Everything diaspora and international owners ask about Greek property care.

Home watch is the systematic, documented oversight of a property that is vacant or seasonally used. A trained person attends the property on a predictable schedule, runs through a structured checklist (interior, plumbing, electrical, balcony, building common areas, mail, security) and produces a timestamped photo report within 24 hours.

Traditional property management focuses on renting the property out and managing tenants. Home watch is for properties that are not being let, or where the owner wants an independent oversight layer separate from the rental manager. The two services often run alongside each other. Full comparison here.

Four owner profiles share our core attention:

• Greek-diaspora families with inherited or family-built property — see For Greeks Abroad for the country-specific pages.
• International second-home owners (UK, Germany, France, Scandinavia, Belgium, Israel, etc.) — see For International Owners.
• Golden Visa investors holding qualifying Greek property — see our dedicated Golden Visa property care page.
• Retirees in transition who have bought a Greek home but haven't yet relocated full-time.

What unites them: the property is mostly unattended and they need a documented, professional, English-speaking oversight layer in Greece.

We're not the right fit in three situations, and we'll tell you so on the discovery call. (1) You live in Greece more than nine months a year — you'll catch things faster yourself. (2) You already have a trusted family member or full-time caretaker producing genuine inspections with photographs and written notes. (3) Your property is mid-renovation with daily on-site contractor activity — what you need is Renovation Oversight rather than monthly home watch.

Mainland Greece and select islands. Our most active regions, with dedicated pages:

• Athens (incl. Kolonaki, Glyfada, the Athens Riviera, the northern suburbs)
• Thessaloniki and northern Greece
• Halkidiki
• Pelion
• Evia
• The Peloponnese, Kalamata & the Messinian Gulf, the Mani

Other islands and regions are accepted case-by-case depending on routing and member demand. Contact us with the property location and we'll tell you honestly whether we can serve you well.

We cap the number of properties we accept. A home-watch operator stretched across 80–100 properties is essentially a key-holder — the visits become quick, the photos become perfunctory, the documentation deteriorates. We're built differently. The founder is personally accountable for every member relationship, and that accountability only scales to a finite number of properties at the quality level we promise.

Estia was founded by Dimosthenis Chrysanthopoulos, drawing on three generations of his family's involvement in Greek property — his grandfather built Athens apartment blocks in the 1960s, his father ran a construction-and-estate-management firm that maintained them. Estia is the modern, members-only, diaspora-and-international-owner-focused version of that family practice. Full bio on the founder page.

Estia was founded in 2026 and is currently accepting its first cohort of 15 founding members. The professional background behind the service — direct family involvement in Greek property maintenance — goes back three generations. Founding-member terms reflect the trade-off: you get founder-level attention and pricing locked in, in exchange for being part of the first cohort.

All client communication is in English by default. Greek-language correspondence — building meeting minutes, contractor invoices, tax notices, utility bills — is translated to plain English alongside the original. We work in Greek for everything internal (tradespeople, building manager, accountant, lawyer). Some second-generation diaspora members prefer Greek for direct communication; we adapt to whatever is most comfortable for the owner.

Concierge and lifestyle services are oriented around the owner's presence — restaurant bookings, transfers, holiday planning. Home watch is oriented around the property's absence — what happens when no one is there. The two complement each other. We offer a limited concierge add-on for arrival/departure preparation and during-stay support, but the core service is documented property oversight.

Primarily residential — apartments, villas, townhouses, village houses. We also accept holiday-let units and Golden Visa portfolio properties (which are residential in form even when investment-oriented). Small mixed-use buildings with a residential component are case-by-case. Pure commercial property (office, retail, industrial) is outside our scope.

The same checklist every visit:

• Full interior walk-through — walls, ceilings, floors, doors, windows
• Plumbing — taps, toilet flush, visible pipework, drain traps under sinks
• Bathrooms and kitchens — moisture, mould, odours, appliance condition
• Electric panel — visual inspection of breakers, listening/looking for burning smells
• Air-conditioning — visual condition (deep servicing is an add-on)
• Balconies and terraces — external drainage, awnings, plant pots, furniture
• Air circulation — windows opened, rooms aired
• Indoor plants — watered to your specification
• Mail and packages — collected, sorted, photographed, forwarded if requested
• Security — locks, alarm panel, visible cameras

Inside the property: 30–60 minutes. External: 10–20 minutes. Service detail here.

