22.10.2026
Best Islands to Retire in Greece
Based on recent data of ours, almost one in three buyers (30.8%), mainly retirees, from abroad are looking for a property in Greece for a permanent residence.
Market Insights
If you're buying or selling a home in Greece, you'll come across the Electronic Building Identity (Ηλεκτρονική Ταυτότητα Κτιρίου), and it's worth understanding, because no property can change hands without it. In simple terms, it's a digital file that records what a building is and how it has changed over its life. It brings welcome transparency to a market that long lacked it, and for buyers in particular, it's a genuine safeguard. Here's what it is, what it contains, and what it means for you.
What It Is
The Electronic Building Identity is an official digital file held for each property in Greece. It gathers the key information about a building, its permits, plans, energy performance, and any alterations made over the years, in one place. It's prepared and submitted by a registered engineer. Once complete, the property is issued an electronic ID number, and that number is required to complete any transfer. Without it, a property cannot legally be sold or transferred.
Why It Matters
For buyers, it's reassuring. It gives an accurate, official picture of a property's condition and history, including whether any extensions or changes were properly declared, which helps you make a better-informed decision and avoid nasty surprises. For the market as a whole, it adds transparency and depth. The file is linked to the National Cadastre, part of Greece's wider move to bring property records online, which together are making transactions smoother and the market more trustworthy.
What the File Xontains
A registered engineer compiles a complete electronic file for the property, typically including:
The building permit and any amendments
The drawings supporting the permit (topographical survey, floor plans)
A structural stability certificate or structural capacity study
Floor plans of the building, where the permit file is incomplete
An accessibility study for people with reduced mobility
A construction inspection certificate, if one was issued
Any legalisation certificate for unauthorised constructions
The energy performance certificate
For apartments, the co-ownership participation percentages and cost attribution
The title deeds
The cadastral registration number
The Certificate of Completeness of the Electronic Building Identity
What It Means For the Sellers
In practice, much of this is work that civil and architect-engineers already do for their clients, so it's about organising it properly rather than creating it from scratch. If you're selling, you'll need the identity in place before the transfer can complete, and an engineer will prepare it. Any extensions or alterations need to be properly declared, and the information must be accurate, as incorrect declarations can carry penalties. The file is updated whenever building work is carried out, and owners keep the same records in hard copy too. It does mean a little more paperwork for sellers up front. But it pays off, giving a clearer, more reliable picture of a property and, across the market, a more transparent and liquid housing sector.
Conclusion
The Electronic Building Identity is now an essential part of buying or selling in Greece. It's a digital file, prepared by an engineer, that records a property's permits, plans, and history, and the ID number it generates is required to complete any transfer. For buyers it adds security and transparency; for sellers it's a step to prepare for in advance. Either way, it's a positive change, and one we handle for our clients as a matter of course.
Disclaimer: This content is for informational purposes only and does not constitute legal or tax advice. For any issues relating to specific cases, we recommend consulting a lawyer, an accountant, or a notary depending on your needs.
