The National Land Registry (Κτηματολόγιο) is the official Greek government database that records all property ownership, rights, and encumbrances across Greece. Unlike the older system of notarial records, the Land Registry provides a single, authoritative source of truth for every property in the country.
For anyone buying, selling, or inheriting property in Greece — especially in the Aegean Islands — a thorough Land Registry search is not optional. It is the foundation of every safe and legally sound real estate transaction.
Important Update: The Dodecanese Land Registry (2025–2026)
The integration of the Dodecanese islands into the unified National Land Registry system is currently underway — and it is a development that directly affects property transactions across Rhodes, Kos, Karpathos, Kalymnos, Symi, and the wider island group.
The Dodecanese Land Registry Office (Κτηματολογικό Γραφείο Δωδεκανήσου) has been operating under the new system since January 2025. However, the contract for the full migration and digitisation of historical property data — which will replace the old Dodecanese Land Registry Regulation (Κτηματολογικός Κανονισμός) that has governed the islands since the Italian administration — was only signed in late April 2026.
What this means for buyers and sellers: This transition period requires particular care. Properties in the Dodecanese may still carry records under the old system, and cross-referencing between the legacy and new databases is essential to ensure a clean title. Working with a lawyer who has in-depth local knowledge of this process is not just advisable — it is essential.
It is also worth noting that the records of the former Mortgage Registry Offices (Υποθηκοφυλακεία) of Symi, Kastellorizo (Megisti), and Halki have been transferred to and are now maintained by the Dodecanese Land Registry Office, based in Rhodes.
Similarly, the former Mortgage Registry Offices of Kalymnos, Karpathos, and Tilos have been abolished as independent services and have been fully integrated into the Dodecanese Land Registry Office in Rhodes.
Our office has been closely following this transition from the outset and is fully equipped to navigate both the old and new systems on behalf of our clients.
Our Land Registry Services
We provide end-to-end legal assistance for all matters related to the Greek National Land Registry, including:
Title Searches & Ownership Verification We verify that the seller is the legal owner of the property and that the title is clean, unencumbered, and free of any disputes. This includes checking for mortgages, easements, liens, or court orders registered against the property.
Encumbrance & Lien Checks We identify any financial obligations attached to the property — such as unpaid taxes, bank mortgages, or third-party claims — that could transfer to the new owner upon purchase.
Property Registration After a transaction is completed, we handle the formal registration of the new ownership with the Land Registry, ensuring the transfer is legally binding and officially recorded.
Correction of Registry Errors In some cases, older properties in the Aegean Islands carry historical inaccuracies in their Land Registry records. We handle the legal process of correcting these errors to ensure a clean and marketable title.
Step-by-Step: How We Handle a Land Registry Transaction
Step 1 — Initial Consultation We discuss your property transaction, identify the property on the Land Registry system, and outline the legal steps required.
Step 2 — Title Search We conduct a full search of the Land Registry database, reviewing the property’s ownership history, any registered encumbrances, and its current legal status.
Step 3 — Report & Advice We provide you with a clear, written report of our findings — in plain English — and advise you on how to proceed, including any issues that need to be resolved before the transaction can move forward.
Step 4 — Transaction Completion Once all legal requirements are satisfied, we oversee the completion of the transaction, including the signing of the notarial deed and the formal registration of the new ownership.
Step 5 — Post-Transaction Registration We file all necessary documents with the National Land Registry and relevant tax authorities to ensure the ownership transfer is fully recorded and legally binding.
Frequently Asked Questions
Yes. Every property purchase in Greece requires a title search before the notarial deed can be signed. Without a clean title, the transaction cannot legally proceed.
A standard search typically takes between 3 and 7 business days, depending on the location of the property and the complexity of its history. Properties in areas where the Land Registry is not yet fully digitised may take longer.
If we identify an issue — such as an outstanding mortgage or a disputed ownership claim — we advise you on your options. In many cases, issues can be resolved before the transaction proceeds. We will always be transparent about the risks involved.
Yes, in most cases. However, properties in borderland areas of Greece are subject to additional restrictions for non-EU buyers. We have extensive experience navigating these regulations, particularly for the islands we serve in the Dodecanese.
No. Many of our clients are based overseas and manage the entire process remotely. We can handle all Land Registry research and registration on your behalf through a Power of Attorney.
Why Choose the Law Office of Theodosia Karalla?
With over 25 years of experience in Greek real estate law, we have conducted hundreds of Land Registry searches across Rhodes, Kos, Patmos, Kalymnos, Symi, and the wider Aegean Islands.
We are fluent in English and work extensively with foreign buyers, investors, and expats — making the process as clear and straightforward as possible for clients who are unfamiliar with the Greek legal system.
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.
Contact us today for a free consultation and let us protect your investment from the very beginning.