03.09.2026
Buying an Off-Plan House in Greece from Abroad Explained
“How can I buy a house in Greece that is not built yet from abroad?”
That’s a very common question we receive from clients interested in buying an off-plan house.
Purchase Tips
Every home in Greece is now meant to have its own digital file. It is called the Electronic Building Identity, or E-ID (Ηλεκτρονική Ταυτότητα Κτιρίου). The Electronic Building Identity gathers the key facts about a property in one secure online record. It sets out the building's current condition, its permits and plans, and any changes made to it over the years. For anyone buying or selling a home in Greece, it has become one of the most important documents to understand. This guide explains what the E-ID is, what it contains, who prepares it, and why it matters at the moment a property changes hands.
What Is the Electronic Building Identity (E-ID)?
The Electronic Building Identity is an electronic file held in a national registry for each building in Greece. Its purpose is to capture the real state of a property and to track any changes during the building's life. The file is tied to a single property. It records the building permit, the approved plans, the energy performance, and the legal status of any extensions or alterations.
In short, it is the building's history in one place, kept online rather than scattered across paper archives. The system covers houses, apartments, and other buildings. It applies whether the property is a city apartment, a village house, or a holiday villa near the coast.
Why the Electronic Building Identity Matters When You Buy or Sell
The Electronic Building Identity adds security and transparency for owners and buyers alike. It gives you a clear view of a property's legal and technical position before you decide anything. It matters most at the point of transfer. An E-ID is needed to complete any property transfer in Greece. This includes a sale, a gift, and a parental transfer.
Before the contract can be signed at the notary, the file must be in place and confirmed as complete. For an international buyer, this is a real safeguard. The legal and building history of the property is set out and checked before you commit your money. For a seller, having the file ready early keeps the process moving and avoids last-minute delays.
A Short History: What Existed Before the E-ID
It may seem obvious that an electronic file should exist for every home. For many years in Greece, this was not the case. As recently as 2020, many documents about a property were held on paper and not stored online. Records could be incomplete, and some building permit files had been lost over the decades. The legal basis for the E-ID is Law 4495/2017. The electronic registry that holds the files began operating in 2021. From that point, the file became part of how property transfers are completed across Greece.
"It better organises the entire process in the interests of homeowners and the market", says the CEO of Elxis - At Home in Greece, Giorgos Gavriilidis.
How the E-ID Replaced the Old Engineer's Certificate
Before the registry existed, a property transfer relied on a certificate from an engineer. This certificate confirmed that the building had no unauthorised constructions, or that any such works had already been settled. It was known as the engineer's legality certificate. The E-ID system changed this. The Certificate of Completeness now takes the place of that older certificate at the point of transfer. It carries the engineer's statement within it, and it links to the full file rather than standing on its own. The result is a single record that a notary, a buyer, and the authorities can all rely on.
Who Prepares the Electronic Building Identity?
A registered engineer prepares the file. The owner appoints the engineer, who then becomes responsible for gathering and uploading the property's documents. The engineer records the building's current state, checks it against the permits and plans, and confirms that the file is complete. The Electronic Building Identity then draws together the construction plans, the building permit, the energy performance certificate, and the status of any extensions or alterations. The full list follows below.
What Does the Electronic Building Identity Contain?
The Electronic Building Identity brings together the documents and plans for each building. The main items are:
Building permit and any amendments. The original permit and any later revisions.
Drawings that accompany the building permit. These include the topographic diagram and the floor plans.
Floor plans showing the building's actual state. Used when the permit file is incomplete.
Energy performance certificate. The rating for the property or the building.
Declarations to legalise unauthorised constructions. If any work was done without the right permits — like an extra room or a pool — paperwork proving it was later made legal is included.
Structural vulnerability assessment or structural safety check. This checks how well the building's frame and foundations would hold up, for example, in an earthquake. If there's no existing proof that the building's frame and foundations are strong and safe, an engineer inspects it and adds the results to the file.
Accessibility study for persons with reduced mobility. Included where it applies.
Construction inspection certificate. Some buildings get randomly checked during construction to confirm they match the approved plan. Included if this one was checked.
Table of thousandths and cost-distribution study. For apartments, this shows what share of the building's shared costs each owner pays.
Cadastral registration number (KAEK). The property's unique number in the cadastre.
If everything is complete, you get a Certificate of Completeness of the Electronic Building Identity. At this point, the engineer confirms that the file is complete.
New Builds and Existing Homes: When the E-ID Is Required
The timing depends on the age of the property.
For a new building, the Electronic Building Identity is created together with the building permit. The file exists from the start and grows as the property is completed. For an existing home, the file is drawn up at the time of transfer. This is the point at which the owner appoints an engineer and the documents are gathered and confirmed. The completed file then forms part of the transfer.
