Blogs by Eva Karolidou

Basements are a familiar feature of many homes across Greece. Traditionally used for storage, parking, or utility areas, these spaces are increasingly being reimagined—sometimes as guest rooms, independent apartments, or even stylish leisure areas. For anyone exploring property in Greece, it’s useful to understand how basements are defined and when they can legally function as living spaces. The rules are quite specific, but once explained clearly, they follow a logical structure.

If you are considering living in Greece, understanding your residence permit options is essential. If you are a citizen of an EU/EEA country or Switzerland, you do not need a residence permit to live in Greece, although you may need to register your stay if you plan to remain long-term. For non-EU citizens, Greece offers several residence pathways, each designed for different profiles, including investors, financially independent individuals, and remote workers. This article provides an overview of the main residence permit options available, including the Golden Visa, as well as alternative routes.

Greece is preparing to introduce a sweeping reform in the way property ownership and usage are recorded. Through the creation of the Μητρώο Ιδιοκτησίας και Διαχείρισης Ακινήτων (ΜΙΔΑ) — translated as the Property Ownership and Management Registry — authorities aim to create a comprehensive digital record of every property in the country.


The project is being developed by the Independent Authority for Public Revenue (Ανεξάρτητη Αρχή Δημοσίων Εσόδων - ΑΑΔΕ), in cooperation with the Ministry of National Economy and Finance. Its goal is to consolidate fragmented real estate information into a single platform and provide a clearer picture of property ownership and use across the country.


The new registry also featured prominently in discussions at the Property Owners’ Conference organised by the Panhellenic Federation of Property Owners (ΠΟΜΙΔΑ). The event brought together representatives of the government, local authorities, the Independent Authority for Public Revenue (ΑΑΔΕ), the Hellenic Cadastre, and property owners from across the country.


During the conference, the new registry was presented as one of the most significant reforms in the Greek real estate sector in recent years. Speaking at the event, Minister of National Economy and Finance, Kyriakos Pierrakakis, described the initiative as “the most systematic recording of the use of private real estate ever carried out in the country.” According to the minister, the registry will give the state a comprehensive digital overview of the country’s property stock and the way the real estate market actually functions.

Could you imagine owning a place of your own in Greece, close to the sea and surrounded by the Mediterranean lifestyle? If the idea of having your own holiday home abroad appeals to you, the Second Home Expo in Utrecht, from 27 to 29 March, is the ideal place to start exploring the possibilities.

For many people, building a home in Greece is both an exciting dream and a complex undertaking. From finding the right plot to navigating permits and coordinating professionals, the process can feel overwhelming –especially for foreign investors unfamiliar with Greek legislation and bureaucracy.

This comprehensive guide explains everything step by step, outlining not only what you need to do but also the challenges you may face, so you can begin your journey fully prepared.

Short-term rentals in Greece continue to show strong momentum, confirming the country’s position as one of Europe’s most dynamic accommodation markets. According to the latest Eurostat data, Greece recorded double-digit growth in guest overnight stays during 2025, outperforming most major EU tourism destinations. 


Beyond national performance, regional data offers valuable insight into where demand is concentrated and where new opportunities are emerging.

Our survey forecasts notable changes compared to previous years and the formation of new trends in the holiday home market for 2026. Throughout our research, we identified an increasing shift not only toward luxury and high-end properties, but also toward more affordable holiday homes of smaller surface areas, based on demand observed in selected projects with such characteristics.

Dreaming of owning a holiday home abroad? The Second Home Expo in Maastricht is the ideal place to take the first step. On 24 and 25 January 2026, the MECC Maastricht will once again welcome thousands of visitors and international property specialists under one roof. Elxis – At Home in Greece will be present to guide prospective buyers interested in purchasing property in Greece. 


The Second Home Expo is one of Europe’s leading exhibitions for second-home buyers, bringing together experience, inspiration, and expert advice in a single location. With a presence dating back to the fair’s inception in the 1990s, Elxis has participated in over 100 editions, reflecting decades of experience in Greek real estate.

At Elxis, we value the trust our clients place in us, both during their property purchase and long after. To show our appreciation, we are introducing a special loyalty reward for returning clients who previously used our legal services when buying their home in Greece.

An exponential increase both in the speed of real estate transactions and in the overall size of the real estate market can be achieved through the availability of publicly accessible and reliable data, especially for prospective buyers from third countries. This was the key takeaway from the remarks of Mr. Dion Gavriilidis, Managing Partner of Elxis – At Home in Greece, a leading company in the sale of holiday homes in Greece.

“Greece is moving up a league. It is no longer a market of opportunities; it is a market of trust and stability.” With these words, Mr Giorgos Gavriilidis, CEO of Elxis – At Home in Greece, summed up the trends and prospects of the Greek holiday home market for foreign buyers during his speech at the recent Oikodomi Expo.

In the heart of the Peloponnese, just under two hours from Athens, lies Nafplio: A city that combines centuries of history with a contemporary, high-quality lifestyle. Once the first capital of modern Greece, Nafplio is today one of the country’s most sought-after locations for those dreaming of a second home by the sea. With its cobbled alleys, elegant neoclassical houses, Venetian fortresses, and vibrant waterfront, this is not just a beautiful place to visit; it’s a place where you can truly have a quality of life

Aristides Dallas Architecture Studio is based in Athens and Tinos and was founded by Aristides Dallas. They focus on residential and hospitality projects all over Greece - mainly in the Aegean and Ionian islands and near Athens.

Stavropoulou Architects isn’t your average Greek architecture house. At Stavropoulou Architects, the team helps people realize their dreams of sustainable living and working spaces.

Luxury villas in Paros, a hotel in Milos, beach bars in Porto Rafti, and a golf course in the Peloponnese – Outside Landscape Architecture takes on a wide variety of projects, bringing the modern urban homeowner into contact with the natural beauty of Greece’s rural landscapes.

Konstantinos Stathopoulos is an experienced Greek Architect and has participated in numerous workshops specifically oriented in traditional building techniques. In addition, he was working occasionally as a concept designer, scenographer assistant, and muralist. In the period 2015-2017 he was a collaborator architect of AD architects, leaving his mark on the concept of projects such as the "lap pool house," "casa Leone," and "touch of new."

Designing buildings and space is about creating experiences, not just something attractive, while modern challenges have made architects an even more necessary part of the building process.