Greece Golden Visa Property Due Diligence Checklist
Step-by-step due diligence checklist for Greece Golden Visa property: title chain, 120m² rule, ENFIA clearance, border zone, and Circular 1/2026 bank tracing.
By Greek Invest Editorial · Updated July 4, 2026 · 10 min read
Quick answer: A Golden Visa property purchase in Greece requires the standard six-track due diligence (title chain, cadastre, ENFIA, permits, encumbrances, border zone) plus four GV-specific gates: tier zone confirmation, engineer certificate proving 120m² usable area in a single deed, no short-term rental intent declaration, and Circular 1/2026 bank transfer traceability. This checklist runs through every item in the sequence your lawyer and engineer will follow.
Greek property law is demanding for any foreign buyer. For Golden Visa applicants it carries an additional layer of eligibility compliance that sits entirely outside the standard conveyancing process. A clean title, a registered cadastre entry, and a permit-compliant building are necessary but not sufficient. The qualifying property must also meet specific area, structure, and financial-origin rules introduced by Law 5100/2024 and operationalised by Circular 1/2026.
For the full six-track foundation, read Due Diligence Greece Property: The Complete 2026 Checklist first. This guide assumes that foundation and builds the Golden Visa-specific layer on top. The two documents are used together, not as alternatives.
What the Two-Document Framework Covers
What the Two-Document Framework Covers requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
This checklist adds the items that a Golden Visa applicant must verify on top of those six tracks. The additional checks fall into four categories: eligibility of the property under Law 5100/2024, area confirmation by an independent engineer, compliance with the short-term rental prohibition, and Circular 1/2026 documentation requirements for the purchase funds. None of these four checks is performed by the notary; all four require your buyer-side lawyer and a qualified engineer acting independently from the seller.
The two-document framework also reflects the practical sequence. A standard property in Greece can be purchased with legal support alone; a Golden Visa property requires coordinating a lawyer, an independent engineer, a notary, and a licensed immigration adviser, with their work streams running on overlapping timelines. Understanding which check belongs to which professional prevents duplication and ensures nothing falls between responsibilities.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
Insider tip: MORE Group underwriting in 2026 sequences engineer certificate, cadastre extract, and bank traceability before reservation wires, not after.
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
Insider tip: MORE Group sequences engineer, cadastre, and bank files before reservation deposits on 2026 Golden Visa purchases.
What should foreign buyers know about section 1: Title Deed and Cadastre: The 20-Year Chain?
The title search establishes clean ownership and identifies any claims, encumbrances, or fragmented co-ownership going back a minimum of 20 years. For Golden Visa purposes, the title search also confirms that the property exists as a single deed covering the minimum qualifying area, because the single-deed requirement is a GV eligibility condition, not just a conveyancing preference.
Properties in areas where the Hellenic National Cadastre (Ktimatologio) has fully completed registration are searched digitally through the cadastre system. In areas still operating under the older mortgage office (ipothikofilakeio) system, the lawyer conducts a manual search of physical records. Most major urban and island markets covered by Golden Visa demand have completed cadastre registration, but your lawyer should confirm the status of the specific area before starting work.
| Check | What to confirm | Common issue to watch for |
|---|---|---|
| Title chain minimum 20 years | Unbroken chain of registered transfers | Gap years, undischarged mortgages from prior owners |
| Co-ownership status | Single identifiable owner or all co-owners identified and willing to sell | Silent heirs, fractional shares from inheritance |
| Mortgages and seizures | Zero registered encumbrances or formal release letter in place | Seller-side bank mortgage not yet discharged |
| Single deed structure | Property qualifies as one autonomous unit under one title | Multiple adjacent parcels bundled informally |
| Cadastre registration status | Property fully registered, no “pending correction” flags | Boundary discrepancy from initial cadastre digitisation |
| Co-ownership debts | No common-area or building charges attached to the title | Shared lift or facade levy in arrears |
For a detailed walkthrough of the cadastre search process, see Greece Property Cadastre Check.
Insider tip: MORE Group files in 2026 show this step fails most often when engineer certificates, cadastre extracts, or bank traceability are sequenced after the reservation instead of in parallel with the lawyer review.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
What should foreign buyers know about section 2: Urban Planning and Building Permit Compliance?
What should foreign buyers know about section 2: Urban Planning and Building Permit Compliance requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
Properties with permits issued before 1983 are subject to different planning standards than those built under the 1983 urban planning framework and its successors. This does not automatically create a problem, but any additions, alterations, or extensions made after 1983 must comply with the later rules or have been formally regularised. Your engineer reviews the complete permit history, not just the original approval.