What Happens If the Building Permit File Is Lost
Greek building permits go back many decades, and not every municipal archive is complete. Some permit files have been lost or damaged over the years. The law allows for this.
Where the building permit and its accompanying documents cannot be found in the relevant authority's records, a certificate of loss from the building authority is submitted in their place. The engineer then builds the picture of the property using surveys and the plans that do exist. This is one reason an older home can take longer to prepare than a new one.
The Certificate of Completeness Explained
The Certificate of Completeness is the document that proves the file is in order. The authorised engineer issues it once all the required information has been uploaded and checked. The certificate has a unique number and a short period of validity, around two months from the date of the engineer's inspection. Within that period it can be reissued, so it can be used for more than one notarial or administrative step. If it expires before the transfer is done, the file is updated and a fresh certificate is issued.
How the E-ID Is Created, Step by Step
The process is handled by professionals, so as an owner or buyer you are not doing the technical work yourself. In outline, it runs as follows:
The owner appoints a registered engineer.
The engineer registers the plot and then the property in the electronic registry.
The engineer collects and uploads the documents, such as the permit, the plans, and the energy performance certificate.
The engineer checks for any unauthorised constructions and arranges a settlement if one is needed.
The engineer issues the Certificate of Completeness.
The certificate is attached to the transfer contract at the notary.
Keeping the File Up to Date After Renovations
The Electronic Building Identity is meant to stay current for the life of the building. Whenever you carry out building work or alterations that require a permit, the file is updated to reflect them. A registered engineer makes the update. You are also required to keep a copy of the same information at the property, stored in a designated place. This copy should be complete in case officials carry out a check.
Unauthorised Constructions and the E-ID
The E-ID and the rules on unauthorised constructions are closely linked. A property cannot be transferred while it has unsettled illegal works. If the engineer finds an extension or change that was never declared, it has to be settled under the relevant law before the file can be completed. This is a separate process with its own steps and costs. It is one reason to start the file early, since settling an issue can take time.
How the E-ID Connects to the Hellenic Cadastre
The electronic registry is connected to the Hellenic Cadastre. Each file refers to the property's cadastral number, where one exists, which ties the building record to the wider land registry. As more state services in Greece move online, this link makes property records easier to access and cross-check.
The continued roll-out of the Hellenic Cadastre and the drawing-up of forest maps are changes that add transparency and appeal to Greek homes. The direction of travel is clear, and it benefits both buyers and sellers of a home in Greece.
A Checklist for Sellers
If you are selling, a few steps keep things smooth:
Appoint a registered engineer early, before you market the property.
Gather the building permit and the approved plans.
Settle any unauthorised works, since these have to be resolved before transfer.
Allow extra time for older properties, where records may need rebuilding.
Having the file ready in advance helps you avoid losing a buyer to delays.
A Checklist for Buyers
If you are buying, the file is one of your best protections:
Ask whether the Certificate of Completeness is in place and still valid.
Check that the file covers the whole property, including any extensions.
Have your lawyer review the documents before you sign.
Treat any gap or unsettled issue as something to resolve before the purchase, not after.
What This Means for International Buyers
For a buyer based abroad, the Electronic Building Identity removes a lot of guesswork. The building's permits, plans, and legal status are confirmed in one file before the purchase goes ahead. If something is not in order, it shows up before you sign, not after.
When you buy or sell through Elxis, our in-house legal team of ten lawyers confirms the file is in place and complete as part of the transfer. We check the documents, handle the legal work in your own language, and make sure nothing is missing before you commit. We have been guiding international property buyers to find their ideal house in Greece since 1991.
Frequently Asked Questions
What is the Electronic Building Identity (E-ID)?
It is the digital file for a property in Greece. It records the building's permits, plans, energy performance, and any changes made over time.
Is the E-ID the Same as Greece's Digital ID Card?
No. The E-ID is a file about a building. The digital ID card and personal number identify a person. They are separate systems with a similar name.
Do I Need an E-ID to Sell My Home in Greece?
Yes. An up-to-date file is required to complete any property transfer, whether a sale, a gift, or a parental transfer.
Who Issues the E-ID?
A registered engineer prepares and updates the file, then issues the Certificate of Completeness.
How Long is the Certificate of Completeness Valid?
It is valid for a short period, around two months from the engineer's inspection. It can be reissued within that time and renewed afterwards if needed.
What Does an E-ID Cost?
The cost depends on the property and the work the engineer needs to carry out, so it varies from one case to the next.
What If the Building Permit Cannot be Found?
A certificate of loss is obtained from the building authority, and the engineer prepares the file using the surveys and plans that exist.
Where is the E-ID Kept?
The file is held in the national electronic registry. You also keep a copy at the property.
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