Greek property news

These new building laws apply in Skopelos. Other islands may be different.

These new building regulations have been introduced into law by the Greek government in January 2012.

The new regulations are important for all Greek property owners who own land and are planning to build now or in the future. They refer to all building plots of land inside or outside the town plan.

In Skopelos and Glossa there used to be something called the “zone” which was the land between the town boundary and 500 metres outside the boundary. In the past it was possible to build in the zone on a piece of land of at least 1,000 sq metres – instead of the 4,000 outside the town plan. Then this was changed to a minimum of 2,000 sq metres.

The zone was then abolished in Skopelos Town as part of the “Natura” scheme (Sustainable Development in Greece.)

Recent changes to the law mean that inside the town boundaries you can build as follows:

New regulations for building within the settlement boundaries – Skopelos

Land up to 200 sq metres – You can build a house up to 200 sq metres provided you leave 40% of the land not built on.
Land between 200 and 400 sq metres – You can build a house up to 240 sq metres provided you leave 40% of the land not built on.
Land over 700 sq metres – You can build a house up to 400 sq metres.

New regulations for building outside the settlement boundaries – Skopelos

In the Zone, outside the boundaries in Glossa, Skopelos only - You can build up to 200 sq metres on a piece of land of at least 2,000 sq metres.

Outside the boundary of the town plan – You can build up to 240 sq metres on a piece of land of which at least 4,000 sq metres. The land must be in one piece and certified to be clear of forest land. (That is land which is not classed as forest.) You must get a certificate from the Forestry Department that at least 4,000 sq metres of your property is non-forest in order to obtain a building permit,

In an archaeological area – You must also get a certificate from the Archaeological Department. They may impose restrictions on exactly where you can build.

This last regulation is the one which has been giving rise to rumours about 4,000 becoming 10,000.

If you have a very large property – e.g: 20,000 sq metres – and you wish to divide it to sell to different people, you must split it into pieces of at least 10,000 sq metres each.

Note: These new building laws apply in Skopelos. Other islands may be different.

We advise you to contact your lawyer and Civil Engineer for conformation of the new building regulations and the minimum size of land required to build in your area before you build on your plot of land on the Greek Island that you are on.

With kind regards

Angels Greek Island Homes and Glossa Houses.

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There are new building regulations that the Greek government are expected to be introducing into law soon.

These new regulations are important for all owners of Greek property who own land and are planning to build now or in the future. They refer to all building plots of land inside or outside the town plan.

The Greek goverment is changing the minimum size of land required to build. Anybody who owns land smaller than the new required amount will be unable to build unless they have planning permission already submitted. This means that if you have bought a piece of land legally under Greek Law that was the required minimum size of 4,000 square metres outside the town plan and are waiting to raise enough funds to build your house on it, or are keeping it for your retirement, unless you have building permission already submitted you will not be allowed to build on it.

We are still waiting conformation of the exact new minimum size required by law to build outside the settlement boundaries to be finalised on Skopelos but it is rumoured to be a minimun of 8,000 or 10,000 square metres. (Remember the need for Forest Department clearance – you will need to have 8,000 or 10,000 sq clear of forest. Many large plots e.g. 12,000 sq might be un-buildable because 3,500 could be classified as forest.)

We advise you to contact your lawyer for conformation of the new minimum size of land required to build as it may of been already introduced into law in your area.

We have been informed that this new law may be contested and when we know the outcome we will update this post as to what the new minimum size is.

Below are the new regulations for building within the settlement boundaries. This has basicaly changed from 30% of land undeveloped to 40% of land undeveloped.

New regulations for building within the settlement boundaries – Skopelos

Land up to 200 sq metres -  you can build a house up to 200 sq metres provided you leave 40% of the land not built on.
Land between 200 and 400 sq metres – you can build a house up to 240 sq metres provided you leave 40% of the land not built on.
Land over 700 sq metres – you can build a house up to 400 sq metres.

More to follow…

With kind regards
Angels Greek Island Homes

Below is a question and answer email between Dave of Cheltenham and a Civil Engineer about the new building regulations and planning permission in Greece.

Dave of Cheltenham says...
We have already started the design of our villa. We have instructed a Civil Engineer to commence the design and are due to receive a draft copy of the design this week. We have been advised that the permission prices have increased due to the compulsory kenak.

