A Greek property deed is the point at which several records must describe the same right. Title documents answer who can transfer. Tax documents support the transfer process. Technical documents address the building or divided property. The deed should be the reconciled output of those tracks, not a summary copied from a brochure.
For a Greece Golden Visa purchase, the same discipline protects the later residence-permit file. A correct purchase amount does not solve a wrong floor number. A technical certificate does not establish seller authority. A tax receipt does not prove that the transferred unit is the one shown on the conversion plan.
Build one exact-unit sheet
| Field | Minimum documents to compare |
|---|---|
| Seller and right transferred | Current title evidence, authority documents where applicable, deed draft |
| Property identity | KAEK or registry reference, deed draft, technical material |
| Unit description | Horizontal-property deed, floor plan, draft deed |
| Areas and ownership percentage | Title, cadastral information, plans, deed draft |
| Parking or storage | Title/establishment documents, plans, price schedule, deed draft |
| Existing and claimed new use | Permit history, approved plans, route-specific evidence, deed draft |
The sheet does not replace the notary, lawyer or engineer. It lets the buyer see whether three document streams converge on the exact same property.
The tax documents answer a narrow but important question
AADE says that a buyer needs a Greek tax number, must submit the property-transfer-tax declaration and pay the resulting tax before the deed is drawn up. Its current public guidance describes transfer tax as 3% of the property value. This is a tax-process rule; it does not establish a Golden Visa investment threshold, project eligibility or total transaction cost.
AADE also describes the ENFIA certificate for notarial instruments that transfer or alter a property right. It confirms the tax-declaration and payment or regularisation matters set out in law. It is not a title certificate, survey, condition report or immigration approval.
The title documents answer a different question
The Hellenic Cadastre describes certificate options that show cadastral entries by KAEK and relevant right-holder, and lists burden-related certificates among its services. A buyer-appointed lawyer should select the proper searches for the local registry system and review them with earlier deeds and the proposed transfer.
Flag any difference between the title record and draft deed involving seller name or authority, ownership percentage, floor, horizontal-property number, KAEK, included parking or storage, or any mortgage, prenotation, attachment or claim requiring a documented plan.
The technical documents answer another question
The Ministry of Environment and Energy explains that the Electronic Building Identity / Certificate of Completeness gathers required property information. For a divided property, technical material should be read against the exact unit, approved plans, use, permit history and declared alterations.
For a qualifying EUR 250,000 change-of-use investment, MITOS specifies a separate procedure with property and document conditions. In particular cases, the route calls for an engineer’s technical report with specified content. An ordinary sale document should not be assumed to prove those route-specific statements.
A practical deed-readiness meeting
- What exact property right will the deed transfer?
- Do all parties use the same KAEK, legal unit identifier, floor and ownership percentage?
- Which ancillary rights are in the deed and which are only marketing descriptions?
- Are the title, tax and technical documents current enough for the intended transaction date?
- What condition remains outstanding, who owns it and what evidence will close it?
- Which documents are purchase evidence and which are separate residence-permit evidence?
Hypothetical example
An investor is buying a converted unit. The deed draft and tax declaration show the same address and consideration, but the technical plan includes a storage room missing from the legal horizontal-property description. It may not be legally included, may belong to another right or may need further documents. Each possibility changes price, deed wording and future use. Obtain the documentary explanation before signing.
Final hold triggers
- Different units, floors, KAEK references or ownership percentages across documents;
- a deed right unsupported by the seller’s title record;
- a tax or technical document presented as proof of title or immigration eligibility;
- an outstanding burden or change-of-use step without a written evidence path; or
- a property called fully eligible without property-specific legal, technical and immigration review. At Santheos, this is an internal review label, not government certification, pre-approval or a guaranteed outcome.
Santheos can coordinate document requests. The buyer should obtain independent legal, tax and technical advice; competent authorities decide tax, registration and residence-permit matters.
Related Santheos reading
- Matching the KAEK and Unit Description
- The Pre-Filing Reconciliation Check
- Source of Funds vs Proof of Payment
Official sources
- AADE — Before purchasing property — accessed 19 September 2026.
- AADE Decision A.1085/2023 — ENFIA certificate.
- Gov.gr — Property transfer digital file.
- Hellenic Cadastre — certificates.
- MITOS — change-of-use investor residence permit.
This article is general information, not legal, tax, technical or immigration advice. Eligibility and filing outcomes depend on the property, applicant and competent authority.