Monthly is the default for the Essential plan. Fortnightly comes with the Recommended plan. Weekly visits are available on the Premium plan or as a custom configuration. You can also schedule additional visits ahead of arrival, after a storm, or when a contractor is expected on site — billed at a flat per-visit rate.

We can do it. The plan tiers (monthly / fortnightly / weekly) cover the most common needs but the actual schedule we follow is whatever you and we agree at onboarding. Some members want denser visits in summer (pool open, guests visiting) and fewer in winter; others want the opposite (the rainy season is when leaks happen). We work to your rhythm.

Sent by WhatsApp or email (your choice) within 24 hours of every visit. Wide shots of every room, close-ups of anything flagged, photographs of mail and meters, a short written summary. If everything is fine, you receive a one-paragraph all-clear and the photos. If something needs attention, you get clear photos, a plain-English description, our recommendation (act now / monitor / urgent), and an estimated cost where applicable. Timestamps and geotag metadata are preserved — important for insurance and any future buyer's due diligence.

We document the issue immediately (photographs, written description), notify you within hours, and — if the issue would worsen if left — we contain it. A burst pipe: we shut the main valve. A persistent leak: we put a bucket down and dry the floor. A failed lock or alarm: we secure the property. We do not make repair decisions on your behalf; you decide. We prevent the problem becoming an emergency before you can decide.

Inside. The whole point of regular home checks is that exterior-only inspection misses what matters — interior leaks, humidity, smells, appliance condition, mail accumulation. We hold keys, the alarm code (if any), and entry credentials. Every entry is logged.

For long-term unoccupied properties, owners sometimes turn off the water mains and circuit breakers to reduce risk. We can work with the property in either state. If utilities are on, we run the full checklist including taps and toilets. If utilities are off, we still inspect, walk through, photograph, and re-flush the system on visits where you intend to restore use ahead of arrival. We'll discuss what makes sense for your usage pattern at onboarding.

Indoor plants — watered to your specification (you tell us the frequency at onboarding). Pets — we don't accept pet-care as a service (we're not a pet sitter), but if a pet sitter is already engaged we coordinate. Aquariums and similar — case-by-case during the discovery call.

Yes. Couriered deliveries can be received at the property during scheduled visits, or routed to our Athens office for collection and consolidation. Useful for documents, replacement keys from family abroad, gifts to be at the property for arrival, or building-related correspondence.

We can do one-off visits — for example a pre-arrival walkthrough, an inspection ahead of a sale, or a condition report for an inheritance file. Pricing depends on location and scope; typical one-off attended inspection is €120–€250 plus VAT, including a written report and photographs. The recurring plan is more economic if you need oversight more than once or twice a year.

In Attica, the founder personally attends most member visits. Outside Attica, trusted local partners we have vetted and worked with on test properties. Where the founder isn't physically attending, the founder still owns the report, reviews it on the day, and is the single point of contact for the owner. There is no anonymous call-centre model — every member has one human in Greece who is accountable for the property.

Three subscription tiers:

• Essential from €99/month — monthly visit, photo report, basic admin handling.
• Recommended from €149/month — fortnightly visits, full admin handling (bills, building meetings, ENFIA coordination), maintenance oversight.
• Premium from €249/month — weekly visits, concierge add-on, arrival/departure preparation, priority response.

Annual billing reduces all of the above by approximately 20%. A one-time €100 onboarding fee covers key intake, baseline walkthrough, secure key storage and the initial condition record. Full plan details here.

Most accessible properties in Athens, the Athens Riviera, Thessaloniki and Halkidiki run at the standard plan prices. Properties in deeper Mani, Pelion, the Outer Peloponnese or specific islands are typically €119–€149/month for monthly visits, reflecting routing time. We quote this transparently before you sign up.

