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.