Why this matters
In Greece, the “truth” about a property is proven through the official registration system—and the system is in transition: many areas operate under Hellenic Cadastre (Ktimatologio) while others may still be using legacy structures. The Cadastre is designed to replace the older registrations/mortgages system and records both the legal rights and the geographical description (location, boundaries, size) of real property.
That means a buyer’s job isn’t just “check the deed exists.” It’s: make sure the registered rights and the mapped parcel match what you think you are buying—and that nothing blocks transfer.
Cadastre vs “Land Registry” in Greece
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Hellenic Cadastre (Ktimatologio) is Greece’s parcel-based system intended to be the modern public register for real estate transactions and security.
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Buyers (and professionals) interact with it through digital services such as checking property in the cadastre, obtaining a cadastral sheet/diagram, and certificates about deed registration.
If you’re buying in Greece, your lawyer/notary will confirm which competent office/system applies for the specific location.
The key identifiers and documents you’ll hear about
1) KAEK (National Cadastre Code Number)
KAEK is the identifier used to request key cadastre documents. For example, the official gov.gr service “Get a copy of a cadastral sheet” requires the National Cadastre Code Number (KAEK).
Hellenic Cadastre communications also refer to it as a “Hellenic Cadastre Code Number (KAEK).”
2) Cadastral sheet + cadastral diagram
These are the “descriptive” and “spatial” records of the parcel/right (what it is + where it sits). Gov.gr provides services to obtain copies/excerpts (e.g., copy of cadastral sheet, excerpt of cadastral diagram).
What buyers must verify (the practical checklist)
A) Verify the property can be uniquely identified (no ambiguity)
Verify:
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The KAEK (or correct identification pathway if KAEK is not available yet in that area/workflow)
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The address/location aligns with the cadastre record
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The property right you’re buying (full ownership, percentage share, usufruct, etc.) is clearly described
Why it matters: If a property can’t be uniquely identified in the registry/cadastre records, transfers and financing can derail late.
B) Verify the mapped parcel matches what you viewed and what’s in the deed
Compare:
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Boundaries/shape/position in the cadastral diagram
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Surface area and description in the cadastral sheet
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Any annexes (storage, parking, exclusive use areas)
Gov.gr explicitly supports obtaining these documents (sheet/diagram services), which are the foundation for this “match check.”
Red flag: “Minor mismatch” treated casually. In Greece, “minor” can become “unregistrable” if the record and reality don’t align.
C) Verify ownership rights and the chain of title are clean
Verify:
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Seller is the registered holder of the right they claim to sell
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There aren’t missing links (inheritance, court decisions, administrative acts not properly reflected/registered)
This is the lawyer’s core job, but as a buyer you should ask for a clear written confirmation: “seller’s right verified and transferable.”
D) Verify burdens and restrictions (mortgages, claims, attachments)
Verify:
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Mortgages/charges
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Court attachments, claims, prohibitions, easements, third-party rights
Why it matters: A “clean sale” means the deed can be registered without hidden burdens, or that there’s a documented plan to remove them before/at completion.
E) Verify the stage of cadastral data and whether corrections are required
In areas under cadastre formation, errors and “initial entries” can exist and may require correction processes. Hellenic Cadastre provides workflows and announcements around corrections (e.g., “obvious errors”), including references to how properties are handled in the cadastral sheet context.
What to ask your lawyer/notary:
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Is the area fully operating under cadastre office services?
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Are there any issues in the cadastral entries that need correction before transfer?
F) Verify the deed is registrable and will be registered (this is the finish line)
It’s not enough to sign in front of a notary—buyers should ensure registration/inscription is completed.
Gov.gr provides services such as:
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Get a certificate of registration of a registrable deed
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Verify the validity of certificates issued by cadastral offices in operation
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Submit registrable (notarial) deeds to cadastral offices
Buyer takeaway: Always obtain evidence that the deed was submitted and then successfully registered/inscribed.
How to run these checks using official digital services
Gov.gr’s “National Cadastre – Land registration” hub lists the key services buyers and professionals use, including checking property in the cadastre, obtaining cadastral documents, and deed registration certificates.
The Hellenic Cadastre portal also provides access to multiple citizen and professional services (including the “digital property transfer file” references and service navigation).
If you’re abroad, Greece’s MFA also points to options for interacting with cadastre processes (including using the web application where applicable).
A simple “buyer script” (questions to ask before paying a deposit)
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What is the KAEK for this property right (and do we have the latest cadastral sheet/diagram)?
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Do the cadastral boundaries/area match the deed and reality?
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Are there any mortgages/attachments/claims, and what’s the removal plan?
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Is the area in a cadastre operational phase, and are any corrections required?
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After signing, what proof will I receive that the deed was registered/inscribed?
How REXE helps (practically)
Most Greece transaction issues aren’t “legal theory.” They’re workflow failures: missing documents, unclear responsibility, and late discovery of cadastral mismatches.
REXE helps by:
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Tracking a Cadastre Verification Pack (KAEK, cadastral sheet, cadastral diagram, burdens search, deed registration certificate) with owners and deadlines
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Keeping one audit trail so buyer/lawyer/notary/engineer work from the same “source of truth”
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Reducing last-minute “we can’t register” surprises by forcing early validation steps
