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Trusted Locally. Connected Internationally.

Benchmark Lawyers is proud to continue our connection with Sydney’s Greek community.

Following our role as Main Sponsor of the Greek Film Festival of Sydney in 2025, we are delighted to return as a sponsor in 2026, continuing a relationship that has grown well beyond the Festival itself.

Over the past year, we have been incredibly grateful for the support the community has shown Benchmark Greek Law and for the trust placed in us by individuals and families seeking assistance with legal matters both here in Australia and in Greece.

Our Greek Law service was established to make navigating legal matters across two countries simpler. Through our Sydney team and our network of trusted legal professionals in Greece, we assist clients with matters including Greek property, inheritance and estates, citizenship, international assets and other cross-border legal requirements.

For us, our involvement with the Greek community is not simply about sponsorship. It is about building lasting relationships, supporting the wider community and providing a trusted local point of contact when legal matters extend beyond Australia.

We are proud to continue that commitment in 2026 and look forward to strengthening these relationships in the years ahead.

Interested in attending? View the 2026 Sydney Greek Film Festival session times and purchase tickets online.

Navigating international legal landscapes requires deep expertise and a global perspective. Recognizing this, our firm is committed to providing comprehensive support for multi-jurisdictional cases. We’ve cultivated strong relationships with a network of vetted foreign law firms and expert lawyers, ensuring our clients have access to reliable advice and representation worldwide. When your legal needs span borders, you can count on our collaborative approach.

Greek Real Estate

Our affiliate law partners specialize in providing expert legal guidance for property transactions in Greece. We will help you navigate the complexities of Greek real estate to ensure seamless and secure transactions for our clients.

We will assist you in dealing with our affiliate law partners who will ensure comprehensive support throughout the entire property investment process, including:

Greek Real Estate

Buying or selling property in Greece involves two key legal professionals: a lawyer and a notary public.

Property transactions in Greece are formally completed by executing a Notarial Deed before a Greek Notary Public and subsequently registering this deed with the competent Greek Land Registry (Ypothikofilakeion or Ktimatologio) where the property is located.

Negotiation: Liaising with the seller's attorney to finalize transaction terms.
Power of Attorney (PoA): Drafting PoAs for all property acquisition-related actions.
Due Diligence: Conducting pre-contract property deed checks at the local Mortgage Office.
Professional Appointments: Arranging for qualified Notaries and Civil Engineers.
Tax Identification Number (AFM): Facilitating the issuance of your Greek Tax ID in cooperation with our accountants.
Bank Account Setup: Assisting with opening Greek bank accounts.
Contractual Review: Drafting and meticulously checking private purchase agreements and notarial pre-purchase agreements.
Legal Support: Providing ongoing legal assistance until the final contract is signed.
Document Verification: Reviewing notarial drafts and seller's certificates.
Execution of Deed: Attending the signing of the purchase deed.
Translation Services: Providing oral English translation during the signing.
Remote Consultation: Offering Skype/Zoom/Teams meetings if required.

Greek Land Registry Office (Ypothikofilakeion or Ktimatologio)

This state authority safeguards property ownership in Greece. It maintains property titles and records all encumbrances. Property is filed under the owners’ names, and lawyers are authorized to conduct title searches to ascertain ownership and identify any claims, liens, or encumbrances (such as mortgages). A thorough title search also confirms proper property transfer; non-recordation results in non-transfer of ownership.

Currently, Greece operates two parallel recordation systems:

While both systems are in use, the state aims to replace the “Ypothikofylakeio” system with the Cadastre. As the cadastral survey is ongoing, a visit to the local Registry Office for the property’s location remains essential to confirm legal title holders and identify any claims or encumbrances. To proceed with the title search, the buyer obtains a copy of the property’s title from the seller.

Civil Engineer

We strongly advise engaging a civil engineer to verify property boundaries, ensure compliance with zoning laws, and conduct a comprehensive inspection of the property’s exterior, interior, structure, electrical, plumbing, heating, and ventilation systems. They will assess the overall condition, highlight safety issues or necessary repairs, and estimate renovation costs if applicable.

