Renovating a Property in Greece as a Foreign Buyer: A Practical Guide

Buying a stone house on an island, a city apartment in Athens or a family home near the coast is often only the first step. Many properties in Greece need work before they are comfortable, efficient and ready to rent or live in. For foreign buyers the process can feel opaque: who is allowed to do what, which works need approval, and how do you keep control of a project when you are not in the country? This guide walks through renovating a property in Greece from the point of view of an overseas owner, in plain English.

Before you buy: check what you are really buying

The most expensive renovation surprises in Greece usually have nothing to do with tiles or kitchens. They come from the legal and technical status of the building. Before you commit, ask an independent engineer to look at the property alongside your lawyer.

Legal status and unauthorised works

Older Greek properties often include additions or changes that were never fully permitted: an enclosed balcony, an extra room, a converted storage space. These need to be identified and, where possible, regularised. Unresolved unauthorised works can delay a sale and can also block approval for new works later, so it is far better to know about them at the start.

The Electronic Building Identity

Property transfers in Greece require an engineer’s certification and an Electronic Building Identity, a digital file that records the building’s permits, drawings and any regularisations. Ask to see it, and ask your engineer to compare it with what is actually on site. Any difference between the drawings and the building is cheaper to resolve before completion than after.

A technical survey

A good pre-purchase survey looks beyond cosmetics. It should cover:

Structure: cracks, signs of settlement, the condition of the concrete frame or stone walls
Damp and water ingress, especially in roofs, terraces and ground floors
Electrical and plumbing installations, which in older homes often need full replacement
Windows, insulation and the current energy class of the building
Access, parking and how materials can be delivered, which matters a lot on islands and in historic centres

The paperwork you will need as a foreign owner

A Greek tax number (AFM)

Foreign nationals can own and renovate property in Greece on the same basis as Greek citizens, but you will need a Greek tax identification number (AFM) for the purchase, for contracts and for any permit application. Your lawyer or accountant can help you obtain one.

A local representative

If you do not live in Greece, it is common to appoint a lawyer or trusted representative with a notarised power of attorney. They can sign documents, deal with utilities and receive official correspondence on your behalf, so the project does not stall every time a signature is needed.

Some locations need extra checks

Properties in certain border regions and on some islands can be subject to additional clearance procedures for non-EU buyers, and listed buildings, traditional settlements and archaeological zones have their own rules on what can be changed. Your lawyer and engineer should confirm this for the specific property.

Which works need a permit?

Greek planning law distinguishes between three broad levels. The exact category depends on the works and on the building, and it is a legal test, so the decision should always come from a licensed engineer.

Works that do not need a permit, such as interior painting, replacing floors, small internal repairs that do not touch the load-bearing structure, maintaining installations, or replacing windows within the same openings.
Small-scale works approval for defined minor works, for example certain internal layout changes, external thermal insulation, or roof repairs using scaffolding.
A full building permit for structural changes, extensions, changes of use and other major works.

Applications are filed electronically through the Technical Chamber of Greece’s e-adeies system. Only a licensed engineer can submit them, which means your engineer is also your window into the process. Ask for the file reference, the category applied for, and regular written updates.

Planning the renovation

Start with a clear brief

Decide early how the property will be used. A holiday home that will be let in summer, a permanent family residence and a rental investment lead to different choices on layout, finishes, durability and energy systems. Write the brief down, including your budget range and the date you need the property ready.

Think about energy from day one

A renovation is the cheapest moment to improve energy performance. Insulation, modern windows, a heat pump and, where it makes sense, a solar PV system are far easier to install while walls and roofs are already open. They lower running costs, improve comfort in both summer and winter, and support the property’s value and energy class. For a main residence, it is also worth checking whether a state-supported energy upgrade programme such as Exoikonomo is open at the time.

Get a detailed, itemised quote

Ask for a quote that breaks the work down by trade and by room: demolition, building works, electrical, plumbing, insulation, windows, kitchen, bathrooms and finishes. A single lump sum is hard to compare and even harder to manage when changes come up. A good quote also states what is excluded, how variations are priced and the payment schedule.