No. Membership covers the visits, reports, member-only admin handling, and supervision time. Third-party costs (the actual electricity bill, the plumber's invoice, ENFIA, insurance premium) pass through at original cost, with the receipt forwarded to you. We don't mark up contractor work or take referral commissions from professionals we introduce.

Membership is invoiced in EUR. Your payment method can be a SEPA bank transfer from any EU account (no FX fees), or a card (Visa/Mastercard) which your card issuer converts at the prevailing rate. SWIFT transfers from non-EU accounts are accepted but typically carry a €15–€40 incoming fee on your bank's side. Most US, UK and Australian members use card or SWIFT.

Approximately 20% off the equivalent 12 monthly payments. Annual billing is paid up-front. If you cancel mid-term, we refund unused months pro-rata (less the originally-due fees for months consumed at the monthly rate).

Cancel anytime with 30 days' written notice. No exit fees, no long-term contracts, no penalty. The 30-day notice gives us time to complete an exit visit, hand back keys properly, and produce a clean closing file for your records.

No free trial in the traditional sense — but the discovery call is free, and we offer a structured onboarding period where if you're not satisfied within the first 60 days, we refund the membership fees paid (the €100 onboarding fee is non-refundable as it covers the baseline walkthrough work).

Within the pre-authorised emergency threshold (default €300, you set this at onboarding), there's no extra Estia fee for an emergency visit — only the contractor's bill if work is needed. Beyond the threshold, or for an emergency that requires extended on-site time, a flat emergency attendance fee of €80 applies. We disclose this if and when it's incurred.

Yes. Plan changes take effect at the start of the next monthly billing cycle. No fees, no penalties, no minimum stay at any tier.

Multi-property owners get a custom quote that typically applies a 15–25% discount to the second and subsequent properties (reflecting reduced onboarding cost and travel routing efficiencies). Up to three properties is a standard arrangement; portfolios of four or more are bespoke.

Most Greek home-insurance policies restrict cover when a property has been unattended for 30+ continuous days. The exact wording varies, but the practical effect is that an unattended property can have a claim reduced or refused even when the policy is current and the incident is otherwise covered. Documented monthly attendance — exactly what our visit logs and timestamped photo reports produce — is the standard evidence that defeats this clause. Full explainer.

Yes. We carry professional civil liability insurance compliant with Greek and EU standards, covering damages or losses that might arise from our visits, key handling, or contractor supervision. Insurance documentation is available on request to members. Independent of our policy, we recommend every member maintain comprehensive home insurance on the property itself.

Keys are held in a coded internal key cabinet at our Athens office. Each key is logged in and out for every visit, and the log is available to you on request. Keys are never labelled with the property address or owner name. Access is granted to third parties (contractors, family members) only with your written authorisation. If we ever lose a key, we replace your locks at our cost. This is in every member agreement.

We secure the property immediately (lock change if needed within the pre-authorised threshold), photograph and document everything, file a police report (μήνυση), notify you, and coordinate the insurance-claim documentation. Theft incidents at properly-attended properties are very rare — but when they happen, the documentation we have from prior visits (showing what was at the property and in what condition) is materially helpful in establishing claim values.

Greece is seismically active. Most home-insurance policies cover earthquake but with specific clauses around building structural condition. A documented condition record showing the property was well-maintained pre-incident is meaningful in earthquake claims. We are not a structural engineer or seismic risk advisor — for property in higher-risk areas (Cephalonia, the Northern Aegean, the Mainland's seismic zones) we can refer you to civil engineers for a structural assessment.

Significant in parts of Attica, Evia and the Peloponnese — particularly in summer. We can flag and document brush-clearance status around the property (a legal requirement under Greek fire-prevention rules in defined zones), coordinate clearance work with vetted landscapers, and maintain documentation that supports insurance and authority compliance. Read more in our blog.

Yes. We provide the relevant photo logs and visit records on request, free of charge, to the property owner. If you forward them to an insurance adjuster, that's your call. The timestamps and geotag metadata in our reports survive forensic review.

Three patterns dominate the claims we see refused. (1) The 30-day vacancy clause — no documentation of attendance, claim reduced or refused. (2) Policy lapse — direct-debit failure goes unnoticed because mail isn't checked, policy lapses, then an incident happens. (3) Wrong policy for actual usage — STR property still on a residential-use policy, claim refused because the policy didn't cover commercial use. We design our service around catching all three before they bite.