The seller must provide updated topographic diagrams and architectural plans. It is common for Greek properties to have unauthorized building works; however, the law prohibits their sale until these additions are legalized at the local tax office. While technical due diligence is the seller’s responsibility, it is advisable for the buyer to hire an independent civil engineer for a double-check to ensure all diagrams and plans are in order and any illegal works have been properly addressed.

Notary Public

The purchase is finalized by signing a notarial deed, a public document drawn up, signed, and certified by a Notary Public. The notary is a crucial public official who reviews the paperwork, ensuring both parties understand the contract before signing. The notary is responsible for verifying and registering the transaction in public records, granting the buyer official title to the property. It is typically the purchaser’s right to choose the notary, as they bear the notary fees.

Lawyer

Your lawyer is responsible for safeguarding your interests throughout the transaction and assisting/representing you in the process (legal due diligence). This includes conducting the Land’s Title search to ensure the property genuinely belongs to the seller and is free of obligations like loans or repossessions. The lawyer, in cooperation with the notary, ensures the property’s title is correctly drawn up and oversees the finalization of the purchase.

Tax Identification Number (AFM)

A Greek Tax Identification Number (AFM) is mandatory for all property transactions in Greece, for both Greek and foreign nationals. This number can be easily obtained at any tax office by presenting your passport and completing an application. Our accountants can assist with this process, submitting relevant requests through a power of attorney. Additionally, it is necessary to appoint a Greek tax representative if you do not have a mailing address in Greece.

Greek Bank Account

A Greek bank account is essential for paying transfer tax and future property tax obligations. The bank will typically require:

Passports
Proof of address (e.g., recent utility bill)
Local AFM tax number
Tax clearance certificate from your country of residence or evidence of salary
Contact number

Certificates and Documents

The seller is required to provide several documents, including:

A Tax certificate proving a clean record with the Hellenic Fiscus (tax office).
Buyer’s tax and insurance information.
Certificate of non-debt (if the seller operates a commercial business or is a legal entity).
Engineer’s certificate regarding legal building status (Law 4495/2017) or settlement of illegal constructions.
Special permit from the local council (if needed).
Certificates of paid immovable property fees to the local municipality.
Submission of tax transfer declarations at the local tax office.
ENFIA certificates confirming property tax payment.
Energy Performance Certificate.

Transfer Tax

Property purchases in Greece are subject to taxation. The transfer tax, approximately 3.09% of the property’s value stated in the notarial deed, is payable by the purchaser before the notary deed is signed. Proof of payment is required by the notary to authorize the sale. For newly built properties sold by construction companies, VAT (24% of the commercial value) applies instead of transfer tax.

Land Registry Office Registration

Upon completion of the purchase, copies of the deed and transfer certificate are submitted to the Registry Office to register the property ownership in the buyer’s name. Registration fees, covering registrar’s rights, certificates, and stamp duty, are approximately 0.475% – 0.575% of the property value, plus a small sum for other duties and certificates.

Translator

A translator is required to be present to translate the deed and sign the contract, unless your lawyer signs the contract deed through a power of attorney.

Post-Purchase Obligations

As a property owner in Greece, you are responsible for the following main tax obligations:

Property Data Statement (Ε9): Due within 30 days of the contract signing, submitted electronically via www.aade.gr.
Annual Property Tax (ENFIA): An annual tax calculated based on factors such as property area, zone price, and construction year. It can be paid as a one-off payment or in monthly instalments.

Greek Golden Visa

Navigating the New 2024 Greek Golden Visa: Your Trusted Guide to Opportunity

We understand that clarity and foresight are essential when making significant investments. The Greek Golden Visa program, a decade-long success story, is evolving with new legislation taking effect on September 1, 2024. We’re here to provide you with the transparent, accurate information you need to understand these changes and uncover exciting new opportunities. Our commitment is to ensure you feel fully confident and informed throughout your investment journey.

