Pitfalls Of Buying Property In Greece & How To Avoid Them (2025)

The pitfalls of buying property in Greece lie in navigating a complex market that, while appealing due to its beautiful landscapes, Mediterranean climate, and competitive property prices compared to other European countries, comes with challenges.

Foreign buyers often face unfamiliar regulations, potential scams, and bureaucratic hurdles.

While purchasing property in Greece can be enticing, it’s crucial to understand these risks. In this article, we’ll explore the main challenges and provide practical advice to help you avoid them.

1. Fake Real Estate Agents

A persistent issue in the Greek property market is dealing with fake real estate agents or agents operating without the necessary certifications.

These individuals can be especially problematic for foreign buyers unfamiliar with local regulations. In some cases, these agents may show you properties they don’t legally represent or even sell properties they don’t own. This can lead to buyers paying deposits on properties they’ll never actually own.

For example, in tourist-heavy regions like the Greek islands, scam agents often target unsuspecting buyers, knowing that they are less familiar with local laws.

They may pressure buyers into quick deals, offering to bypass the formalities with “easy” paperwork, leading buyers into legal entanglements or financial loss.

Santorini and Mykonos, which see a high influx of foreign buyers, have reported several such scams.

How to Avoid Fake Real Estate Agents:

To avoid fake agents, ensure that the real estate agent you’re working with is licensed by Greece’s Real Estate Chamber.

Always ask for proof of their certification, check their reputation, and read reviews from past clients. You can also cross-check their credentials on government websites or ask for references from trusted local contacts​.

2. Fake Property Purchase Prices

A common scam in Greece involves underreporting the official property sale price to reduce tax liabilities. Sellers and agents may encourage buyers to declare a lower price in the official contract while paying the real price “under the table.”

While this might seem like a quick way to reduce costs, it’s illegal and can lead to severe financial and legal issues for the buyer.

This issue often arises when buyers are unaware of the legal repercussions of undervaluing the property. In many cases, the recorded price may not match the actual market value, which becomes problematic when reselling the property or for tax declarations.

If the authorities discover this discrepancy, buyers may face significant penalties. Moreover, it limits the buyer’s ability to seek legal recourse for potential defects, as the official price won’t reflect the full amount paid.

How to Avoid Fake Property Purchase Prices:

Always insist on transparency when it comes to pricing. Conduct an independent property valuation by hiring a certified surveyor or appraiser.

Be wary of agents or sellers who push for under-the-table deals or who claim that registering a lower price will save you money on taxes—it will only lead to problems down the road​.

3. False Fees and Expenses

One of the pitfalls in buying property in Greece is the surprise of undisclosed fees that arise during the process.

These fees can come in various forms—such as extra legal fees, agent commissions, notary fees, and additional property taxes.

Sellers and agents sometimes fail to disclose the full range of costs early on, which can drastically increase the overall price of the purchase by the time of the final contract.

This is particularly prevalent in regions like Athens, where competitive markets drive some sellers and agents to misrepresent the true costs in order to attract buyers.

Buyers are often surprised by fees that can increase the total price of the property by up to 10-15%, with some costs hidden until the very last stages of the transaction.

How to Avoid False Fees and Expenses:

To avoid unexpected costs, always request a detailed breakdown of all fees and expenses upfront.

Work with a reputable lawyer and financial advisor who can clarify the associated costs such as legal fees, notary fees, registration fees, and transfer taxes. Avoid working with agents who are vague or uncooperative when discussing fees​.

4. Unregistered Properties

The problem of unregistered properties is widespread in Greece due to the ongoing modernization of the National Land Registry.

Many rural properties, especially those inherited or passed down through generations, may not be fully registered. This can result in legal disputes or the inability to prove ownership.

Properties in some areas may even still be documented using older systems, such as handwritten deeds, which can complicate the transaction.

For example, properties in remote areas like Peloponnese and Crete are more likely to be unregistered, and buyers who invest without verifying registration risk facing years of legal battles to assert ownership.

In some cases, unregistered properties can also be subject to expropriation, further complicating ownership claims.

How to Avoid Unregistered Properties:

Before proceeding with a purchase, ensure that the property is properly registered with the Greek Land Registry.

A qualified lawyer can check the property’s legal status and ensure that the property’s boundaries and ownership details are fully documented. Avoid purchasing properties with unresolved registration issues​.

5. Cheaply Renovated Single Units Marketed as New Properties

Greece has seen a rise in properties being superficially renovated and marketed as new. These “new” properties often have cosmetic improvements such as fresh paint or modern appliances, but they may mask more serious underlying issues, such as old plumbing, wiring, or foundational problems.

The renovations are often done to increase the asking price without addressing major defects, leaving buyers with unexpected costs for structural repairs.