Specific items your engineer will verify:
- Original building permit matches the structure currently on site
- Any enclosed balconies, terraces, or additional rooms are either permit-compliant or formally regularised
- Roof and basement use matches the approved plans
- No outstanding demolition orders or unresolved fines on record
- Electronic Building Identity (Ηλεκτρονική Ταυτότητα Κτηρίου) has been registered or the process is underway
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
Insider tip: MORE Group underwriting in 2026 treats this as a hard gate: engineer certificate, cadastre alignment, and Circular 1/2026 bank traceability must be complete before any reservation wire, not after.
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
What should foreign buyers know about section 3: Golden Visa Eligibility Checks?
The Golden Visa eligibility checks are distinct from general due diligence. They confirm that the specific property meets the requirements of Law 5100/2024 as a qualifying investment. These checks must be completed before any deposit is paid, because a property that fails GV eligibility cannot be substituted after a preliminary agreement is signed.
| GV Eligibility Parameter | Requirement | How to confirm |
|---|---|---|
| Investment tier zone | €800,000: Attica, Thessaloniki regional unit, Mykonos, Santorini. €400,000: all other areas. €250,000: commercial-to-residential conversion or heritage restoration only | Lawyer verifies municipality and regional unit against official tier map |
| Minimum usable area | 120m² usable area (χρήσιμη επιφάνεια), not gross or total built area | Independent engineer certificate, not the title deed measurement |
| Single deed structure | Full qualifying investment in one property, one title | Confirmed by title search and deed draft review |
| Short-term rental prohibition | Property cannot be listed on Airbnb, Booking.com, or any STR platform while the GV permit is valid | Buyer declaration and legal advice on asset structure |
| Property type | Residential use or commercial-to-residential conversion | Confirmed by permit and use-of-land review |
| Purchase price vs taxable value | Price meets the applicable tier threshold | Contract of sale and lawyer confirmation |
The 120m² rule is the check that most frequently surprises buyers at the due diligence stage. Many listings quote a total built area or a cadastre area that includes walls, storage rooms, and common spaces. The usable area, which is the figure that matters for Golden Visa purposes, is almost always smaller than the total area stated in marketing materials. For properties close to 120m² in the listing description, commission the engineer’s measurement before taking any other steps. For a full explanation of how usable area is calculated, see Greece Golden Visa 120 Square Metre Rule.
The short-term rental prohibition under Law 5100/2024 applies to the qualifying property for the duration of the Golden Visa permit. Long-term residential leases of 12 months or longer are permitted. If your investment plan includes STR income from the GV property, the qualifying asset structure will need to be revisited with your lawyer before purchase.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
What should foreign buyers know about section 4: ENFIA Arrears, Communal Charges, and Engineer Certificate?
What should foreign buyers know about section 4: ENFIA Arrears, Communal Charges, and Engineer Certificate requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
ENFIA (the annual Greek property ownership tax) arrears attach to the property title rather than to the individual taxpayer. A buyer who completes a purchase without clearing this check can inherit the seller’s outstanding ENFIA obligations, which can span multiple years. Your lawyer obtains an ENFIA clearance certificate from the Greek Tax Authority (AADE) confirming zero arrears as a condition of the preliminary agreement.
Communal building charges (κοινόχρηστα) in apartment buildings or managed complexes can also accumulate against individual units. These are separate from ENFIA and are managed by the building’s management committee. Outstanding communal charges do not automatically block a sale, but they must be disclosed and resolved before the deed is signed. Your lawyer requests a statement from the building administrator.
The engineer certificate is the document that ties together the permit compliance check and the Golden Visa area requirement. A qualified Greek engineer, a member of the Technical Chamber of Greece (TEE), inspects the property, measures usable area, reviews the permit history, and issues the Electronic Building Identity certificate confirming what is built, what is permitted, and what the usable area is. For Golden Visa applications, this certificate is mandatory rather than optional.
For a detailed breakdown of what the engineer certificate covers and how to commission one, see Greece Property Engineer Certificate.
Key items to confirm in the pre-deed file:
- ENFIA clearance certificate dated within 30 days of the planned deed date
- Communal charge statement from building administrator confirming zero arrears
- Engineer certificate bearing the engineer’s TEE registration number
- Usable area on engineer certificate meets or exceeds 120m²
- No unresolved findings flagged in the engineer’s report
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
What should foreign buyers know about section 5: Border Zone Clearance?
For Golden Visa buyers, many of the most in-demand island markets fall partly or fully within border zone classifications. Confirming border zone status is one of the first checks your lawyer performs, because the clearance process takes 3 to 6 months and must run in parallel with the rest of due diligence, not after it.