We are told that this is a new energy saving plan which includes electrical, plumbing, air-conditioning, water design plans from the mechanical engineer. The permission cost now for  a 150 m2 plus 50 m2 basement is 22.000 euro (15.500 + 6.500 taxes), without a swimming pool.

I have inserted questions we sent to our Civil Engineer, his response is in Bold

Please can you clarify a couple of points – sorry if I am repeating myself but we are feeling the pressure a bit and obviously are extremely concerned that nothing will go wrong and leave us owners of a bit of land which is way too small to build on etc…

Once you have submitted the plans (possibly within the next few days, as you suggested) does this mean that we are protecting and securing our position regardless of any pending law changes?  Yes, from what we are told from the planning department, if your plans have been submitted you are then covered regardless of any new change that may occur.

I.e. does this then mean we have permission to build a villa on our land regardless of whatever laws are passed after we have submitted the plans?

Yes

You state that the remainder of the money is payable when the plans are passed (you mention possibly in a few months). Is there any possibility that when we want to proceed to get the plans passed they may be rejected or planning consent denied? Or do you mean that at the time the plans are submitted, we are granted interim approval and the final approval is assured?

The application is to get a protocol number saying that you have registered plans to build. This is enough to cover you for any new law change. Your plans will not be rejected or planning consent withdrawn up to this stage. In order to get a protocol number you have to submit full plans to the department. Once they are lodged with this department you can make changes to the plans and re-submit the changes without having to start the whole process over again. They will not give full permission though until the final payment is made(6500 euro). You need the full permission in order to be able to build.

My partner and I both feel that once the plans are submitted, we would obviously be happier if we get final approval as soon as is practicable.  We were due to come and do all this with you in June.  Will June be too late to come and finalise the plans and proceed to final approval – or do you think we should come over sooner (preferably once the direct flights to Crete have started again)

At the moment , we are told you are ok in June. If/when the law change comes in they usually give a 6 month time limit for everybody to complete plans already lodged with them. This means we can submit basic plans and designs (the size of house is the most important at this point as you won’t be able to change it. Once submitted you can work in more detail your internal floor plans etc which means you don’t have to panic about the internal layouts now. We can submit the plans for a 150+/- m2 house now and then over the next few months you can work it through a little better. Plans for a swimming pool can be submitted later at additional cost.

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Please see a reply from the European Union to  Mr Charles Legrand regarding Greek tax legislation

Dear Mr Legrand,

Thank you for your message, which was forwarded to EUROPE DIRECT by the Audiovisual Services of the Commission. EUROPE DIRECT is an information service of the European Union (EU) which provides citizens and businesses with answers to questions of a general nature about the EU. You can find further information about EUROPE DIRECT at:

europa.eu/europedirect/

The legal text you refer to in your email (C-155/09) is a judgment by the Court of Justice of the European Union, in which the Court rules on a case brought against the Hellenic Republic for failure to fulfil its obligations under EU law. The Court ruled that the Greek tax legislation (“Law 1078/1980”) that grants exemption from the tax payable on the purchase of a first residential property only to persons residing in Greece is contrary to EU principles. This judgment is EU law and the Member State must comply with it without delay.

Greek tax legislation which grants exemption from the tax payable on the purchase of a first residential property only to persons residing in Greece is contrary to European Union principles:

Court of Justice of the European Union PRESS RELEASE No 1/11 Luxembourg, 20 January 2011
curia.europa.eu/jcms/upload/docs/application/pdf/2011-01/cp110001en.pdf

You may also want to search for the complete text of the judgment on the website of the Court of Justice:
www.curia.europa.eu/jcms/jcms/j_6/
(Please insert “C-155/09” in the field “Case no”.)

For further questions you may contact the Court of Justice of the European Union directly by using the following webform:
www.curia.europa.eu/jcms/jcms/T5_5133/

We hope that this information will be of use to you and remain at your disposal should you have further questions about the EU.

With kind regards,

EUROPE DIRECT Contact Centre
www.europa.eu – your shortcut to the EU!
Disclaimer
Please note: We will try to ensure that you receive the information requested, or to direct you to an appropriate source. However, we are unable to comment on specific issues pertaining to EU policy, and information provided by EUROPE DIRECT may not be considered as legally binding.