Managing the project from abroad

Many of our clients follow their renovation from another country. That works well when the structure of the project is clear:

One accountable contractor. Coordinating separate builders, electricians, plumbers and window suppliers yourself is the main source of delays. A single company responsible for design, permits and construction removes most of that friction.
A written schedule with milestones that payments are linked to.
Regular photo and video updates, plus a short written report at each milestone.
Decisions made in advance. Choose tiles, sanitaryware, kitchen and fittings early, so the site never waits on a choice.
A proper handover, with a final inspection, a snagging list, the certificates for the installations and an updated energy certificate where applicable.

Timing and seasons

How long a renovation takes depends on its scope, on whether a permit is needed and on the location. On islands and in tourist areas, local rules and practical constraints can limit noisy works during the summer season, and both materials and crews are in high demand before Easter and in early summer. If you want the property ready for a particular season, plan backwards from that date and allow time for permits and material lead times.

Common mistakes to avoid

Buying before checking the legal status and the Electronic Building Identity
Starting works before confirming which approval category applies
Choosing a quote on price alone without comparing what is included
Leaving the electrical and plumbing systems “for later” in an older house
Ignoring insulation and windows, then paying for it every summer and winter
Having no one on the ground who can make small decisions on your behalf

How S.A. Construction and Development can help

We handle complete renovations of homes, apartments and commercial spaces across Greece, from the initial site survey and technical assessment to design, permitting through our engineers, construction and final handover. For buyers planning bigger changes or a new build, our construction services cover the full project, and our wider services include energy upgrades and solar PV. You get one point of contact, a detailed quote and regular updates in English.

Planning to buy or renovate a property in Greece? Contact us for a free assessment and tell us about the property. We will tell you what is realistic, what it involves and what it is likely to take.

Solar PV for Homes and Businesses in Greece: How It Works Today

Greece has some of the best solar conditions in Europe, and electricity is a significant monthly cost for both households and businesses. It is no surprise that solar panels on roofs and terraces are now a common sight. The rules for connecting a system to the grid have changed in recent years, though, and much of the advice found online is out of date. This guide explains, in plain English, how solar PV works in Greece today, what the main options are, and what to consider before you invest.

Why solar makes sense in Greece

A well-designed photovoltaic system turns abundant sunshine into electricity used directly by your home or business. The main benefits are:

Lower electricity bills, especially when most of the energy is used on site during the day
Protection against future rises in electricity prices
Greater energy independence, particularly when combined with battery storage
Higher property value and a better energy profile for the building
Low maintenance and a long service life for quality equipment

How quickly a system pays for itself depends on its size, the cost of installation, how much of the energy you use yourself and the electricity prices you pay. That is why a proper study for each property matters more than any general rule of thumb.

How self-consumption works today

Net metering: closed to new applications

For many years, Greek households and businesses used net metering, under which the energy fed into the grid was offset against the energy taken from it. New applications for net metering closed in 2024. Systems already connected under net metering keep their existing arrangement under their contracts, but new systems follow different rules. If you read an article recommending net metering for a new installation, it is out of date.

Net billing

The main option for a new grid-connected system is now net billing. You use the solar energy you produce in your own building first. Any surplus that is fed into the grid is credited at market-based prices, while the electricity you draw from the grid is billed normally. Net billing agreements are concluded with your electricity supplier for a long fixed term, and virtual net billing also allows a system to serve a consumption point in a different location.

The practical consequence is simple: under net billing, the value of a system comes mainly from the energy you consume yourself. Sizing the system to your real daytime consumption, and considering a battery to shift solar energy into the evening, matter more than ever.

Zero-export systems and batteries

It is also possible to install a system that does not feed any energy into the grid, sized purely for self-consumption. A self-consumption framework adopted in 2026 also introduced standalone battery storage for self-use and simplified procedures for small plug-in “balcony” solar systems. These options are evolving, so we always confirm the current rules for each project before proposing a solution.

Solar PV for homes

For a house or apartment building, the key questions are how much roof or terrace space is available, how it is oriented and shaded, and how and when the household uses electricity. A home with air conditioning, a heat pump, an electric water heater or an electric car uses far more energy during the day than a home that is empty until the evening, and that changes the ideal system size.

