deed, building permit, approved plans, Electronic Building Identity and engineer’s report.

Reviewing the Property’s Authorised Use

The lawyer and engineer should confirm whether the property is legally classified as:

• Residential;
• Commercial;
• Office;
• Retail;
• Industrial;
• Tourism-related;
• Storage;
• Another recognised use.

The authorised use is particularly important where the property is offered under the €250,000 commercial-to-residential conversion route.

The official current procedure requires the main spaces to have been lawfully converted into residential use and requires a technical report identifying the relevant planning documentation.

A physical renovation does not by itself establish a lawful conversion.

The due diligence report should confirm:

• Original authorised use;
• Whether residential use is legally permitted;
• Date of the conversion;
• Relevant permit or file update;
• Completion of the works;
• Compatibility with building regulations;
• Compliance with the Golden Visa timing requirements.

Reviewing Listed-Building Status

Where the property is offered under the €250,000 listed-building route, the lawyer must verify that it has been formally designated as listed or protected.

The investigation should include:

• The official listing decision;
• Government Gazette reference;
• Whether the entire property or only the façade is protected;
• Restoration obligations;
• Permitted use;
• Required heritage approvals;
• Restrictions on transfer;
• Estimated restoration timetable;
• Renewal consequences.

Current official procedures require specific notarial certification concerning the listed property, its payment and its formal status.

An old or architecturally attractive building does not qualify without an official designation.

Reviewing Land, Coastal and Rural Property

Purchasing undeveloped land or a rural property requires an expanded technical and legal investigation.

The team should verify:

• Exact boundaries;
• Lawful road access;
• Minimum plot size;
• Building eligibility;
• Permitted construction area;
• Forest-map classification;
• Coastal and shoreline restrictions;
• Archaeological restrictions;
• Natura or environmental protection;
• Water and utility access;
• Existing agricultural or third-party rights;
• Whether buildings shown on the land are legally authorised.

The investor should not rely on a seller’s statement that a plot is “buildable.”

A detailed survey and planning opinion should be obtained before any construction-related Golden Visa structure is accepted.

Stage Eight: Reviewing Existing Leases and Occupation

The investor should confirm whether the property is:

• Vacant;
• Occupied by the seller;
• Occupied by a tenant;
• Subject to a commercial lease;
• Subject to a residential lease;
• Used by a relative or third party;
• Subject to informal possession.

The lease should be reviewed for:

• Duration;
• Rent;
• Renewal rights;
• Termination conditions;
• Security deposit;
• Sublease rights;
• Registration with the tax authorities;
• Use of the property;
• Outstanding rent;
• Litigation.

A purchase does not necessarily produce immediate vacant possession.

The purchase contract should expressly state whether the property will be transferred vacant or subject to an identified lease.

The proposed rental model must also comply with the Golden Visa restrictions. The current framework prohibits short-term rental use of residential property acquired under the revised program.

Stage Nine: Reviewing the Payment Structure

The Golden Visa application requires clear and traceable evidence of payment.

Current Article 100 procedures require a notarial certificate recording the contracting parties, property, agreed consideration, payment method, execution of payment, any relevant conditions and whether the same property was previously used by the seller for a Golden Visa.

The lawyer should verify:

• Who will pay the purchase price;
• From which bank account;
• To which beneficiary account;
• The currency;
• Payment dates;
• Whether a deposit has already been paid;
• Whether the deposit was properly documented;
• Whether part of the price will be paid to a secured creditor;
• Whether the notary can certify full payment;
• Whether all payment documents correspond with the deed.

Payments should not be made to unrelated agents, consultants or offshore entities without a clearly documented legal basis.

The source of funds should be prepared in advance. Banks and regulated professionals may request:

• Bank statements;
• Tax returns;
• Employment records;
• Company accounts;
• Dividend documents;
• Property sale agreements;
• Inheritance records;
• Loan agreements;
• Gift documentation.

A legally valid property purchase may still face immigration delays if payment evidence is incomplete.

Stage Ten: Tax Due Diligence

A foreign buyer generally requires a Greek Tax Identification Number, known as an AFM.

The Greek government provides an electronic process for natural persons to obtain an AFM, either personally or through an authorised representative.

Before signing the notarial deed, the buyer is generally liable for real estate transfer tax. The standard rate is 3% of the taxable property value, and the principal tax is subject to an additional municipal levy calculated at 3% of the main tax.

The tax review should address:

• Applicable transfer tax or VAT treatment;
• Taxable value;
• AFM registration;
• Tax representation where required;
• E9 property declaration;
• Annual ENFIA liability;
• Rental-income taxation;
• Possible company ownership consequences;
• Tax treatment of funds provided by relatives.

Foreign residents are required to submit an E9 property statement following the acquisition or another change concerning Greek real estate. ENFIA is Greece’s annual property tax and applies to Greek buildings, plots and parcels of land.

