A significant reform to the Greek property transfer process came into force in 2026 under Law 5293/2026. Article 15 of the new law introduces a one-stop shop system (υπηρεσία μιας στάσης) for property transactions, placing the notary at the centre of the entire conveyancing process — from document collection through to Land Registry registration. This system significantly streamlines the property transfer greece process.
What Is the One-Stop Shop for Property Transfers?
Under the previous system, completing a property purchase in Greece required buyers and their lawyers to collect numerous documents from multiple government agencies — the Tax Authority (AADE), the Land Registry (Ktimatologio), local planning offices, and others. This process was time-consuming and required careful coordination.
Law 5293/2026 changes this fundamentally. The notary is now formally designated as the single point of contact for all stages of a property transfer. The notary’s new responsibilities under Article 15 include:
- Drafting the contract in agreement with the parties.
- Collecting all required documents from public authorities via digital interoperability — including tax clearance certificates, insurance clearance, the property’s electronic identity, Land Registry extract and diagram, and all documentation required for transfer tax declarations.
- Filing and paying transfer taxes directly, including inheritance tax, gift tax, and parental transfer tax where applicable, using the myPROPERTY platform.
- Withholding and paying any outstanding debts to the Tax Authority (AADE) from the sale proceeds, including lifting any enforced seizures on the property.
- Collecting and paying Land Registry registration fees following calculation by the Land Registry.
- Acting as escrow agent — the notary may now receive the purchase price on behalf of the seller into a dedicated escrow account, providing additional security for both parties.
- Submitting the notarial deed to the Land Registry digitally for registration.
The one-stop shop system enhances the efficiency of the property transfer greece process, making it easier for buyers and sellers to navigate their transactions.
What This Means for Foreign Buyers in Rhodes and the Dodecanese
For international buyers — particularly those purchasing property in the Dodecanese for the first time — this reform brings several practical benefits:
- Faster transactions: The digitisation of document collection significantly reduces the time required to gather the paperwork needed to complete a sale.
- Greater transparency: All taxes, fees, and charges are calculated and paid in a single process, reducing the risk of unexpected costs arising after completion.
- Escrow protection: The ability to hold purchase funds in a notary escrow account adds a layer of security that was not previously available as standard.
It is important to note that while the notary’s role has been significantly expanded, the role of the buyer’s lawyer remains essential. Legal due diligence — including the title search, review of planning status, borderland approval for non-EU buyers, and Golden Visa applications — remains outside the notary’s scope and must be handled by your legal representative
Borderland Areas and Non-EU Buyers: No Change
Law 5293/2026 does not affect the borderland restrictions that apply to non-EU nationals purchasing property in areas such as Symi, Rhodes, and other Dodecanese islands. Non-EU buyers still require prior approval from the relevant government committee before completing a purchase in these areas. This approval process must be handled by an experienced lawyer before the notarial deed is signed.
How the Law Office of Theodosia Karalla Can Help
The Law Office of Theodosia Karalla has extensive experience guiding foreign buyers through property purchases across Rhodes and the wider Dodecanese. We provide full legal support in English, including:
- Full title search through the Dodecanese Land Registry
- Legal due diligence on planning status, building permits, and encumbrances
- Borderland approval applications for non-EU buyers
- Coordination with the notary throughout the conveyancing process
- Golden Visa applications (qualifying purchases)
- Inheritance planning and property structuring for foreign owners
Our office is listed as a recommended English-speaking lawyer by the U.S. Embassy, U.K. Embassy, Australian Embassy, and Canadian Embassy in Athens.