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Charles Legrand adds:

Not sure I will pursue my case – as the ”understanding / feedback / knowledge” within the Ministry of Finance and the Tax Authority – is at best confused – at worst very-confused.  Readers might be able to get something back with the help of a legal beagle here in Greece.

We have received a Tax assessment form with an amount to pay today.
We have been asked to pay taxes on our property (only one residence).
The Tax demand has come from the Foreigner’s Tax office in Athens
The Taxes are various – covering ”supposed income that you have to run the residence”
Included is a Tax for Community charges and other such taxes for having the residence here.

The Ministry of Finance said when I asked them to clarify – ”This law including non resident Expats is something of a mistake & has caused confusion – we have advised the Foreign Tax folks, but can’t direct them to adhere”.

My personal take on all of this:  I guess a Law has been passed recently that includes Expats living in Greece. The most likely reason for our inclusion in my opinion is that Government of Hellas is looking to ”extract” monies from any source possible due to the austerity measures.

In Summary: ”Taxes & Death are certainties”.

We will be paying this tax and discussing with our Accountant what we do in the future. (Tax due end of Dec 2011)

Personally I think as follows: I do believe this might be something that stays with us going forward.

Charles

======

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We have been informed that the proprerty tax rate for Skopelos is 3 euro per square metre. Anyone who pays electric and has a Greek tax number will have to pay. However, the electric company have complained that they will effectively be unpaid tax collectors and are talking about boycotting it as there will be a lot of administration work for them to do. Incidentally, Volos is rated at 6 euro and Thessaloniki at 9 euro per square metre.

The new property tax in Greece will range from €0.50 cents to €20.00 and taxes each square metre of homes according to the age of the building (the older the building, the less tax pecentage), tax value and average house prices of the neighbourhood. This new tax will be in effect for a period of three years and will be collected in instalments through electricity bills. Those who will not pay or cannot pay will have their electricity cut off. It wil start from October 2011.

All property owners in Greece are required to pay this new tax whether you live in Greece or not.

Further updates to follow…

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The new Property Tax Law in Greece has now been passed by the Greek Parliment.

The property tax will range from €0.50 cents to €20.00 and taxes each square metre of homes according to the age of the building (the older the building, the less tax pecentage), tax value and average house prices of the neighbourhood. This new tax will be in effect for a period of three years and will be collected in instalments through electricity bills. Those who will not pay or cannot pay will have their electricity cut off. It wil start from October 2011.

All property owners in Greece are required to pay this new tax whether you live in Greece or not.

Further information will follow on the amounts property owners in Skopelos will have to pay…

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On Sunday 11 September 2011 a new additional property tax was announced by Greek Finance Minister Evangelos Venizelos, in Thessaloniki Greece

The property tax will range from €0.50 cents to €10.00 per square meter (averaging at about €4 per square meter), depending on the type of area the property is in. It will be in effect for a period of two years and will be collected in instalments through electricity bills.

Further information will follow…

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This update kindly provided by Maria Rizopulu, solicitor, Skopelos Greece

An older tax regulation which applies to foreign owners of property in Greece has been “revived”.  Owners of Greek property living abroad  are now obliged to file annual income tax returns.

The I.R.O (Internal Revenue Office) assumes the income you need to prove to maintain your property. (calculations according to square meters of property), the pool and the car you own, there is also a yearly income amount that is assumed you will need to support yourselves in Greece (whether you have been to Greece or not throughout the year)  The amount is 3,000 euros for unmarried owners and 5,000 euros for married couples (if the property is in both names). These amounts are added to your total annual tax bill. For this additional assumed amount you need to pay extra tax of euro 230 for unmarried owners or, euro 380 for married owners.

Proof must be attached to your tax return that you have imported into Greece the relevant amount during last year by transfer from a non-Greek bank to your Greek bank. (Please note that the name on the sending account must match the name on the beneficiary account).

Proof is in the form of the certificates from the Greek bank (called in the past – pink slips). If you don’t have that proof than you will be taxed by 5% as if that amount (assumed income) was really income.

The taxation is 5% – Not 10% ( as previously mentioned) for the amount of euros you are not able to prove importation for (pink slips).