A common example involves properties in central Athens, where older apartments or homes have been superficially updated and marketed to foreign buyers as move-in ready.

In many cases, buyers discover after the sale that the renovation did not include updates to critical systems, such as heating or water, leading to significant repair costs.

How to Avoid Cheaply Renovated Single Units Marketed as New Properties:

Hire a professional to conduct a thorough inspection before committing to a purchase.

Ensure that the inspector checks for structural integrity, plumbing, electrical systems, and compliance with building codes. Look beyond cosmetic fixes and ask for detailed information about any recent renovations​.

6. “Arxaiologia” or Archaeological Laws and Regulations

Due to Greece’s rich history, a significant number of properties, particularly in Athens, Thessaloniki, and ancient coastal areas, are located near archaeological sites.

Under Greek law, if a property is designated as part of or near an archaeological zone, its owner may face strict limitations on construction, renovation, or development.

In some cases, if archaeological discoveries are made during the excavation or renovation of a property, work may be halted indefinitely until the government conducts its own research.

This has led to frustration for many buyers, especially those intending to build or develop properties in historically rich areas like Rhodes or Delphi.

Buyers often underestimate the extent of these restrictions and face long delays in obtaining permits or may even be barred from developing the property entirely.

How to Avoid Archaeological Laws and Regulations:

Before purchasing property in Greece, verify whether it falls under any archaeological zones. Consult with local authorities and work with a lawyer who specializes in Greek property laws to understand any potential restrictions.

If you’re considering purchasing land for development, it’s crucial to conduct an archaeological survey to avoid future legal complications​.

7. False Size of Land Plots

Another prevalent issue in the Greek property market is misrepresentation of the size of land plots. Sellers sometimes overstate the actual size of the land, either intentionally or due to outdated records.

This problem is particularly common in rural areas or islands, where boundary definitions may be unclear, and official records may not accurately reflect the current reality of the land.

For instance, properties in rural Crete or Naxos are often sold with inaccurate descriptions of plot size, which buyers discover only after conducting their own surveys.

In some cases, the property includes less usable land than advertised due to zoning regulations or terrain limitations (e.g., steep hillsides or rocky terrain).

How to Avoid False Size of Land Plots:

Always hire a certified land surveyor to verify the property’s actual size and boundaries. Ensure that the official measurements match what is being advertised by the seller.

Additionally, cross-check the legal description of the property in official records to avoid discrepancies​.

8. Hidden Mortgages and Liens on the Property

One of the most serious risks for property buyers in Greece is purchasing a property with hidden mortgages or liens.

Sellers may not always disclose that the property is encumbered by debt, leaving the buyer responsible for settling these debts after the purchase.

This is particularly common with inherited properties, where the current owner may be unaware of past financial obligations tied to the property.

This issue is widespread in areas that were hard-hit by Greece’s economic crisis, such as Athens and Thessaloniki, where many properties were mortgaged or used as collateral.

Buyers who fail to perform thorough legal checks may find themselves liable for outstanding loans or other financial claims.

How to Avoid Hidden Mortgages and Liens on the Property:

Before purchasing a property, it’s essential to conduct a thorough legal search to ensure the property is free from mortgages, liens, or other encumbrances.

This can be done by a lawyer who specializes in real estate law. They will verify the property’s legal status by obtaining a mortgage certificate from the local land registry, ensuring that no outstanding debts are linked to the property.

Never skip this legal check, as it is a critical step in ensuring a clean title​.

9. Hidden Rural Land Policies

For those seeking rural land for agricultural or development purposes, hidden policies regarding land use can be a major pitfall.

Some properties are classified under specific agricultural or environmental protection regulations, which impose limits on what can be built or done on the land.

Buyers who are unaware of these classifications may find themselves unable to develop the property as they had intended.

This is especially true for properties on islands like Zakynthos or in the Peloponnese, where local authorities may have strict regulations to protect the environment or maintain the rural character of the area. Buyers may find that they are restricted in terms of building size, type, or even the materials they are allowed to use.

How to Avoid Hidden Rural Land Policies:

If you are considering purchasing rural land, it’s crucial to consult with a local land planning office or the local municipality to check if the land is subject to any special policies or restrictions.

Ensure that you are fully aware of what can and cannot be done on the property, especially if you plan to build or farm on it. Additionally, have a local lawyer or advisor look into the regional land policies to avoid unpleasant surprises​.

10. Outdated Forest Maps Issues

Greece’s incomplete and outdated forest maps have caused confusion and legal issues for property buyers.

These maps are used to determine which land is classified as protected forest areas, and many properties, particularly in rural regions, have been wrongly included in these zones.

Properties classified as forest land cannot be developed, and owners may face legal battles to reclassify the land or obtain building permits.