Stage Eleven: Reviewing the Reservation Agreement

A reservation agreement should not be signed before the investor understands whether the deposit is refundable.

The agreement should specify:

• The exact property;
• Cadastral identification;
• Agreed price;
• Intended Golden Visa category;
• Deposit amount;
• Deposit holder;
• Due diligence period;
• Seller’s document-delivery obligations;
• Buyer’s termination rights;
• Refund conditions;
• Deadline for the notarial deed;
• Consequences of title, technical or immigration defects.

The investor should obtain the right to terminate and recover the deposit where:

• The seller lacks valid title;
• An undisclosed encumbrance exists;
• The property fails the Golden Visa threshold;
• The property fails the area requirement;
• The property consists of several separate units;
• The conversion or listed status is invalid;
• A serious planning violation is discovered;
• Cadastral registration cannot be completed;
• The seller fails to provide required documents.

A non-refundable deposit paid before due diligence may place the investor in a weak negotiating position.

Stage Twelve: Drafting the Final Purchase Contract

The final notarial deed should accurately reflect the transaction and Golden Visa requirements.

It should identify:

• Buyer and seller;
• Property description;
• Title history;
• Cadastral details;
• Purchase price;
• Payment method;
• Full payment;
• Ownership rights transferred;
• Existing encumbrances and discharge arrangements;
• Building and technical documents;
• Possession date;
• Existing leases;
• Applicable Golden Visa category;
• Any conditions affecting the transfer.

The buyer’s lawyer should compare the final deed with the earlier due diligence findings.

Any discrepancy in price, property description, cadastral number, surface area or payment should be corrected before execution.

Stage Thirteen: Registration After Completion

Signing the deed is not the final stage.

The acquisition must be transferred or registered with the competent Land Registry or cadastral office.

Current Golden Visa procedures require proof that the registrable deed has been filed or registered. In certain initial applications, proof of filing may be accepted, while proof of completed registration may be required for renewal.

The lawyer should monitor:

• Submission of the deed;
• Payment of registration fees;
• Completion of registration;
• Issuance of certificates;
• Correct entry of the buyer;
• Correct property description;
• Correct ownership percentage;
• Registration of any mortgage discharge.

The final registered ownership details should correspond with the Golden Visa application file.

Stage Fourteen: Reviewing the Golden Visa Application File

Before submission, the legal team should perform a final document audit.

Depending on the category, the file may include:

• Passport;
• Evidence of lawful entry;
• Private health insurance;
• Notarial purchase deed;
• Notary’s Golden Visa certificate;
• Proof of payment;
• Proof of cadastral filing or registration;
• E9 declaration;
• Engineer’s report;
• Change-of-use documentation;
• Listed-building documentation;
• Company ownership documents;
• Government fee receipts;
• Biometric documents;
• Family-status documents.

The official current procedures for Article 100 categories require digital submission of the application and supporting documents.

The property file and immigration file should be reviewed together. An omission that does not affect ownership may still delay or defeat the residence application.

Post-Completion and Renewal Due Diligence

Due diligence does not end when the initial residence permit is granted.

The investor should maintain:

• Original purchase documents;
• Payment evidence;
• Cadastral certificates;
• E9 and ENFIA records;
• Insurance policies;
• Rental agreements;
• Technical certificates;
• Restoration or conversion documents;
• Family-status records.

The investor should also ensure continuing compliance with:

• Ownership requirements;
• Property-use restrictions;
• Short-term rental restrictions;
• Restoration duties;
• Company ownership conditions;
• Tax and insurance requirements.

A property sale, gift, company restructuring or transfer to another family member may affect the residence permit.

Immigration advice should be obtained before any change in the ownership structure.

Common Red Flags

An investor should exercise caution where:

• The seller refuses to provide title documents;
• The deposit must be paid immediately;
• The deposit is described as non-refundable before due diligence;
• The property is marketed as “government guaranteed”;
• Several units are sold as one Golden Visa property;
• The advertised area differs from the title;
• The property contains enclosed balconies or converted basements;
• The seller says a mortgage will be removed later;
• The conversion permit is still pending;
• A property is described as listed without a Government Gazette reference;
• The property lacks clear road access;
• A management company promises prohibited short-term rental income;
• Payment is requested to an unrelated third party;
• The seller’s lawyer is presented as acting for both parties;
• The property has not been properly registered with the Cadastre.

None of these issues necessarily makes the transaction impossible, but each requires independent investigation and contractual protection.

Greece Golden Visa Property Due Diligence Checklist

Before signing the final purchase deed, the investor should have written confirmation of the following:

Golden Visa Eligibility

• Correct investment threshold;
• Correct geographical category;
• Required property value;
• Single-property compliance;
• Qualifying main-use surface area;
• Lawful use;
• Validity of any €250,000 exception;
• Compliance with rental restrictions.

