01
Start Here
Property Clarity Session
You know you have a Greek property situation to deal with. You just don't know where to start.
A focused session where we listen to your situation, understand your family's Greek property background, and work out what you're actually dealing with. We then brief the Greek legal practice we work with on your behalf — and come back to you with a clear picture of what needs to happen next, who needs to do it, and in what order. You don't need to know the answers before you call. That's what this session is for.
Why now: Greece's property and tax systems are changing faster than most Australian families realise. Ktimatologio is the only official registry. MIDA is phasing in through 2027. A Capital Gains Tax suspension on property sales is currently in place, but it is temporary. Understanding where you stand before these changes take full effect costs far less than fixing problems after them.
02
Ktimatologio Registration
Initial Ktimatologio Registration
Every property in Greece must be registered in the national land registry. If yours isn't, the clock is ticking.
Working under the direction of the Greek legal practice we work with, we gather the documentation and information they require from you here in Australia — ensuring everything is in place for the registration to progress correctly from Greece.
Why now: All 392 of Greece's traditional land offices closed in 2024. Ktimatologio is now the only official record. Properties not correctly registered cannot be sold, transferred or built on — and fines accumulate for every year the registration is incomplete.
Ktimatologio Corrections & Disputes
Your property appears on the registry — but under the wrong name, with the wrong boundaries, or not at all.
Errors in the Ktimatologio are more common than people expect, particularly for island properties and older rural holdings. The Greek legal practice we work with leads the correction process from their end. Our role is to work with you here in Australia — pulling together whatever they need to progress the application and resolve the discrepancy without delay.
Why now: As MIDA phases in through 2027, it will automatically cross-check your Ktimatologio record against your tax declarations, ENFIA bills and building permits. Errors on file today will surface automatically — it is far easier to correct them now than to respond to a formal flagging.
03
Lifetime Property Transfers
Parental Gifting — Γονική Παροχή
Transferring property to your children during your lifetime is one of the most effective ways to protect your family's Greek assets — but it must be done correctly.
Parental gifting (Γονική Παροχή) allows Greek property owners to transfer title to their children while still alive, avoiding the complexity and cost of inheritance proceedings later. The Greek legal practice we work with assesses and executes the transfer. From Australia, we coordinate directly with you — gathering the documentation they require and arranging the power of attorney signing through the Greek consulate here, so nothing holds up the process on this end.
Why now: The Capital Gains Tax suspension on Greek property sales is temporary, and there's no guarantee how long it will last. Families considering a gifting arrangement as part of a broader plan to transfer or eventually sell should act while it remains in place.
Usufruct & Bare Ownership Split — Επικαρπία / Ψιλή Κυριότητα
You want to give your children the property now — but you're not ready to give up the right to use it.
A usufruct arrangement allows parents to transfer legal title (bare ownership) to their children now, while retaining the right to use, occupy and enjoy the property for the rest of their lives. This is a common and tax-effective structure used by Greek families worldwide. The Greek legal practice we work with structures and registers the arrangement. We work with you from Australia to ensure they have the documentation and instructions needed to proceed — coordinating the power of attorney and any consulate requirements from this end.
Why now: Greece's 2026 inheritance law reform — the first in 80 years — has made lifetime transfers more accessible. Acting now, while the property is in good Ktimatologio standing and the CGT suspension is in effect, avoids a more costly and complex process later.
04
Inheritance & Estates
Title Clarification & Missing Deed Recovery
The property has been in the family for generations — we're not sure what paperwork exists.
Older Greek properties often have incomplete or missing documentation — particularly in villages and on islands where property changed hands informally over the years. The Greek legal practice we work with does the title tracing and verification work. We focus on you — working through whatever documentation exists on the Australian side and ensuring it reaches them in the form needed to move forward.
Why now: Without clean title, no other step can proceed — not Ktimatologio registration, not a sale, not a transfer. And the longer a property sits without formal documentation, the harder and more expensive it becomes to establish. Some unresolved properties are at risk of being claimed by the Greek state after long-term abandonment.
Inherited Property & Estate Resolution
My parent passed away and there's property in Greece we haven't dealt with.
When a Greek property owner passes, their property doesn't automatically transfer — a formal legal process is required. Many Australian families have inherited property years ago that was never formally registered in their name. The Greek legal practice we work with handles the formal legal process. We act as your point of contact here in Australia — sourcing the documents they require, keeping you informed, and making sure nothing is lost between the two countries.
Why now: Greece's 2026 inheritance law reform has made the formal acceptance process faster and more accessible for overseas families than ever before. Acting now — before further ENFIA arrears accumulate, before MIDA's cross-checks begin, and while the CGT suspension remains in place — makes resolution significantly simpler and cheaper.
Note: Australian-born children and Greek civil registration
If your Australian-born children have never been registered in the Greek civil registry, this will need to be done before they can formally inherit or hold Greek property. This is not part of our service — it is arranged directly through the Greek Consulate General in Sydney. We can point you in the right direction, but we recommend addressing it early, as it is often a prerequisite before other steps can proceed.
05
Tax & Compliance
AFM (Greek Tax File Number) Acquisition
You cannot deal with any Greek property matter without a Greek tax file number. Let us get it for you.
The Greek legal practice we work with prepares the power of attorney required to appoint a Greek representative to obtain your AFM. We coordinate the signing through the Greek consulate in Australia and ensure all required documentation is in order, so they can complete the AFM registration with the Greek tax office on your behalf.
Why now: An AFM is the prerequisite for every Greek property transaction — Ktimatologio registration, ENFIA payment, power of attorney, inheritance acceptance. If you don't have one, nothing else can start. It is the first practical step for any family who hasn't already dealt with their Greek property.
E9 Property Declaration Review & Correction
I don't even know what an E9 is — let alone whether ours is correct.
The E9 is Greece's official property tax declaration — a record of every property you own in Greece, used to calculate your ENFIA liability. If it's wrong, outdated or missing, you're not compliant and the new digital system will find it. The Greek legal practice we work with reviews and corrects the declaration. We work with you here to compile the property details and supporting information they need — making the process straightforward from the Australian end.
Why now: As MIDA phases in through 2027, it will automatically cross-check your E9 declaration against your Ktimatologio record and ENFIA bills. Any inconsistency will be flagged automatically. The time to review and correct your E9 is now — before the cross-checking begins, not after.
ENFIA Assessment & Arrears Resolution
Years of unpaid Greek property tax won't go away — but it can be managed and resolved.
The Greek legal practice we work with assesses your ENFIA position and advises on next steps to bring your obligations up to date. We work with you in Australia to pull together the information and documentation they need to get started. Clearing your ENFIA liability is a prerequisite to almost any other Greek property transaction, so it is often the first practical step taken.
Why now: Accumulated ENFIA is a tax liability that blocks every other transaction — you cannot sell, transfer or register property until it is cleared. And it keeps growing. Resolving it now, before you need to act on the property for any other reason, is always simpler than discovering it mid-transaction.
Power of Attorney — Preparation & Certification
Almost every Greek property matter requires a power of attorney. Getting it right the first time saves months of delay.
The power of attorney is prepared by the Greek legal practice we work with to the exact requirements of your matter and sent to you in Australia. We then coordinate the signing through the Greek consulate here, and ensure it is returned to Greece correctly so they can act on your behalf. You don't need to travel.
Why now: A power of attorney is the document that allows the Greek legal practice we work with to act on your behalf without you travelling to Greece. It is required for almost every service we offer. Getting it prepared and signed early means nothing is held up waiting for paperwork when the time comes to act.