Investment Requirements: Clear and Confident Choices

The government has announced significant amendments to the Greek Golden Visa program. While a €400,000 investment will apply across most of the country, there are specific, higher-demand areas with a new threshold. Here’s a breakdown to give you complete clarity:

For these areas, the minimum investment is now €800,000:
The entire Attica region (including Athens).
Thessaloniki & the Central Macedonia region.
The popular islands of Mykonos and Santorini.
The South Aegean region and all other islands with a population over 3,100. This includes a comprehensive list of 32 islands: Crete, Euvoia, Rhodes, Corfu, Lesbos, Chios, Zakynthos, Salamina, Kos, Kefalonia, Samos, Lefkada, Syros, Naxos, Kalymnos, Lemos, Paros, Thassos, Aegina, Tinos, Ikaria, Andros, Leros, Karpathos, Skiathos, Milos, Skopelos, Spetses, Kythera, Patmos, Poros, and Alonissos.

Key Investment Rules for All Areas (€800k and €400k zones):
Your investment must be in a single property. This simplifies the process and provides clear ownership.
The property must have a minimum size of 120m².
Short-term rentals (like Airbnb) are strictly prohibited. Only long-term tenancy agreements are permitted. Be assured, we'll guide you on compliance, as serious penalties will be imposed for violations.
The property cannot be used as a business headquarters or branch, ensuring its residential focus for your Golden Visa.

Key Benefits of the Greek Golden Visa: Building Your Future with Confidence

The Greek Golden Visa is far more than just a residence permit; it’s your gateway to significant and reliable advantages, designed for your peace of mind:

Visa-Free Schengen Travel: Enjoy the freedom and convenience of unrestricted movement within Europe's 27-country Schengen Area, knowing your access is secured.
No Residency Requirement: Unlike many other EU residency programs that demand significant time in the country, Greece offers unparalleled flexibility. You are not required to spend a minimum number of days in Greece to maintain your visa, allowing you to manage your time and commitments with ease.
Unlimited Permit Expiry: Your residence permit has no expiration date, providing long-term stability and security for you and your family's future in Europe.
Rental Opportunity: You gain the flexibility to rent out your investment property, offering a potential income stream and added value to your asset.
Comprehensive Family Inclusion: We ensure the residence permit extends to your entire family, including your spouse, children, and dependent parents, uniting your loved ones under this secure umbrella.
Clear Path to Citizenship: After just seven years of residency, you become eligible to apply for Greek citizenship and, consequently, a Greek-European Passport, opening up a world of opportunities with the assurance of dual nationality.

Our Streamlined Services: Your Trust, Our Priority

Our law firm is committed to providing transparent, realistic, and truly comprehensive support through our trusted affiliates throughout your entire Golden Visa journey. We operate with unwavering honesty, ensuring you have all the facts about the process, costs, and timelines from the very beginning. With us, there are no hidden fees, no unpleasant surprises, just clear communication and dedicated assistance.

We diligently handle everything from start to finish, ensuring your peace of mind:

Power of Attorney (PoA) Drafting: We facilitate the precise drafting of your PoA, enabling your dedicated Greek legal representative to act on your behalf with full authority and your complete confidence.
Thorough Property Due Diligence: Our affiliates conduct meticulous checks of property deeds at the local Mortgage Office, providing you with absolute clarity and security regarding your chosen investment.
Effortless Tax ID & Bank Account Setup: We streamline the process of obtaining your Greek Tax Number and opening a Greek bank account, removing any administrative burdens and ensuring a smooth financial start.
Proactive Seller Communication: We take on the responsibility of liaising directly with the seller's attorney, protecting your interests and ensuring clear communication throughout.
Precise Contract Preparation: We oversee the drafting of pre-contracts tailored specifically to the residency application terms, ensuring every detail aligns with your Golden Visa requirements.
Confident Final Contract Signing: We attend the signing of the final contract at the notary's office on your behalf, meticulously ensuring everything is in perfect order and legally sound.

Secure Property Registration: We manage the crucial step of registering the agreement with the Land Registry for the official transfer of deed and receipt of the relevant certificate, solidifying your ownership.
Expert Golden Visa Application: We meticulously complete and submit all necessary Golden Visa applications, ensuring accuracy and adherence to all regulations for a smooth approval process.
Guided Biometrics Appointment: We arrange and accompany you to your biometric data appointment with the competent Decentralized Authority, offering personal support and guidance on this important day.
Reliable Permit Delivery: We take responsibility for receiving your residence permit and promptly forwarding it to you via secure post, keeping you informed until it's safely in your hands.
Ongoing Legal Advice: You benefit from continuous legal guidance and support until the entire procedure is complete, knowing our experts are always available to address your concerns.
Flexible Remote Consultations: We offer convenient Skype, Zoom, or Teams meetings, ensuring you can connect with us and our affiliate partners from anywhere in the world, maintaining open and trusting communication.