EU and EEA citizens are fully exempt from border zone restrictions. For non-EU buyers, the clearance is initiated by the buyer’s lawyer through the relevant regional prefecture. The application requires the buyer’s personal documentation, a description of the property, and the stated purpose of acquisition. Approval is typically granted for residential purchases by legitimate investors, but the timeline is fixed and cannot be shortened.
The border zone check must happen before any deposit is paid. A deposit paid before clearance is obtained cannot be recovered if approval is ultimately refused. For a full map of affected areas and the application procedure, see Border Zones Greece Foreign Buyers.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
What should foreign buyers know about section 6: Developer and Off-Plan Properties?
What should foreign buyers know about section 6: Developer and Off-Plan Properties requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
Off-plan Golden Visa purchases introduce a separate set of checks relating to the developer’s legal standing, the construction guarantee structure, and the documentation required to confirm the investment before the property is physically completed.
Greek law does not mandate a specific statutory escrow scheme for off-plan residential purchases, but best practice (and what reputable developers working in the Golden Visa market offer) is stage payments tied to construction milestones with a clear contractual path to the completion certificate.
| Off-Plan Check | Requirement | Document to request |
|---|---|---|
| Developer company standing | No insolvency proceedings, outstanding tax arrears, or pending legal actions that could affect construction | Company registration extract from the General Commercial Registry (GEMI), dated within 30 days |
| Land ownership | Developer holds clean title to the plot or a valid long-term ground lease | Title search on the underlying land |
| Building permit validity | Permit covers the specific unit being purchased; no conditions unmet | Certified copy of the building permit and any amendments |
| Stage payment structure | Payments tied to verifiable construction milestones, not arbitrary dates | Contract clause detailing milestone triggers |
| Escrow or bank guarantee | Funds protected against developer insolvency before title transfer | Written bank guarantee or escrow account agreement |
| Completion certificate path | Contract specifies developer’s obligation to deliver the completion certificate (οικοδομική άδεια περάτωσης) before deed | Express clause in preliminary agreement |
| Circular 1/2026 traceability | Each stage payment traceable to buyer’s personal account | Stage-by-stage swift confirmations filed with the notary |
For a Golden Visa application on an off-plan property, the application can typically be filed once the full investment amount is contractually committed and the stage payments meeting the threshold have been made, even before the building is physically complete. Your lawyer and immigration adviser confirm the exact timing based on current Ministry of Migration practice.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
What should foreign buyers know about section 7: Bank Transfer Traceability Under Circular 1/2026?
What should foreign buyers know about section 7: Bank Transfer Traceability Under Circular 1/2026 requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
Circular 1/2026, issued April 22, 2026, formalised the documentation requirements for purchase funds in Golden Visa applications. The circular operationalises Law 5100/2024 by specifying that the acquisition price must arrive in Greece by verifiable international bank transfer, with the transfer originating from an account held in the applicant’s personal name at a bank in their country of residence or tax domicile.
This requirement has direct practical implications for how you structure the purchase.
Funds sourced from a joint account require evidence that the GV applicant is a named account holder. Transfers routed through a law firm’s client account, a currency exchange intermediary, or a third-party personal account are non-compliant unless accompanied by documentation that traces the ultimate source back to the applicant. Cash deposits into a Greek bank account do not satisfy the circular, regardless of amount.
The documentation file that your lawyer assembles before the deed is signed must include:
- Swift confirmation for each transfer showing the sender’s full name, sender’s account number and bank name, the recipient’s Greek bank account, and the amount and date
- Bank statement from the sending account confirming the transfer debited from the applicant’s personal holdings
- Declaration from the notary confirming that the purchase price was paid by documented international transfer consistent with Circular 1/2026
- For stage payments on off-plan: individual swift confirmations for each payment
The traceability requirement also applies to the preliminary agreement deposit if that deposit is credited against the final purchase price. A deposit paid informally before the buyer’s Greek bank account is operational, or transferred from a family member’s account to cover the timeline, must be documented carefully.
See Greece Golden Visa Circular 2026 Explained for the full regulatory background.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
What should foreign buyers know about section 8: Pre-Deposit and Pre-Deed Gates?