This issue is particularly prevalent in areas like Evia and northern Greece, where forest boundaries have shifted over time.

Buyers who unknowingly purchase land designated as a forest zone may find it impossible to build or develop, even if the land was cleared or used for other purposes in the past.

How to Avoid Outdated Forest Maps Issues:

Before purchasing land, especially in rural or undeveloped areas, it’s important to verify the property’s forest map status.

Consult the Forestry Service or a knowledgeable local lawyer to ensure the land is not classified as part of a forest zone. If the property falls within such a zone, any plans for construction or development may be prohibited.

In addition, buyers should ask for an updated copy of the property’s forest status to confirm the accuracy of the classification​.

11. No Utility Connection Permits

One of the more frustrating pitfalls of buying property in Greece is discovering that the property lacks utility connection permits for essential services like water, electricity, and sewage.

This issue is most common in rural areas or on smaller islands, where infrastructure may be underdeveloped, or the process of securing these connections may be bureaucratically complex.

Buyers may purchase a property only to realize that they need to spend significant time and money obtaining permits and connecting the property to basic utilities.

This pitfall is particularly problematic for buyers who are unfamiliar with the local administrative procedures and may not anticipate the delays involved.

For example, on islands like Paros and Naxos, properties in remote areas may be advertised without clear disclosures about their access to utilities.

Buyers may assume that these connections are easily available, only to later face delays of several months to years for utility installations, especially during peak tourist seasons when local government offices may be overwhelmed.

How to Avoid the Absence of Utility Connection Permits:

Before purchasing a property, verify that it has existing utility connections or that the proper permits have been issued.

If the property doesn’t have utilities, consult with a local lawyer or real estate agent to ensure that it’s feasible to obtain the necessary permits.

Be aware that in some remote or rural areas, utility connections may take months or even years to complete​.

12. Risk of Expropriation

Expropriation is a legal process in which the government takes private property for public use, often to build infrastructure such as roads, railways, or public facilities.

In Greece, certain properties, particularly those located in developing areas or near historically significant sites, face a risk of expropriation.

The Greek government has the authority to expropriate private land when it is deemed necessary for public projects, such as the expansion of transportation networks or archaeological preservation efforts.

Expropriation often affects properties located near major urban centers like Athens and Thessaloniki, as well as tourist-heavy islands like Crete and Santorini where infrastructure development is ongoing.

Foreign buyers may be unaware that the land they have purchased is part of a future expropriation plan, leading to the loss of their property. The expropriation process can take years, during which the property’s ownership and usage are frozen.

Furthermore, the compensation provided by the government is often well below the market value, leaving buyers financially disadvantaged.

This pitfall is more common in areas undergoing rapid development or revitalization, such as Athens’ western suburbs or parts of Rhodes, where urban planning authorities are expanding infrastructure to accommodate population growth and tourism.

The unpredictability of these expropriation decisions, coupled with insufficient communication from local authorities, leaves buyers vulnerable to sudden losses.

How to Avoid the Risk of Expropriation:

To avoid purchasing a property at risk of expropriation, it’s essential to consult with local authorities and verify if there are any public projects planned for the area.

A local lawyer can also check if the property is subject to potential expropriation or if there have been any public announcements that may affect the land’s ownership.

It’s crucial to have a legal expert involved to ensure that the property is free from such risks​.

How to Avoid Potential Pitfalls When Buying a Property in Greece

Navigating the Greek property market can be challenging, especially for foreign buyers unfamiliar with local laws and customs. Here are some key strategies for avoiding the common pitfalls:

1. Hire a Reputable Lawyer: A knowledgeable local lawyer is your best defense against fraudulent agents, unclear property titles, and legal complications. They can conduct due diligence, ensure that all legal requirements are met, and provide crucial advice on navigating Greek property laws.
   
   
2. Conduct a Full Legal and Title Search: Before committing to a purchase, have a lawyer perform a title search to verify ownership, check for mortgages or liens, and ensure that the property is registered with the Greek Land Registry.
   
   
3. Work with Licensed Real Estate Agents: Only work with licensed agents who are certified by the Real Estate Chamber of Greece. Ensure that they have a good reputation and request references from previous clients.
   
   
4. Obtain Independent Property Valuations: Have an independent appraiser assess the property’s value to ensure that the asking price aligns with the true market value. This helps avoid inflated or misrepresented prices.
   
   
5. Verify Zoning and Building Permits: If you plan to develop the land or renovate an existing property, check that the necessary building permits are in place. Confirm that the land is suitable for construction and that no restrictions (such as archaeological or environmental limitations) apply.
   
   
6. Check Utility Connections: Ensure that the property has access to essential utilities like water, electricity, and sewage systems, or that the necessary permits to install them can be obtained without legal hurdles.
   
   

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