Yes, on the Recommended and Premium plans. Greek building meetings (γενικές συνελεύσεις) are conducted entirely in Greek, typically called with 3–14 days' notice. We attend on your behalf with a written voting authorisation from you in advance, vote according to your instructions, and produce translated minutes within 48 hours. Major decisions (assessments, lift replacement, major capital works) we flag ahead of the meeting so you can give informed instructions. Full breakdown.

Yes. We receive the annual ENFIA assessment via TAXISnet, verify it against your E9 (property holdings) record, flag discrepancies for your Greek accountant, monitor installment payments, and coordinate any objection process where the assessment is incorrect. We are not a licensed accountant — we coordinate, you (and your accountant) make the filings.

Included on the Recommended and Premium plans. We receive and process bills from electricity providers (ΔΕΗ, Protergia, HRON, Watt+Volt, NRG and others), water (ΕΥΔΑΠ in Athens, ΕΥΑΘ in Thessaloniki, local utilities elsewhere), gas, internet, and condo dues. Direct debit set up where possible; manual payment where not. Anomalies flagged before they're paid. Quarterly summary sent to you so you always know where the money went.

Yes. We are the named contact for the building manager for routine matters — common-area repairs, monthly κοινόχρηστα accounting, and ad-hoc building issues affecting your apartment. We translate building-manager correspondence into plain English and flag anything that requires your decision.

A Greek tax representative is an individual or firm based in Greece designated to receive tax correspondence on behalf of a non-resident taxpayer. Non-Greek-resident property owners are required to have a tax representative for AADE purposes. The representative is usually a Greek accountant. We don't act as your tax representative ourselves, but we can refer you to vetted Greek accountants who do, and we coordinate with whoever you appoint. Read more here.

Yes — for routine changes (postal address, correspondence email, phone). Structural changes (residency status, accountant designation) typically require your accountant or a Power of Attorney. We do the parts that fit our scope; we coordinate with your accountant for the rest.

We become the property-side documentation channel for your accountant — we forward bills, condition records, ENFIA notices, and any property-related correspondence in a clean, organised, English-summarised format. Most members find that the accountant prefers dealing with us because we hand over usable documentation rather than dribs and drabs sent over months by an overseas owner.

The first ninety days of membership usually involve untangling whatever admin has accumulated — outdated bills, missed building-meeting decisions, an insurance policy that may or may not still be in force, ENFIA arrears. We retrieve the back-files, check what's owed and what's already paid, set up correct delivery channels, and produce a clean restart. There may be late-payment interest to settle. We report what we find and you decide how to proceed.

We maintain a working roster of plumbers, electricians, AC technicians, painters, locksmiths, gardeners and specialist trades we have used repeatedly across our coverage regions. Each is vetted personally — confirmed licensing where required, current civil liability insurance, references checked, and a trial job observed before we put them in front of a member. Read our partner standards.

For non-urgent work, we get at least one written quote from a vetted contractor (sometimes two if the scope is larger). We forward to you with our plain-English read on whether the quote is fair for the work, in your area, this year. You approve in writing (email or WhatsApp). For declared emergencies under your pre-authorised threshold (default €300), we authorise and notify you within hours.

No. The contractor's invoice is what you pay, at the price the contractor invoices. We earn nothing from your repair spend. We earn the membership fee. This is a deliberate design choice — markup creates a conflict of interest between our oversight role and your wallet.

For non-trivial work, yes. Particularly the start of a job (so we document the original condition) and the end (so we sign off completion). Routine small jobs (a tap washer, a light fitting) may be attended by the contractor alone if they have a track record with us and the work is documented end-to-end via photographs. We disclose the attendance approach at quote time.

We work with them on the same basis as our own partners — we supervise their work, document it, and forward their invoice unchanged. The independence of our oversight is the value, regardless of who does the work. If your tradesperson is charging materially above market, we say so in writing — that's also part of the value.

Yes — as a separate service. Standard maintenance oversight is included in member plans, but a renovation project (multiple trades, daily on-site activity, structural work) is a different scope and is quoted per project. See Renovation Oversight.