What should foreign buyers know about section 8: Pre-Deposit and Pre-Deed Gates requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
| Gate | Timing | Items that must be clear | Who confirms |
|---|---|---|---|
| Pre-deposit | Before signing any preliminary agreement or paying any deposit | Title chain started by lawyer, cadastre status confirmed, border zone check initiated (or confirmed N/A for EU buyer), GV tier zone confirmed, listing usable area provisionally verified as meeting 120m² threshold, no obvious fatal ENFIA arrears | Buyer’s lawyer |
| Pre-deed | Immediately before the final notarial deed | Title chain clean and all issues resolved, ENFIA clearance certificate current, communal charges zero, engineer certificate in file confirming 120m² usable area, all Circular 1/2026 transfer documentation assembled, border zone clearance received (if required), building permit issues resolved or regularised | Buyer’s lawyer and engineer |
A property that passes the pre-deposit gate but develops a complication in the interval before the deed (for example, a new encumbrance registered by the seller’s creditors, or an ENFIA arrears notice) requires a repeat of the relevant pre-deed checks. The two-gate structure is not a formality; it reflects the practical reality that property status can change between the preliminary agreement and the final deed date.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
What should foreign buyers know about master Checklist Summary?
What should foreign buyers know about master Checklist Summary requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
| Track | Pre-Deposit | Pre-Deed |
|---|---|---|
| Title chain (20-year) | Start | Clean and complete |
| Cadastre registration | Confirm status | No pending corrections |
| Mortgages and seizures | Identify | Zero or formally discharged |
| Co-ownership | Identify all parties | All parties contracted |
| ENFIA arrears | Preliminary check | Current clearance certificate |
| Communal charges | Request statement | Zero arrears confirmed |
| Building permit compliance | Flagged issues identified | All issues resolved |
| Engineer certificate (120m² usable area) | Provisional confirmation | Signed certificate in file |
| GV tier zone | Confirmed | Confirmed |
| Single deed structure | Confirmed | Confirmed in deed draft |
| STR prohibition | Buyer declaration prepared | Signed and in file |
| Border zone clearance | Application filed (if required) | Approval received |
| Circular 1/2026 transfer docs | Transfers initiated | Full documentation assembled |
| Developer checks (off-plan only) | Permit and company standing reviewed | Completion certificate path confirmed in contract |
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
What buyer scenarios fit and decision framework?
What buyer scenarios fit and decision framework requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
| Investor type | DD emphasis before deposit | Pre-deed gate |
|---|---|---|
| Resale Golden Visa (Crete €400K) | Title chain, ENFIA, engineer 120m² usable area | Communal charges zero; STR prohibition declaration signed |
| Attica off-plan (€800K) | Developer permit, bank guarantee on stages, brochure vs contract area | Completion certificate timeline matches GV filing plan |
| Heritage conversion (€250K tier) | Planning regularisation path, post-conversion residential certificate | Exemption from 120m² rule documented separately |
| Non-GV holiday home | Standard six-track DD only | Pink Slip and fiscal representative if non-EU |
Ready to start your Greece Golden Visa property search? Our team coordinates title search, engineer survey, and Circular 1/2026 documentation from first contact through deed signing.
For the full investment framework and tier comparison, see Greece Golden Visa Property Guide 2026.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
MORE Group underwriting snapshot (non-resident banking, AFM, and fund traceability for Greek purchases)
Insider tip: MORE Group tracks non-resident banking, AFM, and fund traceability for Greek purchases on live 2026 buyer files. Run engineer certificate, cadastre extract, and bank traceability in parallel with the reservation, not after. Clients who wire before AFM and pink slip issuance lose two to four weeks to branch KYC stalls and often miss notary dates tied to Golden Visa quota windows.
Who we are (citable snapshot)
Greek Invest is the English-language Greece property desk for MORE Group. We publish net-yield models, Law 5100/2024 tier maps, Circular 1/2026 compliance notes, and foreign-buyer checklists for Attica, Thessaloniki, Crete, and regional markets. We are not a developer and not a listing portal. Enquiries may be referred to licensed Greek lawyers and brokers after a free shortlist review at our consultation page.
Greek Invest editorial data shows foreign buyers accounted for roughly 10.8% of residential transactions in 2025, with Attica and Crete leading volume. Law 5100/2024 sets €800,000 prime thresholds in Attica, Thessaloniki, Mykonos, and Santorini versus €400,000 regional tiers elsewhere, and Circular 1/2026 requires engineer certificates confirming 120m² usable residential area plus bank traceability through a named Greek account. Acquisition costs typically add 8% to 12% on Attica deeds: 3.09% transfer tax on the higher of contract or objective value, notary near 1.2% to 1.5%, lawyer 1% to 1.5%, and registry fees. MORE Group underwrites Greece Golden Visa Property Due Diligence Checklist against those line items before recommending any deposit transfer on non-resident banking, AFM, and fund traceability for Greek purchases.
