Buying off-plan in Athens means paying for a flat that does not exist yet. Greek law gives no automatic protection to off-plan deposits, so the checks you run and the clauses you negotiate before paying are your protection.
Last checked: October 2026
At a glance
- Greek law provides no automatic statutory protection for off-plan deposits, according to Global Law Experts.
- Until the final deed is signed, the buyer holds a contractual right, not registered ownership.
- Sales by developers normally carry 24% VAT, suspended until 31 December 2026.
The 9 checks
1. The building permit
Verify the permit yourself on the state’s e-adeies platform, including its scope, expiry date and any pending appeals, as Global Law Experts advises. Check that the flat you are buying matches the approved plans.
2. Who owns the land
Get Hellenic Cadastre extracts confirming ownership, boundaries and encumbrances. Where the cadastre is not complete, your lawyer searches the local land registry. Check that the developer owns the land or holds the right to build on it.
3. The developer
Check the developer’s tax number and VAT registration with the tax authority (AADE), so that each milestone payment is properly invoiced.
4. Mortgages on the land
Ask your lawyer to confirm that there are no mortgages or seizures on the plot, or that any will be lifted before your deed is signed.
5. The deposit and payment schedule
If payments are staged, link each payment to a completed stage you can verify, not to dates on a calendar.
6. Security for your money
Because there is no automatic protection, ask for an irrevocable guarantee from a Greek bank, an escrow account holding payments until completion is verified, or an equivalent security written into the contract. Global Law Experts lists these as the available safeguards.
7. Delay penalties
Agree penalties per day or per month of delay in the contract, rather than relying on court action later.
8. VAT and the price
Ask whether the price includes VAT. VAT on new buildings is suspended until 31 December 2026 under Law 5246/2025. If your deed will be signed after that date, ask what happens if the suspension is not extended, and put the answer in the contract.
9. Specification and energy rating
Attach a detailed specification to the contract: materials, finishes, parking, storage and the target energy performance certificate (EPC) class. Global Law Experts notes that energy standards for new builds are tightening, which affects resale value.
When you become the owner
Ownership passes when the final notarial deed is signed and registered, after completion and final payment. Before that, you hold a contract with the developer. That is why checks 5 to 7 matter.
Frequently asked questions
Is my off-plan deposit protected by law in Greece?
Not automatically. Protection depends on a bank guarantee, escrow or similar security written into your contract.
Do I pay VAT or transfer tax on a new build?
Sales by developers normally carry 24% VAT. VAT is suspended until 31 December 2026, and buyers pay transfer tax instead during the suspension.
Where do I check a building permit?
On the e-adeies platform. Your lawyer or engineer can check that the permit matches what is being built.
Can an off-plan flat qualify for the Golden Visa?
In the €800,000 and €400,000 zones, the investment must be a single property with main areas of at least 120 m², under Article 64 of Law 5100/2024, according to the Ministry of Migration and Asylum’s Golden Visa circular. Check the rules for off-plan purchases with an immigration lawyer.
Related: how to buy property in Greece as a foreigner and the real cost of buying in Greece.
This guide explains general rules. Confirm contract terms with a Greek lawyer before paying a deposit.