Crucially, with a Power of Attorney securely in place, we can manage all the necessary paperwork and the entire property purchase process on your behalf. This eliminates the need for you to travel to Greece until your essential biometrics appointment. You and your dependents can have complete confidence knowing that there is absolutely no requirement to enter Greece during or prior to the application process, making your journey to European residency as convenient and stress-free as possible.

Claiming an Inheritance in Greece

You’re navigating the complex journey of claiming an inheritance in Greece, and we understand that trust and clear guidance are your top priorities. Greek inheritance laws and procedures can differ significantly from those in other countries, but rest assured, we’re here to help you through every step.

Here’s a straightforward overview of the process, designed to build your confidence and ensure a smooth experience:

Locating and Verifying the Will: Your Foundation of Trust.

The first crucial step is to determine if the deceased left a will. If a will exists, it will clearly outline how assets and properties should be distributed, potentially naming an executor to oversee this process. If there’s no will, you can trust that Greek inheritance laws will precisely dictate how the estate is divided among legal heirs. We’ll help you uncover this foundational information, ensuring clarity from the start.

Probate and Estate Administration: A Clear Legal Process

In Greece, the probate process is officially known as a “certificate of inheritance.” This vital step legally confirms the validity of a will or, in its absence, formally identifies the rightful heirs. This process often involves the expertise of a notary or a lawyer, who will meticulously guide you through each stage. You can rely on these professionals to handle the legal intricacies of settling the deceased person’s estate with precision.

Greek Bank Account Inventory of Assets: Full Transparency for Your Peace of Mind

A comprehensive inventory of all the deceased person’s assets and liabilities must be prepared. This includes everything from real estate and bank accounts to personal property and any outstanding debts. We prioritize complete transparency in this stage, ensuring you have a clear picture of the estate.

Payment of Debts and Taxes: Ensuring a Clean Slate

Before any inheritance can be distributed, all outstanding debts and taxes of the deceased must be settled. It’s important to know that inherited property in Greece does incur certain taxes, which the legal heirs must pay to the state. We’ll help you understand these obligations, ensuring all necessary payments are handled correctly and promptly.

Distributing the Inheritance: Fulfilling the Deceased's Wishes (or the Law's)

Once all debts and taxes are settled, the assets can be confidently distributed among the heirs. This distribution strictly follows either the deceased person’s wishes as outlined in a valid will, or, in the absence of a will, the precise guidelines of Greek inheritance laws. You can trust that the distribution will be carried out accurately and lawfully.

Inheritance Tax: Understanding Your Financial Commitments

Greece does impose an inheritance tax on the value of inherited assets. The specific tax rate depends on your relationship with the deceased, with closer relatives generally benefiting from lower rates. We’ll provide clear information on these taxes, ensuring you understand your financial commitments and that all necessary payments are made correctly during the inheritance process.

Legal Assistance: Your Indispensable Partner

Given the complexities of legal procedures and potential language barriers, we strongly recommend and facilitate the engagement of a trusted lawyer or notary in Greece who specializes in inheritance cases. Their expertise is invaluable. They will guide you through every legal requirement, anticipate and help you navigate any potential complications, and ultimately ensure the entire process is handled with utmost professionalism and care. Your peace of mind is our priority.

Registration: Securing Your Claim

The final, crucial step, particularly if real estate is involved, is to register the inheritance in the Greek land registry. This formal registration solidifies your claim and ensures your ownership is legally recognized. We’ll ensure this vital step is completed accurately.

Lets Talk

Submit your enquiry with as much information as possible and we will get back to you as soon as possible or call to make an appointment.

Our team assists clients through our Maroubra, Woollahra and Edgecliff offices.

Your Trusted Partner
for International
Legal Matters.