For non-resident banking, AFM, and fund traceability for Greek purchases, Greek Invest applies a repeatable checklist aligned with Ministry of Migration files: verify engineer classification and 120m² usable area on the certificate, pull cadastre alignment from the Hellenic Cadastre, confirm ENFIA clearance and building permit legality, and archive twelve-month lease assumptions only because Golden Visa assets cannot run Airbnb for the permit period under Law 5100/2024. Non-resident landlords often model 15% flat tax on gross rent or progressive E1/E2 filings with a Greek accountant costing €800 to €1,400 per year. Gross yields of 4% to 6% on Attica long-term leases frequently net 2.5% to 4% after management near 20% to 25%, ENFIA, and vacancy of four to six weeks. Cash buyers still need AFM, pink slip, Greek IBAN, and power-of-attorney scope confirmed before any 10% reservation wire because operating costs, not headline price alone, determine whether Greece Golden Visa Property Due Diligence Checklist clears a realistic net yield band.
Frequently Asked Questions
The general due diligence guide covers every Greek property purchase, including the six standard tracks: title search, cadastre, ENFIA, permits, encumbrances, and border zone. This checklist adds the Golden Visa-specific layers on top: tier zone confirmation, 120m² usable area verification by an engineer, the single-deed requirement, the short-term rental prohibition, and Circular 1/2026 bank transfer traceability. Both documents are used together for any Golden Visa acquisition.
It applies to usable area (Greek: χρήσιμη επιφάνεια), not to the total built area or gross floor area stated in the title deed. Usable area excludes walls, service shafts, balconies, terraces, and enclosed storage. An independent engineer's certificate is the document that confirms usable area for Golden Visa purposes: the title deed figure alone is insufficient. For properties near the threshold, a few square metres' discrepancy can disqualify an otherwise eligible purchase.
No. Law 5100/2024 requires the qualifying investment to be a single property in a single deed. Two or more smaller units acquired separately cannot be combined to reach the 120m² minimum, even if they are adjacent or on the same floor. The full purchase price must also sit in that single asset. Buyers whose target property falls short of 120m² usable area must either find a different property or consider the commercial-to-residential conversion route, which follows a different set of eligibility rules.
Circular 1/2026, issued April 22, 2026, requires the purchase funds to arrive by verifiable international bank transfer from an account in the applicant's personal name at a financial institution in their country of residence or tax domicile. Cash deposits, transfers routed through intermediaries, and funds originating from a third-party account are all non-compliant. The notary file and Golden Visa application file must include swift confirmations showing sender name, sender account, amount, and receiving Greek bank account. Your lawyer assembles this documentary trail before the deed is signed.
Non-EU and non-EEA nationals purchasing property in designated border zones, primarily certain Aegean islands and mainland areas close to national borders, must obtain advance approval from the Greek Ministry of National Defence. EU and EEA nationals are fully exempt. The clearance process typically takes 3 to 6 months and must be started before any deposit changes hands. A property can clear all other due diligence checks and still require this approval as a final gate, so confirming border zone status is one of the first things a buyer's lawyer should do.
Greek Law 1337/1983 introduced systematic urban planning controls. Properties constructed before this law came into force, or with permits issued before it, may include construction that does not comply with subsequent planning rules yet is not classed as illegal under the framework applicable at the time. However, subsequent alterations or additions made without a compliant permit after 1983 are subject to regularisation requirements. Your engineer verifies the current physical condition of the property against every relevant permit, including the original approval and any amendments, and identifies what is clean, what has been legalised, and what remains unresolved.
Greek law does not mandate a statutory escrow arrangement for off-plan purchases in the same way as some other EU jurisdictions, but reputable developers and their lawyers routinely set up escrow or stage-payment mechanisms tied to construction milestones. For a Golden Visa buyer, the key requirements are that the full qualifying investment amount is demonstrably committed before the Golden Visa application is filed, that stage payments are traceable under Circular 1/2026 rules, and that the pre-contract includes developer obligations regarding completion certificate issuance. Your lawyer should negotiate these protections explicitly before you sign the reservation agreement.
The pre-deposit gate is the set of checks your lawyer must clear before you pay any deposit or sign a preliminary agreement: title search, cadastre status, ENFIA clearance, border zone status, and GV tier confirmation. Paying a deposit before these checks are complete exposes you to losing funds if a fatal title issue emerges later. The pre-deed gate is the second set of checks immediately before the final notarial deed: confirmation that all pre-deposit findings have been resolved, that communal charges and ENFIA are current through the date of transfer, that the engineer certificate is in the file, and that bank transfer documentation meets Circular 1/2026 requirements. Both gates are mandatory and sequential, not interchangeable.
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