Solar works best as part of a wider energy upgrade. Insulation, modern windows and an efficient heat pump reduce how much energy you need in the first place, so the solar system covers a larger share of it. If you are planning a renovation, it is the ideal moment to prepare the roof, cable routes and the electrical panel for PV and batteries.

Solar PV for businesses

Businesses often have the strongest case for solar, because most of their consumption happens during daylight hours: offices, shops, hotels, workshops, cold stores and light industry. Large flat roofs and car parks offer plenty of space for panels.

Commercial projects benefit from careful engineering: a structural check of the roof, a detailed analysis of the load profile, and integration with existing electrical installations. Through our partnership with ZERIONEX, we can also connect PV systems to monitoring and automation platforms (PLC, SCADA and telemetry), so production, consumption and alarms can be followed in real time and the system can be managed remotely.

Batteries: when are they worth it?

A battery stores surplus solar energy during the day and releases it in the evening or at night. Under net billing, where exported energy is valued at market prices, a battery can significantly increase the share of solar energy you use yourself. Whether it makes financial sense depends on your consumption pattern, the size of the system and current equipment prices. We model each case rather than recommending a battery by default.

From study to switch-on: the process

Site visit and study. We assess the available area, orientation, shading, structural adequacy and your consumption, then propose the optimal system size and expected performance.
Proposal and quotation. A detailed offer covering equipment, installation and the self-consumption scheme that suits you.
Permitting and grid connection. We prepare the technical file and handle the applications and connection procedures with the network operator and your supplier.
Installation. Certified panels, quality inverters, mounting structures, protection panels and earthing, installed by experienced crews to strict safety standards.
Commissioning and monitoring. Final checks, connection, and set-up of production monitoring on your phone or computer.
Support and maintenance. Periodic inspection, cleaning and technical support for the life of the system.

Choosing equipment and an installer

The inverter is the heart of the system, converting the direct current from the panels into usable electricity, so it deserves as much attention as the panels themselves. Look for established brands with good local support and clear warranties. Equally important is the installer: ask who carries out the study, who handles the paperwork, what the warranty covers and who you call if something goes wrong.

A few questions worth asking any provider:

How was the system size calculated, and what share of the production will I use myself?
Which self-consumption scheme applies to my project, and why?
Is the roof structurally suitable, and how will waterproofing be protected?
What monitoring will I have, and what support is included after installation?

A note for owners who live abroad

Many owners of holiday homes and investment properties in Greece live elsewhere for most of the year. Solar can still work very well, especially for properties that are rented out in summer, when demand for air conditioning peaks. Remote monitoring lets you see how the system performs from anywhere, and a single installer who handles the study, permits, installation and maintenance means you do not need to coordinate several contractors from abroad.

Talk to us about your project

S.A. Construction and Development designs and installs solar PV systems for homes and businesses across Greece, from the first study and permits to installation, monitoring and maintenance. Solar can also be combined with an energy upgrade under the Exoikonomo programme or with new construction.

Want to know what solar could do for your property? Contact us for a free study. We will look at your roof, your consumption and the current rules, and give you a clear, honest proposal.

The Exoikonomo Programme Explained in English

If you own a home in Greece, you have probably heard of “Exoikonomo” (Εξοικονομώ, literally “I save”). It is the Greek state’s best-known programme for subsidising energy upgrades of homes, and over several rounds it has helped many households insulate walls and roofs, replace old windows and install efficient heating and cooling. Most information about it is only available in Greek. This article explains how the programme works, in English, so that foreign owners and English-speaking residents can judge whether it is relevant to them.

What is the Exoikonomo programme?

Exoikonomo is a series of subsidy programmes run by the Greek Ministry of Environment and Energy. Each round is published with its own guide, budget, eligibility rules and deadlines. Recent rounds have included Exoikonomo 2021, 2023 and 2025, as well as a separate scheme aimed at young people (“Exoikonomo – Renovating for the Young”). Rounds have been funded through national and European sources, including the EU Recovery and Resilience Facility.