Ownership and Title

• Seller’s identity and authority;
• Complete title chain;
• Correct ownership percentage;
• Absence or controlled discharge of mortgages;
• Absence of seizures and claims;
• Review of easements and third-party rights;
• Review of existing leases.

Cadastral and Technical Status

• Correct cadastral number;
• Correct location and boundaries;
• Correct registered surface area;
• Valid building permit;
• Approved plans;
• Electronic Building Identity;
• Absence or lawful settlement of planning violations;
• Engineer’s written report.

Transaction and Application

• Greek AFM;
• Transfer-tax calculation;
• Approved payment structure;
• Source-of-funds documents;
• Protective reservation agreement;
• Golden Visa-compliant notarial deed;
• Proof of registration;
• Complete immigration application file.

Frequently Asked Questions

Is legal due diligence mandatory for a Greece Golden Visa property?

A comprehensive legal review is essential for confirming ownership security and immigration eligibility. A notarial transfer alone does not replace an independent investigation conducted for the buyer.

Does a clean title guarantee Golden Visa eligibility?

No. A property may have clean title but fail the investment threshold, single-property rule, surface-area requirement, authorised-use condition or another Golden Visa requirement.

What does a Greek property title search examine?

It generally examines ownership history, registered transfers, mortgages, seizures, claims, easements and other rights affecting the property.

What is the role of the Hellenic Cadastre?

The Cadastre records real estate rights and the geographical description of properties, including location, shape and size.

Why is an engineer necessary?

A lawyer examines title and legal rights. An engineer examines construction legality, permits, plans, authorised use, surface areas and the physical condition of the property.

Can the seller’s engineer prepare the report?

The seller may provide technical documents, but the investor should obtain an independent technical assessment.

Can several properties be combined?

Under the standard €400,000 and €800,000 routes, the investment generally must concern one qualifying property.

How is the 120-square-metre requirement checked?

The legally recognised main-use area should be verified through the deed, building permit, approved plans, Electronic Building Identity and engineer’s report.

Can an office qualify at €250,000?

Potentially, where it has been lawfully converted into residential use and satisfies the special change-of-use requirements.

Does any historic building qualify at €250,000?

No. The building must have formal listed or protected status and satisfy the applicable restoration requirements.

Can I rely on an estate agent’s Golden Visa certificate?

No private marketing certificate replaces an independent legal and technical eligibility review.

Should I pay a reservation deposit before due diligence?

Any deposit agreement should preserve the investor’s right to terminate and obtain a refund if legal, technical or immigration defects are discovered.

What if the property has a mortgage?

The transaction may still proceed where the mortgage is discharged through a controlled and documented closing mechanism.

Is cadastral registration necessary?

The acquisition must be filed or registered with the competent Land Registry or cadastral office, and the required evidence forms part of the Golden Visa process.

Must the buyer obtain a Greek tax number?

A Greek AFM is generally required for the property acquisition and related tax procedures.

What tax is paid on the purchase?

The buyer is generally liable for real estate transfer tax at 3% of the taxable value, together with the applicable municipal levy.

Does the investor have obligations after purchase?

Yes. Continuing obligations may include E9 reporting, ENFIA, insurance, property-use compliance and maintenance of the qualifying investment.

Conclusion

Greece Golden Visa real estate due diligence must examine far more than the market value or physical appearance of a property.

A legally secure Golden Visa investment requires confirmation of:

• The correct investment category;
• The applicable geographical threshold;
• The qualifying acquisition value;
• Compliance with the single-property rule;
• The legally recognised surface area;
• The seller’s ownership and authority;
• A complete and valid chain of title;
• The absence or controlled discharge of encumbrances;
• Accurate cadastral registration;
• Lawful construction and property use;
• A compliant payment structure;
• A properly drafted notarial deed;
• Successful registration of the acquisition;
• A complete residence permit application.

Legal and technical due diligence should be completed before the investor becomes unconditionally bound to the transaction.

The investor should not rely solely on statements made by a seller, developer, estate agent or property management company. These parties are commercially interested in completing the sale and may not be responsible for protecting the buyer’s immigration position.

The safest structure is to appoint an independent Greek lawyer and engineer, obtain a written eligibility and risk assessment, negotiate a conditional reservation agreement and transfer the purchase price only after the material legal and technical issues have been resolved.

A properly investigated property may provide both a secure real estate investment and a valid foundation for a renewable Greek residence permit. A property purchased without sufficient due diligence may expose the investor to title disputes, planning liability, tax costs, loss of the deposit and rejection or non-renewal of the Golden Visa.

Last updated: August 2026.

This article is prepared for general legal information and SEO publication purposes. It does not constitute individual immigration, property, planning, tax or investment advice. Every investor and property should be examined according to the legislation, administrative practice and factual circumstances applicable at the time of the transaction.