You should ensure that whoever is to make your tax return has plenty of notice. Tax returns can now be filed electronically and individual code numbers have to be issued.

Tax returns for foreigners are filed during May and any “pink slips” should reach your tax representative by mid April at the latest

An additional (approx.) 53% of the tax is charged as advance payment for the next year which can be returned if you have the necessary pink slips to prove and cover the amount to you would need to import.

If you do not pay this tax then you will be fined and if you owe more than 5000 euro you could e sent to prision.

To explain

Property owners in Greece are now charged ‘a living expense tax’ of  euro 3000 if you are a single person and euro 3000 for each single owner of the same property. So, if there is 3 single owners of one property you are charged euro 15000. It is euro 5000 if you are a married couple.

You are then charged tax for each square meter of property you own. The pool and type of car you own are also calculated taxed accordingly. (Please see the culculation  table below.)

Before you panic, you do not have to pay euro 3000 or, euro 5000 and then for each added square meter of property per year.  YOU ONLY HAVE TO PAY 5% of the entire culculated final amount.

For example it is: 230 or 380 euros for assumed income to support yourselves in Greece  and then,  5% of each square meter of property. If you own a car and pool, It is 5% for type of car and pool.

Property owners only pay tax on the on the amount they cannot prove they have imported into Greece. So if your final tax amount is culculated at 6000 euro per year and you have not imported any euros. Your tax bill is 300 euro. If you have imported  2000 euro your tax bill for the year will be 5% of the remaining 4000 euro (euro 200 to pay). If you can prove import for the full amount then you pay zero tax that year.

How do you import your euros into Greece?
You can transfer your money directly into your Greek bank account
You can withdraw money from your UK GBP from a cash machine in Greece.
BEWARE: IF FOR EXAMPLE, YOUR ACCOUNT IS WITH THE NATIONAL BANK OF GREECE YOU CAN ONLY WITHDRAW MONEY FROM A NATIONAL BANK OF GREECE CASH MACHINE – THE CASH MACHINE MUST MATCH THE BANK YOUR ACCOUNT WITH. YOU MUST KEEP THE SLIP THAT COMES OUT OF THE MACHINE.

Take your cash machine slips to the bank with your bank book and ask them for pink slips. Remember to ask for a pink slip for all the money transfered into your account from abroad. Give your lawyer the pink slips you got from the bank and have your tax return done. More to follow…

Please see the new Greek  property tax laws explaned below:

Houses

the first 80 square meters ———€30 per sq.m.
next 81-120 sq.m ——————–€50 per sq.m.
next 121-200 sq.m——————-€80 per sq.m
next 201-300 sq.m——————-€150 per sq.m.
300 sq.m ——————————€300 per sq m.

Garages/storage rooms and other “assisting” rooms (as in the building permit)           €30 per sq. m.

All above stated amounts have a 20% levy if they are independent private houses (not apartments) as it is the usual thing for foreigners.

If the house is a secondary house for you (not main residence) the above amounts are reduced to ½. This applies only if you declare residency abroad and not in  Greece.

Cars

Cars up to 1,200 cc ————— €3,000
1,200-2,000 cc ——————— €300 per 100 cc
2,000 c———————————€500 per 100 cc

The amount is reduced depending on how old the car is:

30% for over 5 years to 10 years old
50% for over 10 years old

Pools

External: up to 60 sq.m. ————-€60 per sq.m.
over 60 sq.m. ————————–€200 per sq.m.

Internal pool: —————————The amount is doubled

Please see an example below:

A house of 110 sq. m. with an external pool of 30 sq.m.

House
The first 80 sq. m. at €30 per sq.m. —————— €2,400
The next 30 sq. m. at €50 per sq.m. —————– €1,500

Subtotal: —————————————————– €3,900
Plus 20% levy: ——————————————— €780
Subtotal: —————————————————–€4,680
Less 50% “second house” allowance, leaves — €2,340

Pool
30 sq. m. at €60 per sq.m. —————————– €1,800

Yearly assumed income to support yourselves in Greece

—————————————————— €3,000 0r €5,000

Total: ——————————————– €7,140 or 9,140

This is the amount you must demonstrate you have imported during the tax year to pay zero tax.
If you have only imported €3,671 (for example) you must pay 5% of the balance

For a single owner – Total to pay: €173,45
For a married couple – Total to pay: €273,45

For multiple single owners – Amounts are multiplied by number of owners.