The aim is consistent across rounds: to reduce the energy consumption of homes, improve their energy class and cut emissions, while lowering energy bills for the households that live in them.

Is there an open call right now?

This is the most important question, and the answer changes over time. At the time of writing, there is no open call for new applications under a programme named “Exoikonomo 2026”. The 2025 round and the youth scheme are in their completion phase for applications that have already been approved, with deadlines for finishing the works extended into 2026. New home energy-upgrade actions have been announced for the coming years, with a focus on vulnerable households, but their detailed terms have not been published yet.

In other words: do not assume a subsidy rate, a budget ceiling or an opening date until the official guide for a new round is published. What you can do now is prepare, so that you are ready to apply quickly when a call opens.

Who has typically been eligible?

Every round sets its own criteria, but recent rounds have shared a number of common conditions. In the 2025 round, for example, the home had to:

Be a legally existing building, not subject to demolition
Be used as the owner’s or tenant’s main residence
Have a starting energy class, according to its first Energy Performance Certificate, of C or lower

Rounds also set income criteria for the household and gave higher support to specific groups, such as families with disabled members, large families, households affected by natural disasters and vulnerable households. Applications are made online, using Greek Taxisnet credentials.

For foreign owners, the main-residence requirement is the key point. A holiday home or a property used only part of the year has generally not qualified. If you live in Greece permanently, file Greek tax returns and the property is your main home, it is worth checking the conditions of the next round carefully.

What works does the programme cover?

The eligible works have been broadly similar across recent rounds:

Replacement of windows and external doors with energy-efficient frames and glazing, often with shading systems
Thermal insulation of external walls, roofs, terraces and pilotis or floors
Upgrading heating and cooling, typically with heat pumps or other efficient systems
Hot water from renewable sources, such as solar water heaters
Other energy-saving measures, such as smart-home controls and, in recent rounds, energy storage

Recent rounds have also required the combined works to achieve a meaningful improvement. Under Exoikonomo 2025, the upgrade had to raise the home by at least three energy classes and save more than 30% of primary energy. This is why each application starts with an energy study, which selects the combination of measures that meets the target in the most cost-effective way.

How the process works, step by step

Eligibility check. Confirm that the property and the household meet the conditions of the current round.
First Energy Performance Certificate (EPC). An accredited energy inspector assesses the home and records its starting energy class.
Energy study and proposal. The inspector or engineer proposes the works needed to reach the required improvement, with an estimated budget.
Online application. The application is submitted on the programme’s platform, with the supporting documents.
Evaluation and approval. The application goes through the programme’s evaluation stages, each with its own deadlines.
Works. Once approved, the works are carried out by contractors, using eligible materials and keeping the required invoices and documentation.
Second EPC and payment. A new energy certificate confirms the improvement, and the subsidy is paid according to the rules of the round.

Deadlines matter at every stage. Missing a completion deadline can put the subsidy at risk, which is why having one coordinated team for the study, the paperwork and the works is so valuable.

How to prepare before the next round

Make sure your property’s legal status is in order, including any regularisation of unauthorised works
Gather your title deeds, tax documents and Taxisnet credentials
Obtain an initial Energy Performance Certificate, so you know your starting class
Get a technical assessment of which upgrades your home needs most
Prepare an indicative budget, so you can move quickly when a call opens

Is an energy upgrade worth it without a subsidy?

Often, yes. Insulation, efficient windows and a modern heat pump reduce heating and cooling costs every year, improve comfort in both winter and summer, and support the value of the property. Many owners combine an energy upgrade with a wider renovation, or add a solar PV system so that the remaining energy demand is covered by their own production. If a subsidy round opens later, works already completed are generally not eligible, so it is worth taking advice on timing before you start.

How S.A. Construction and Development can help

We support homeowners through the whole Exoikonomo process: the eligibility check, the site survey and technical assessment, Energy Performance Certificates, the energy upgrade study, preparing and submitting the application, and carrying out all the works with certified crews and materials. You deal with one company from the first visit to the final certificate, and we can explain each step in English.

Want to know whether your home could qualify, or which upgrades make sense? Contact us for a free assessment. We will look at your property and tell you what to prepare for the next round.