There are a number of things you need to bear in mind before deciding to buy land and build in Greece. Here are a few thoughts on the matter - please remember that these are just a few pointers and you need to discuss this fully with local competent experts.

All EU citizens have the same rights as Greek citizens concerning the purchase or sale of property. Non-EU citizens are also free to buy property in Greece, with certain restrictions. Also, in areas qualifying as “frontier regions deemed of military importance” (which usually means close to Turkey), purchasers may only acquire property once they have applied for, and received, official permission.

The first thing you need to know is that Greece still does not have a comprehensive land registry, although it is now well underway. You therefore need to retain the services of an independent Greek property lawyer from the outset - and I said “independent”, not one recommended by the vendor.

They will investigate that the property you are thinking of buying belongs exclusively to the vendor, is free and clear of any debts, lien, mortgage, municipal taxes, damages to neighbouring owner’s property and so on. This investigation by your lawyer will assure you that the title deed of ownership and the relevant certificates issued by the land registry show that no third party claim or challenge of any kind exists.

Your lawyer should also check the local municipal plans to find out what the land can be used for and whether there are any existing rights of way or animal grazing rights. If the land has trees, find out if you own them – historically there may be several owners, especially if they are olive trees. You can offer to buy the trees (although the owners may not sell) or continue to allow the owner access to the land to look after the trees. If you want to remove these trees you will need to get permission from the owners, which they may or may not give.  Be aware of this in advance so that you know exactly what you are getting into.

Bear in mind that the lawyer is not the person to advise on the size of the land. A sadder but wiser OGC reader bought a plot of land and then found the size had been misrepresented by the vendor - it was too small to build what he wanted to on it. He had assumed that the lawyer would check this out but unfortunately it doesn’t fall within a lawyer’s remit. That is the domain of the architect who is licensed to survey, or mechanikos politikos, whom you should retain to check this out. Do not rely on information provided by the owner of the plot as they may fabricate the plot size in order to ensure a sale.

When buying a rural property you may be able to negotiate the amount of land you want included in the purchase. Just remember that if you are going to change the boundaries at all, you will need your mechanikos politikos to measure the land and draw up a new plan.

Before spending any money on a property check that you will be able to build your dream home on the plot in question. Building regulations differ throughout Greece, for example, some towns or islands have been declared ‘Traditional Settlements of Natural Beauty’, with accompanying extra building restrictions. Skopelos is one such (many other towns and islands such as Santorini and Hydra have their own regulations too) and the building code there decrees that all new construction must carry the exterior Greek architectural theme as seen throughout the island.

Some restrictions stipulate that no new buildings shall be more than two storeys, that there should be a sloped ceramic or stone roof in traditional style and that all outer doors, window frames and balconies should be made of wood…check this out well in advance and make sure you can build what you want before you sign on the dotted line. 

Furthermore, other issues may arise, things such as forestry certification, archaeological issues, natural resources and so on, so it is always necessary to get advice from a mechanikos politikos before going ahead with the purchase of a plot.

Bear in mind too that many regions in Greece forbid construction on plots under a certain size. Within the borders of a town or village you usually are not allowed to build on anything less than 200 square meters. Outside village or town borders, you will need at least 4,000 square meters of clear land, meaning land not classified as a forestry area, to build. So for instance outside towns on Corfu, regulations limit living space to 250 square metres per 4 stremma (just over an acre) plot.

All the required certificates should be in place before you buy the property. Building permission must be obtained and only fully qualified registered architects or engineers are allowed to apply for building permits. It would be wise to write into your purchase agreement that if building permission is not granted due to some misrepresentation on the part of the vendor the sale is null and void. To do this, payment for the property needs to be lodged in a separate account that cannot be accessed until permission is granted.

If you would like to be put in touch with the lawyer I spoke to when in Greece recently, just phone the OGC Resource Team on 0207 898 0549 and they will provide his contact details. He has an office in Corfu that deals with all the Ionian Islands and one in Athens too. He comes highly recommended by an OGC reader and also by the English estate agents on Corfu that we have been recommending for years.

Need help finding a home in Greece?
If you’re in the hunt for a Greek property, a good place to start is the Greece Buying Guide’s new property search facility. To start your search now visit
http://www.greecebuyingguide.com/content/greece-properties