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Information kindly provided by Maria Rizopulu, solicitor, Skopelos via Glossa Houses

This is to inform you about the new regulations which affect you as owners of property in Greece.

As you may already know, the government has abolished the law by which a yearly property tax was owed by all owners of property in Greece.

Instead of that they have recently introduced a new regulation by which all owners of property in Greece (foreigners included) are obliged to file YEARLY income tax returns whether they have income in Greece or not. In these returns they declare the ownership of any property (building), pool and car.

There is a system (which uses various factors) by which the Tax Office calculates the ASSUMED income one should have to maintain the property, the pool and the car. For the house and the pool it depends on the square meters, for the car on the capacity of the engine and the age of the car.

Foreign owned houses in Greece are described as “secondary house” and so the assumed income is half of what is calculated for a “first house”.

Proof must be attached to your tax return that you have imported into Greece the relevant amount during last year by transfer from a non-Greek bank to your Greek bank. (Please note that the name on the sending account must match the name on the beneficiary account).

Proof is in the form of the certificates from the Greek bank (called in the past – pink slips). If you don’t have that proof than you will be taxed by 10% as if that amount (assumed income) was really income.

You should ensure that whoever is to make your tax return has plenty of notice. Tax returns can now be filed electronically and individual code numbers have to be issued.

Tax returns for foreigners are filed during May and any “pink slips” should reach your tax representative by mid April at the latest.

Thank you

February 2011

Skopelos Greece

Please see the new Greek  property tax laws explaned below:

Houses

the first 80 square meters ———€30 per sq.m.
next 81-120 sq.m ——————–€50 per sq.m.
next 121-200 sq.m——————-€80 per sq.m
next 201-300 sq.m——————-€150 per sq.m.
300 sq.m ——————————€300 per sq m.

Garages/storage rooms and other “assisting” rooms (as in the building permit)           €30 per sq. m.

All above stated amounts have a 20% levy if they are independent private houses (not apartments) as it is the usual thing for foreigners.

If the house is a secondary house for you (not main residence) the above amounts are reduced to ½. This applies only if you declare residency abroad and not in Alonissos or Skopelos.

Cars

Cars up to 1,200 cc ————— €3,000
1,200-2,000 cc ——————— €300 per 100 cc
2,000 c———————————€500 per 100 cc

The amount is reduced depending on how old the car is:

30% for over 5 years to 10 years old
50% for over 10 years old

Pools

External: up to 60 sq.m. ————-€60 per sq.m.
over 60 sq.m. ————————–€200 per sq.m.

Internal pool: —————————The amount is doubled

Please see an example below:

A house of 110 sq. m. with an external pool of 30 sq.m.

House
The first 80 sq. m. at €30 per sq.m. —————— €2,400
The next 30 sq. m. at €50 per sq.m. —————– €1,500

Subtotal: —————————————————– €3,900
Plus 20% levy: ——————————————— €780
Subtotal: —————————————————–€4,680
Less 50% “second house” allowance, leaves — €2,340

Pool
30 sq. m. at €60 per sq.m. —————————– €1,800

Grand total: ———————————————— €4,140

(This is the amount you must demonstrate you have imported during 2010)

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This article is brought to you by Staysure

What is it about Greece and the Greek Islands that makes all who visit want to return again and again?

Could it be the people, beautiful coastline and crystal clear waters or maybe it’s down to the legend of Aphrodite casting her spell over the region?

Ancient Greece was the most advanced society of its time, so it’s ironic that the Greece of today is one of the few European countries intent on resisting change. That’s not to say that modern life has passed it by and the usual trappings of major tourist spots aren’t abundant, but what stands out is their determination to retain a sense of identity. It’s this national character, idyllic weather and some of the world’s impressive historic monuments that attract millions of tourists to the mainland and islands each year.

How to purchase property in Greece (northern Cyprus should be considered carefully to avoid getting involved with rows over disputed lands currently under Turkish control). There are restrictions for the purchase of property close to the Greek borders as an additional special permission is required. Such permission will be issued by the local Department Authorities. Permission to purchase of property close to the Greek borders is not granted to non EU citizens. Non EU citizens owning property does not confer EU citizenship, nor does it allow you to enter the EU without a normal visa.

