Property Due Diligence in Samos, Greece
Before you pay a deposit, find out what the public records say about the land. We check cadastre, forest map, ZOE zone, archaeology, coastline and building rights. Then you get one clear report in English, signed by a licensed civil engineer.
Why property due diligence in Greece matters
Many plots advertised as “buildable” hide a planning problem. For example, the forest map may cover part of the land, or the plot may sit inside a reforestation area. In addition, some plots lack legal frontage on a public road, while others are still at a provisional Hellenic Cadastre stage. These problems are expensive to discover after signing. Therefore, property due diligence in Greece belongs before the deposit, not after it.
On Samos the two most common surprises are a plot without a legally recognised road (see can I build on this plot on Samos) and a house with unpermitted parts, which we find in about 7 out of 10 resale homes we inspect (see the biggest mistake foreign buyers make on Samos).
Real example. We checked a 4,230 m² plot near Pythagorio. About 17% of the land sits on the ratified forest map as forest and reforestation area. As a result, that part cannot count towards the 4,000 m² minimum plot size.
Quick check: can I build on my plot?
Answer a few questions for a first indication. It is not a legal opinion, but it tells you what to check before you pay a deposit.
Answer the questions above to see the result.
Indicative only, based on the most common cases on Samos. Every plot needs an engineer’s check before purchase.
Choose your report
Desk Report
+ VAT 17% → €339.30 total · delivered in 48 hours
Screening of every public register, no site visit.
- Parcel on the Hellenic Cadastre: KAEK, official area, recorded use
- Cadastre stage: final, or still open to corrections
- Ratified & posted forest maps, so you see the % of the plot affected
- Whether Natura 2000 or a declared reforestation area applies
- Settlement boundary and Samos ZOE zone, then the house size allowed
- Archaeological zones, monuments and historical sites
- Delineated streams, approved foreshore line, distance to the sea
- Road access and frontage · orthophoto map with the boundary drawn
Technical Due Diligence
+ VAT 17% → €807.30 total
First everything in the Desk Report, then an engineer on site.
- Site visit and boundary check against the cadastral polygon
- Building permit search and illegal-works (αυθαίρετα) check
- Electronic Building Identity status
- Legal status of the access road and on-site streams
- Design options, so you know what the building terms allow
- Signed engineer’s report
Full Package
+ VAT 17% on our fee · lawyer invoices you separately
Technical report, then a legal title check by an independent Greek lawyer.
- Cadastral sheet and Land Registry search
- Mortgages, seizures, easements, inheritance chain
- Finally, one combined summary for your decision
All prices exclude VAT. We add Greek VAT of 17% (reduced island rate for Samos) to every invoice. However, EU businesses with a valid VAT number receive a reverse-charge invoice.
What the report looks like
| Check | Status | Example finding |
|---|---|---|
| Cadastre status | Verify | Public exhibit stage: data can still change |
| Parcel identified | Clear | Official area matches the listing to the square metre |
| Forest map | Red flag | ≈17% of the plot inside a forest and reforestation area |
| ZOE zone | Clear | Zone Ι6: holiday homes allowed, 204.6 m² buildable |
| Archaeology | Clear | No declared zone or monument within 300 m |
Who prepares it
SAMOS Housing, Neapoleos 4, Samos Town. Yiannis Palaiokastritis, MSc Civil Engineer and Ministry of Finance certified valuer (PeopleCert-certified, ΣΕΚΕ member, TEGOVA- and RICS-compliant), reviews and signs every report. He has practised on Samos since 2006. In addition, the same office handles building permits, illegal-building legalisation and certified valuations, so every finding rests on daily local practice.
How it works
First, you send us the listing link, a map pin or the KAEK number. Next, we confirm the package and the price the same day. Then we screen the public registers and, for the Technical package, we also visit the site. Finally, you receive a signed PDF report in English with a clear verdict on each check. In short, property due diligence in Greece gives you the facts before the deposit, so you negotiate or walk away with confidence.
Frequently asked questions
When should I order property due diligence in Greece?
Order it before you sign a reservation agreement or pay a deposit. Because most findings affect the price, the report also supports your negotiation.
What do you need from me?
A listing link, a map pin or the KAEK number. For the Technical and Full packages we also need the seller’s contact so we can arrange access and documents.
Can you check a property that is not listed with SAMOS Housing?
Yes, because the report is independent of who is selling the property.
Is the Desk Report a legal title search?
No. It screens the public planning and cadastral registers. However, a lawyer checks legal title in the Full Package.
Do you cover the whole of Greece?
The Desk Report works for any parcel on the Hellenic Cadastre. However, site visits are available only on Samos.
How do I pay?
Use the PayPal button on the package you want — you can pay by PayPal balance or by card, no PayPal account needed. Bank transfer is also possible on request. Afterwards, you receive a Greek invoice for every payment, with VAT 17% shown separately.
Order your report
Send us the listing link, map pin or KAEK. Then we confirm the price and start the same day.