Navigating the Sale of Property in Greece: E-ID Requirements for Sellers
Selling property in Greece places a significant responsibility on the seller, who is tasked with gathering a substantial array of essential documents, certifications, and a mandatory electronic building identification.
Unlike the buyer in a Greek property transaction, the seller bears the primary burden of compiling the necessary paperwork for a smooth transfer of ownership. This process, which remains consistent for both Greek nationals and foreign property owners, can often feel demanding due to the volume of documents required. Adding to this complexity is a relatively recent regulatory requirement: the “electronic identity of the building” (e-ID). Introduced on January 1st, 2021, a new energy law aligned with EU standards stipulates that no property transfer can be finalized unless the seller possesses this e-ID for their property, thereby increasing the initial workload for those looking to sell.
Understanding the Electronic Building ID (e-ID)
The electronic building ID, known in Greek as Illektroniki Taftotita Ktiriou, is essentially a comprehensive digital dossier containing all pertinent information about a property, including its legal documents and architectural plans. This e-ID code serves as a digital representation of the property’s “as-built status,” detailing its dimensions, total square footage, and the authorized usage permissions and any existing restrictions.
The information compiled for the e-ID is drawn from various official sources, such as original building permits and associated drawings, records held by the Greek Tax Authorities, details registered within the Hellenic Cadastre, any Declarations of Legality issued for the property, and existing Energy Performance Certificates. All this data is meticulously recorded within a centralized electronic database. Crucially, all the recorded details are electronically linked to key Greek authorities, including the Ministry of Finance and the Public Power Corporation, ensuring that all relevant governmental bodies have access to the same accurate property information.
The entire process of creating and managing the e-ID is carried out by a qualified civil engineer through a dedicated online digital platform called “Building Identity,” developed and maintained by the Technical Chamber of Greece (TEE). The TEE also serves as the primary provider of electronic services for the Ministry, civil engineers, and the general public in this domain. As part of the e-ID creation process, the civil engineer is responsible for verifying that all aspects of the property comply with current building regulations and the relevant ‘arbitrariness laws’ in effect. Only upon this verification can the seller gain a complete and accurate understanding of their property’s legal standing, including its energy efficiency and structural integrity. Once the e-ID is in place, the property is considered legally sound and fully eligible for conveyance.
The overarching objectives of the e-ID system are to actively combat illegal construction practices and to enhance the security and transparency of property ownership in Greece. The Greek Government’s long-term vision is to establish a comprehensive electronic database where all private and public buildings are registered and assigned a unique Electronic Building ID Code within the coming years. This unique code is envisioned as the foundation for a new form of property certification, the “Certificate of Completion,” which will eventually supersede existing certifications, including the Declaration of Legal Property Status (Law No. 4178/13) and Energy Performance Certificates. Once fully implemented, the Electronic Building ID Code will become a pivotal tool within the Greek Real Estate Market, providing detailed and readily accessible information for all registered properties. This will undoubtedly streamline property transactions and title searches, making them simpler, faster, and, most importantly, more transparent for all parties involved. For individuals planning to sell or already in the process of selling property in Greece, seeking expert support to navigate these requirements will be invaluable in ensuring a smooth and efficient conveyancing process.