Two common patterns. Pattern A: the contractor invoices you directly, you pay them by Greek bank transfer or to a SEPA account. Pattern B: we pay the contractor on your behalf and you reimburse us in your next monthly invoice with the original receipt attached. Most members on the Recommended and Premium plans use Pattern B — fewer cross-border payments to manage. Either works.

Two patterns dominate. (1) Slow plumbing leaks behind fitted units — discovered late, costly to repair. (2) AC units running on degrading refrigerant or with blocked filters — wasting electricity, failing in heatwaves when service techs are booked solid. Both are caught early by monthly inspection; both compound expensively when nobody is watching.

Yes. Many diaspora families have unresolved Greek inheritance cases dating back years or decades. Our home-watch service doesn't require finalised title transfer to begin — we operate under written authorisation from the responsible family representative. We can also refer you to Greek inheritance lawyers who specialise in diaspora cases. Read our 2026 inheritance reform piece.

Law 5221/2025 made Greek probate substantially digital. Wills can be registered online, notarial steps were compressed, and several procedural bottlenecks that historically added months to inheritance cases were removed. For diaspora families with old unresolved cases, this is the moment to revisit. Full explainer.

We work with whoever the family nominates as the primary contact for property decisions and provide quarterly summaries that the primary contact can share with the wider family. Disagreements about whether to sell, renovate, or hold are family business, not ours. We give you an honest operational picture so that whatever the family decides, they decide with real information.

For routine home watch (visits, photo reports, contractor coordination at your written direction), no — your written authorisation is sufficient. For attending building meetings on your behalf, we use a narrow attorney-in-fact authorisation specific to that purpose. For tax filings or property transfers, you need a notarised Power of Attorney with your Greek accountant or lawyer — we don't act in that capacity. Read more here.

Γονική παροχή is the Greek mechanism for parents to transfer property to children during their lifetime, often at favourable tax treatment. For diaspora families considering structured transfer (rather than waiting for inheritance), it's worth exploring. We are not a tax advisor — but we can refer you to a Greek lawyer or accountant who specialises in this. Full explainer.

The E9 is the master record of property holdings filed with AADE. Every Greek property owner files an E9, with updates when ownership changes (sale, gift, inheritance). The E9 is the basis for ENFIA calculation. Discrepancies (wrong characteristics, missing properties) create problems for sale or inheritance later. We can review your E9 with you and flag updates needed; the actual filing is done by your accountant. Read more.

The Greek-American diaspora (~3 million strong, concentrated in New York, Boston, Chicago, Tampa, the wider tri-state area, California) is one of our largest member groups. Specific concerns we address: US time-zone coordination, FATCA/FBAR documentation support, US-Greece double-taxation framework, inherited-apartment unblocking. See the dedicated Greek-Americans page.

Greece is 9–10 hours behind eastern Australia depending on daylight savings. We work asynchronously — WhatsApp and email by default, so you wake up to your visit summary and reply when it suits. For live calls, we offer evening-Athens slots (early-morning Sydney/Melbourne) and morning-Athens slots (late-afternoon AEST). See Greek-Australians page.

Three things: (1) the 90/180 Schengen rule caps how long you can stay at your property in any rolling six-month window; (2) your usage pattern has likely shifted to shorter, more frequent visits, making documented oversight more important; (3) UK Capital Gains Tax may apply on eventual disposal with credit under the UK-Greece double-tax treaty. See UK Owners page.

Yes. The Greek-German community (~300,000 in Munich, Stuttgart, Düsseldorf, Frankfurt, Berlin, the Ruhr) often holds village properties in northern Greece, Macedonia and Epirus. We cover the major regions and accept village properties on routing review. See Greek-Germans page.

Yes. The Greek-Canadian community (~250,000) is concentrated in Toronto, Montreal and Vancouver. We coordinate with Canadian time zones the same way we do with US — asynchronous by default, scheduled calls in time slots that work both sides. See Greek-Canadians page.

The Greek-Scandinavian community is smaller but established, particularly in Stockholm, Gothenburg, Oslo and Copenhagen. SEPA payments work cleanly from Nordic accounts. We have a dedicated Scandinavian Greeks page.

