First 7 days in Greece — the inherited-property heir's playbook.
A day-by-day plan for the trip nobody emotionally prepares you for. Four weeks of preparation, seven days on the ground with who to meet on each, and the operational state to leave behind so the next twelve months run themselves.
Read articleRenovating a Greek property from abroad.
The absentee owner's handbook. Three renovation tiers, the permit picture in 2026, finding contractors, payment structures, the project management that actually works at distance — and the eight mistakes that double timelines.
Read articleGreek property scams in 2026 — protecting diaspora owners.
Ten recognisable patterns from fake listings to contractor invoice padding to currency-transfer interception. What they look like in practice, how to recognise them, and the five structural defences that prevent almost all of them.
Read articleRenting your Greek property long-term.
The absentee landlord's complete 2026 picture — lease law and minimum terms, AADE registration, rental income tax, deposit rules, eviction realities, and operational obligations from abroad.
Read articleChoosing a Greek tax representative.
What a φορολογικός εκπρόσωπος actually does, what to pay, the questions to ask before appointing, and the red flags that should make you walk. Every non-resident owner needs one.
Read articleSelling Greek property as a non-resident.
The 2026 playbook for diaspora sellers — documents, timeline, capital gains position, the notarial process, repatriating proceeds, and the quiet delays catching out almost every absentee seller.
Read articleWhat you actually pay when buying property in Greece.
The real, line-by-line cost of a Greek property purchase for foreign buyers in 2026 — transfer tax, notary, lawyer, agent, technical inspection, plus year-one ownership costs. Worked examples at €250K, €500K and €1M.
Read articleOpening a Greek bank account from abroad in 2026.
Which Greek banks actually accept non-resident applications, what documents you really need, the realistic timelines, the workarounds — and when to skip the Greek account and use a representative's instead.
Read articleThe E9 property declaration — a diaspora owner's guide.
What E9 is, when to file, what goes wrong, and how to fix the common diaspora situations — inheritances never declared, sales not removed, square metres mismatched, ownership shares wrong by half.
Read articleGreek inheritance tax brackets explained for diaspora heirs.
Categories A, B and C. Thresholds, rates and worked examples for typical diaspora inheritances — without the legal-textbook obscurity. Post Law 5221/2025.
Read articleSetting up Greek utilities as a non-resident.
ΔΕΗ, ΕΥΔΑΠ, gas, internet — the practical guide to actually getting your Greek property's utility accounts set up and operational from abroad. Documents, processes, payment options.
Read articleAthens Riviera property market 2026.
Zone-by-zone prices, the Hellinikon effect, buyer cohorts, current yields, and what's selling vs sitting on the market. The honest investor view on the Riviera in 2026.
Read articleFiling a Greek home insurance claim from abroad.
The practical step-by-step for absentee owners. Documentation, timelines, common refusal reasons, the appeal process, and the documentation that actually decides outcomes.
Read articleGreek STR vs long-term rental — real returns after Law 5170/2025.
What a Greek property actually earns in 2026, on Airbnb vs on a long-term residential lease. Net-of-everything returns and when each option makes sense.
Read articlePower of Attorney for Greek property.
General vs limited (γενικό vs ειδικό πληρεξούσιο), consulate vs notary, validity periods, common use cases, and what good drafting looks like.
Read articleThe hidden cost of vacancy — what an empty Greek property actually costs.
Beyond ENFIA and building dues — the six other cost categories most owners don't price in. Investor-grade math, with real numbers per category.
Read articleClosing up a Greek property for winter.
The room-by-room, system-by-system checklist for absentee owners closing up at the end of the season. Plumbing, heating, electricity, pest prevention — done properly.
Read articleGreek building meetings (γενική συνέλευση) — what they decide, who attends for you.
The decisions made in your absence about your Greek apartment building — and the financial obligations they impose. How to be properly represented when you can't attend.
Read articleAMA registration step-by-step — the practical guide for Greek STR owners.
Every Greek property on Airbnb or Booking.com needs an AMA number. Here's exactly how to get one in 2026 — documents, AADE process, common pitfalls, post-Law 5170/2025 requirements.
Read articleThe pre-arrival checklist for your Greek property.
30 days out. 7 days out. 24 hours out. The first hour you walk in. A practical timeline for absentee owners flying back to a Greek property that's been empty for most of the year.
Read articleAnnual maintenance calendar for a Greek property you don't live in.
Month by month: what to check, schedule, pay and file for an absentee-owned Greek apartment or villa. Built around the Greek climate and the actual administrative year.
Read articleENFIA explained for foreign property owners — Greek property tax, made simple.
The annual Greek property tax for diaspora and foreign owners. What it actually is, how it's calculated, who pays, and the common mistakes that turn a small bill into a big one.
Read articleThe 30-day rule: how Greek home insurance quietly fails when you're abroad.
There's a clause in your home-insurance policy you probably haven't read. It's the reason most rejected claims get rejected. Here's how it works — and the documentation that beats it.
Read articleIf your family still owns a Greek apartment, here's what 2025–2026 changed.
Law 5221/2025 just made Greek probate digital. Wills register online. Notarial steps shrink. For diaspora families who've been "getting around to it" for ten years, the friction just dropped.
Read articleLaw 5170/2025 — the new short-term-rental rules every owner should know.
Effective October 2025: mandatory civil liability insurance, AMA registration, RCD breakers, smoke detectors, fire extinguishers. Fines €5,000 to €20,000. Central Athens registrations frozen until end of 2026. Here's what to do this week.
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