26.02.2026
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BlogBuilding permits are one of the most practical issues a seller or buyer needs to understand in the Greek property market. Properties with unresolved permit issues face real consequences: reduced buyer interest, financing difficulties, and complications during the transfer process. Understanding what those consequences look like and what can be done about them, makes the difference between a smooth sale and a prolonged one.
What are building permits and why do they matter?
A building permit is an official authorisation issued before construction, renovation, or modification work begins on a property. It confirms that the planned work complies with local building codes, zoning regulations, and safety standards established by Greek municipalities and the Ministry of Environment.
In Greece's property market, permits serve as proof of legal compliance. They demonstrate that construction work has been properly approved, inspected, and completed according to official standards, something international buyers, in particular, look for as part of their due diligence. Properties without proper permits may face legal challenges, reduced marketability, and complications during ownership transfers.
How do missing or invalid permits affect property value?
Properties with permit problems face reduced buyer interest, particularly from international purchasers who prioritise legal security. Many buyers avoid such properties entirely, which reduces the potential buyer pool and extends selling timeframes. Financing is another significant obstacle. Greek banks will not finance properties with unauthorised constructions or unresolved permit issues, even minor illegalities can block financing entirely.
What happens when you try to sell a property with building violations?
Greek law requires sellers to disclose known building violations during property transactions. Failure to disclose can result in legal action from buyers after completion, potentially including contract cancellation and damage claims.
Since 2011, no property with undeclared unauthorised constructions can be sold, transferred, or mortgaged without first obtaining a certificate of compliance from a licensed engineer. This applies regardless of the size or severity of the violation.
How can property owners resolve building permit issues before selling?
Property owners can resolve most permit issues through Greece's regularisation procedures, which involve submitting retrospective applications, paying associated fines, and completing any required modifications to bring properties into compliance.
The process begins with engaging a qualified Greek engineer to assess the property and prepare the necessary documentation. They will identify which work requires regularisation and determine whether any modifications are needed to meet current standards. Applications are submitted through the Technical Chamber of Greece's (TEE) official digital platform.
Under Law 4495/2017, unauthorised constructions are classified into five categories based on the severity of the violation:
· Categories 1 to 4 cover buildings constructed before 2011 with minor to medium violations. These can be regularised, and the current deadline for doing so is 31 March 2028.
· Category 5 covers large-scale violations or constructions built entirely without a permit, as well as properties with building area exceedances above 40%. Regularisation for Category 5 has been frozen since October 2020 and is currently not possible. Owners with Category 5 violations should seek specialist legal advice, as their options are significantly more limited.
What should buyers look for regarding building permits?
Buyers should verify building permit status through municipal records, inspect properties for unauthorised modifications, and engage qualified professionals to conduct thorough due diligence before committing to a purchase.
Essential documentation includes original building permits, completion certificates, and any subsequent modification approvals. Buyers should request copies and verify their status directly with issuing municipalities or through the Land Registry.
Professional property inspections should specifically examine potential permit violations, including unauthorised extensions, swimming pools, or structural modifications. A qualified engineer familiar with Greek building regulations can identify issues that untrained eyes might miss.
Engaging an experienced Greek property lawyer to review all documentation and conduct a thorough title search is strongly recommended. They can identify potential issues and advise on risk mitigation before contracts are signed.
How do building permits affect Golden Visa investments?
For Golden Visa investors, legal due diligence must include verification of the property's permit status and legal classification. A property that appears to meet the investment threshold may still fail to qualify if its permit history or structural compliance does not hold up to scrutiny.
Under the current framework (effective January 2026), properties must meet specific eligibility conditions depending on their category:
Properties in high-demand areas (Athens, Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 inhabitants) require a minimum investment of €800,000 in a single property of at least 120 sqm.
Properties in all other regions require a minimum investment of €400,000 in a single property of at least 120 sqm.
Commercial-to-residential conversions and listed buildings under restoration qualify at €250,000, provided the change of use or restoration is completed and properly permitted before the application is submitted
The Golden Visa application process involves multiple government departments and takes time to complete. Properties acquired through the Golden Visa programme are not permitted to be used for short-term rentals.
Given that residency status depends on maintaining a legally compliant investment, thorough due diligence, including building permit verification, is particularly important for Golden Visa buyers. Engaging specialised legal counsel with experience in both property law and immigration requirements is essential.
Disclaimer: This content is for informational purposes only and does not constitute legal or tax advice. For matters specific to your situation, we recommend consulting a lawyer, accountant, or notary as appropriate.