Yes — see the Belgian/French Greeks page, covering owners in Brussels, Paris, Lyon, Marseille and the broader Francophone Greek diaspora.

Yes. The Greek-South-African community in Johannesburg, Cape Town and Durban is well established, particularly second and third-generation. See the dedicated Greek-South-Africans page.

A residency-by-investment programme operated by the Greek state. Non-EU investors who acquire qualifying Greek real estate above defined thresholds receive a five-year renewable residence permit covering them and immediate family. Property thresholds vary by zone — €800,000 in central Athens and major urban areas, lower thresholds in regional and outer zones. See our Golden Visa page and 2026 updates piece.

Three reasons. (1) Documented asset condition — relevant if the residency is ever audited or the property is sold to another investor. (2) Residency-compliant visit patterns — many holders deliberately stay under Greek tax-residency thresholds, which constrains how much time they spend at the property. (3) Multi-unit portfolio reporting — some investors hold two or three units; we consolidate quarterly reporting across the portfolio.

Arguably more, not less. A property visited four weeks a year is unattended 48 weeks a year. Insurance, building, contractor and tax issues compound during long unattended periods. The cost of a refused insurance claim, a missed building-meeting vote against your interest, or a quietly-failed utility direct debit is multiples of the annual membership fee.

Yes. Multi-property investors get a custom plan with portfolio-level reporting — one consolidated quarterly summary across all units, plus the per-unit visit reports. Typical Golden Visa investor profile is 1–3 units; portfolios of 4+ are bespoke.

Renewal documentation typically includes proof of continued property holding and condition. Our annual condition reports and maintenance documentation provide exactly that — useful when your immigration lawyer assembles the renewal file. We coordinate with whoever you use for the legal side.

The documentation pack we've built up over the holding period transfers cleanly to the next owner (with your permission), which often supports a stronger sale price because the buyer (often another Golden Visa investor) has confidence the property has been well-maintained. We hand over the file at no extra cost.

We provide owner-side oversight independent of your rental manager. We don't run short-term rentals ourselves — we audit them. If you have a rental manager already, we provide independent oversight (property condition between guests, compliance with Law 5170/2025, documentation insurers expect). If you don't have a manager, we coordinate with a vetted local manager and keep an audit layer between them and you. See Airbnb & STR Oversight.

The Greek short-term-rental reform effective October 2025. Key changes: mandatory civil liability insurance, AMA registration with AADE, fire safety equipment (extinguishers, smoke detectors, escape signs, first-aid kits), and a registration freeze in parts of central Athens through 2026. Fines for non-compliance run €5,000–€20,000. Full explainer.

AMA (Αριθμός Μητρώου Ακινήτων) registration is done via the AADE STR portal. It requires the property's ENFIA records, the owner's ΑΦΜ, building permit (if applicable), and other documentation. We can step you through the registration or refer you to our AMA-specialist tax representative for a turnkey setup. Step-by-step guide here.

The compliance obligations are the same regardless of owner residency status. What's different for Golden Visa holders is the broader question of whether STR use is consistent with residency-period property use patterns. We coordinate with your immigration lawyer on that question.

For some properties yes, others no. The post-Law-5170 cost stack (insurance, fire safety, AMA admin, possibly higher tax) has materially compressed net STR returns. For prime central Athens, the Athens Riviera and resort-corridor properties, the model still works. For ordinary properties in non-prime areas, long-term residential rental has quietly become the more honest comparison. Read our full analysis.

Through 2026, new AMA registrations in parts of central Athens (Plaka, Monastiraki, Koukaki, parts of Kolonaki and other specifically-defined zones) are suspended. Existing registrations continue. The freeze is a response to neighbourhood-level concerns about residential displacement. Owners who were considering registering a central Athens property for STR before the freeze need to check whether their address is affected — we help members verify this.

Yes — as a separate service. We act as the owner's representative during the project: vetting and selecting contractors, supervising on-site work, managing the quote/approval cycle, photographing progress, producing a documentation pack at the end. We are not a general contractor — we don't carry the building risk. We are the owner's eyes and ears on a project they cannot attend in person. See Renovation Oversight.

