Greek agents register with the Chamber and in GEMI under Law 4072/2012. How to look an agency up, what commission figures are quoted, and why the buyer's own lawyer matters more than the agent.
In Greece the estate agent profession is regulated by Law 4072/2012 (articles 197 to 204 on the requirements), and agents are entered in the register of the local Chamber and in GEMI, the General Commercial Registry. What the official side says is thinner than for Cyprus, so this guide is open about the gaps. For a buyer the practical conclusion is the same everywhere: check the agent, but rely on your own lawyer.
What the official page says
The government's MITOS service lists the conditions for registering as an agent:
- no conviction, and no pending accusation, for a felony or for listed misdemeanours such as theft, fraud, forgery and breach of trust;
- no full or partial judicial guardianship;
- an upper secondary school diploma or an equivalent from abroad;
- for companies, real estate agency services written into the articles of association.
Registration is in the Chamber's Register of Real Estate Agents and in GEMI. A recognised agent from another EU member state can use their home registration certificate. The page describes a procedure with a 10-day deadline, and the application is treated as tacitly approved if the authority does not reply. The page I read does not mention an examination, does not name the body that supervises agents and does not list sanctions or commission rules. If someone tells you that a separate licence or exam exists, ask for the official reference rather than a trade association's webpage.
How to check an agency
- Ask for the GEMI number and look the company up in the GEMI portal, where registration data, legal form, activities, owners and representatives are published. Check that real estate agency appears among the activities. One guide says companies must show the GEMI number on their website.
- Ask for the Chamber registration of the agent as a person. A company registration alone does not tell you that the individual who is dealing with you qualifies.
- Compare the name on the contract and on the account with the name in the register.
- Membership of a trade association is a marketing statement, not a licence.
Commission
I found no statutory rate. Several buyer guides quote 2 to 4% of the price plus 24% VAT, shared between buyer and seller, but they disagree on whether that range is the total or per side. So there is nothing to rely on except the document you sign. Agree in writing on the percentage, whether VAT is added, who pays, when it falls due, and whether the same agent acts for both sides.
Who protects the buyer
- The notary is a neutral public official who prepares and executes the sale deed. Guides say the notarial contract is mandatory; the notary is not your adviser.
- A lawyer is not mandatory by law but is described as essential in practice. Guides say the lawyer, not the notary, does the due diligence: the right of the seller to sell, the chain of title, mortgages, tax debts, court orders and planning problems.
- Searches are made at the local Land Registry and at the Hellenic Cadastre where a cadastral office operates, and in older zones at the mortgage registry. Some guides recommend checking back at least twenty years.
- Guides say that a deposit of about 10% is usual at the preliminary-contract stage and should sit with your lawyer in escrow until completion.
- The lawyer should be independent of the agent and the seller. See lawyers recommended by the agent and notary or lawyer.
Red flags
- Pressure to sign quickly.
- A request for a deposit before the lawyer has finished the registry searches.
- Verbal assurances instead of documents.
- A buyer who does not speak Greek relying only on the agent for translation and checks.
- An agency with no GEMI number, or with a number that does not match the name on the contract.
What an independent adviser adds
A buyer-side adviser or lawyer makes the checks the agent has no incentive to make, compares the agent's statements with the register, and reads the preliminary contract before the deposit goes anywhere. See the resale checklist for Greece, buying costs in Greece and who pays the agent.
FAQ
Is there one Greek licence for agents? The official page I read describes registration in the Chamber and GEMI, not a separate licence, and mentions no exam.
Do I need a lawyer in Greece? Not by law, but guides describe the notary as neutral and the lawyer as the one who protects the buyer.
Who pays the agent? It is agreed. The quoted figures are 2 to 4% plus VAT, and the split depends on the contract.
How we help
D.H. Realting is an independent consultancy based in Warsaw; it can help you prepare these checks and introduce local lawyers it has vetted. This text is informational and is not legal advice; confirm the current rules with a Greek lawyer.