Understandably for some the love affair with Greece means more than just a holiday destination, choosing to put down roots by purchasing property as an investment, holiday home and even a view to retirement. Before making the leap it’s advisable to rent a home within a chosen area and get to know what the village, town or even island is like to live in both in and out of season. Having made the decision to buy, the next step is to negotiate your way through bundles of red tape. Here are a few pointers on what to expect.

Greek tax number
Any foreigner intending to purchase property or do business in Greece is required to apply to for a Greek tax number.You must have a Greek Tax number to open a bank account. It’s not necessary to live in Greece or have a residency permit.

Bank account
All transactions are in Euros. You will need to set up a Greek bank account to pay for your legal advice, estate agent fees transfer money and pay bills. Payment of utility bills can be set up very easily by direct debit via the bank, and money can be transferred online. You will need to provide slips and receipts if you have transferred money into a different currency or bank account statements to show that the money is from a legitimate source.

Holiday Home insurance
If you intend to use your home only for holidays, insurance can be arranged through your Greek Bank for fire and storm damage. However insurance for theft may only available if you live in your property throughout the year. There are companies in the UK that can offer full insurance (3rd party for example), One of them is Staysure

Earthquakes
As Greece is prone to earthquakes, it’s vital to give any property the once over by a structural engineer, as no one wants to go to bed upstairs and wake up downstairs under a pile of rubble! Remember that some companies will not insure for earthquakes.

Utility connections
Some islands may have different requirments and regulations. – On Skopelos check that your chosen property is located inside or outside the town plan.  If your house is inside the town plan then utility connections should easily be available. If your house is outside the town plan then check what utilities, if any, are available. Remember it can very expensive  to bring these utilities in as you may have to buy the electricity poles that will go all the way to your house or, buy and install a water tank for example.  There are also other restrictions -  Please see the Buying a Home section from Angels Greek Island Homes for requirments and regulations.

Make it legal
All expenses for the conclusion of the final contract, including the tax on property transfer will be borne by the buyer. Each party will pay the fees of their legal representative who must be present at the signing of the contract, this is required by Greek Law.
To become the legal owner the sale or purchase must be authorised by a Public Notary. The contract won’t be legal until notarised. Make sure your lawyer ascertains the correct ownership of the property.
According to Greek law, the purchase contract, known also as a “Purchase Deed”, is signed by the buyer and the seller in the presence of :

A Public Notary
A lawyer appointed by the buyer
A lawyer appointed by the seller

Public Notary
Approximately 2.5% of the objective price or Tax Office estimation of the value or on the price declared in the purchase contract if this is higher.

Lawyer
Your Lawyer or Solicitor will normally charge between 1% and 2% of the sale value of the property. If he/she acts as a Power of Attorney on your behalf he/she may charge more.

Real Estate Agent
The Real Estate Agent’s fees are usually paid by the buyer.

For a Legal guide to buying property in Greece please see the Legal guide from Angels Greek Island Homes
Please remember that laws could be subject to change. Always consult a lawyer.

Insurance
Whilst we’re talking about the paperwork, it’s important to remember that once you have bought the property, you will need adequate building and contents insurance, particularly if unoccupied.

Why struggle in a foreign language or rely on costly translations, when you can save money and understand exactly what is and isn’t covered. Staysure holiday home insurance not only provides comprehensive building and contents cover, all policy documents are written in English, there is a 24-hour emergency helpline and English claims department.

Staysure.co.uk Ltd the over 50s experts specialise in providing low cost insurance solutions for over 50s living in the UK and expats living in Europe. Visit Staysure to get an instant online quote for Staysure.co.uk Ltd low cost Greek holiday home insurance.

Contact Us

Staysure.co.uk Ltd

Tel: 0844 277 0844 (UK)

Tel: 952 899 532 (expats)

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This change in the Greek law only applies to Greek prepaid SIM cards

On the 30 July 2010 the Greek government will implement a new law which requires all prepaid mobile phone SIM card holders to be registered. No matter if you live in Greece, or are just visiting, this law will apply. The purpose of this law is to remove anonymity.

Please see full article by Kat Christofer  livingingreece

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