Depends heavily on the type. Cosmetic apartment-level renovation: €600–€1,200/m². Full apartment refurbishment with services replacement: €1,200–€2,500/m². Village stone-house full restoration: €1,500–€2,500/m². Maniot tower-house restoration with specialist trades: €2,000–€3,800/m². Add VAT at 24%. Detailed Mani tower-house breakdown.

Εξοικονομώ is the Greek state energy-efficiency subsidy programme — it supports insulation, window replacement, heating-system upgrades and similar. Eligibility, cap and rules change between funding cycles. We help members understand current eligibility and refer to engineers who can certify the work. Full guide.

Heritage property in Greece (διατηρητέα) has additional permitting requirements through the Ephorate of Antiquities or other heritage authorities. Restoration is slower, more expensive and requires specialist trades. We work with members who own such property by referring to heritage-specialist engineers and contractors. Read more.

Greek building-permit amnesty programmes have run in cycles over the past decade, allowing retroactive legalisation of structures built without full permits. The 2026 status is in flux. Members with potentially-unpermitted structures (enclosed balconies, basement conversions, extensions) should review status with a civil engineer before sale or major renovation. Current state here.

Yes. We treat member properties and identities as confidential. No social media posts featuring identifiable interiors. We do not sell our member list, ever. All data handling complies with EU GDPR.

Contact details (name, email, phone, residential country); property details (address, characteristics, access credentials); visit data (timestamped photos, condition notes); admin records (utility accounts, building manager contact, accountant contact); and any communication threads. Each category is held only as long as needed for the service and for the legally-required retention period afterward. Full detail in our Privacy Policy.

Within the EU (Greece and Ireland, primarily). Backup retention complies with GDPR requirements. We do not transfer member data outside the EU except where you direct (e.g. forwarding documents to your home-country accountant).

Yes. GDPR gives you the right to request a copy of all personal data we hold about you. We respond within 30 days at no charge.

The annual file we maintain — condition reports, maintenance records, repair invoices, building-meeting minutes, insurance documentation — is exactly what an estate agent or buyer's lawyer asks for during due diligence. Members who have sold typically tell us the documentation supported a measurable premium against owners selling property with no records. We hand over the file at no extra cost as part of the sale process.

Yes. Pre-sale preparation typically includes cosmetic refresh (cleaning, light touch-up painting, garden tidy), condition documentation update, ensuring building dues and utilities are current, gathering ownership paperwork. We coordinate these as a sale-readiness project. We don't act as an estate agent — that's a licensed function we refer to vetted Greek agents.

Greek capital gains tax on real estate has changed several times in the past decade — current treatment depends on holding period, owner residency status, and use type (primary residence vs. investment). We are not a tax advisor — but our accountant referrals handle this. Read more.

30 days' written notice — email is fine. We complete an exit visit, hand back keys (in person where possible, or via courier with signed receipt), produce a closing file with everything we hold on your property, and terminate the relationship cleanly. No exit fees, no debate.

Schedule a 30-minute discovery call. We discuss your property, your travel patterns, your concerns, and recommend the right plan. Book the call here. The call is free and there's no obligation.

Onboarding takes 1–2 weeks: (1) founder-led intake call (30 minutes, on Zoom or WhatsApp); (2) member agreement and direct-debit setup; (3) key intake (when you next visit, or via a trusted intermediary, or by courier); (4) baseline walkthrough at the property by the founder or local lead; (5) opening report and condition baseline. Members typically receive their first scheduled photo report within 3–4 weeks of signing up.

Property address and access details; ΑΦΜ for property tax cross-reference; utility account numbers (ΔΕΗ, ΕΥΔΑΠ, etc.); insurance policy reference; accountant contact (if you have one); a written authorisation (template provided) covering visit access, building-meeting representation, and emergency authorisation threshold. Most members assemble this over a couple of phone calls.

Common situation — particularly for inherited properties with paperwork scattered across family members. We work with whatever you have and help you retrieve the rest. Many members discover that the first month of membership is the cleanest paperwork their family has had on the property in years.