How to Check a Property Title in Greece Online, KAEK, Cadastre Certificates, Encumbrances and Who Can Access Records

Understanding how to check property title in Greece is the single most important step before buying, inheriting, or financing real estate in the country. Greece’s ongoing migration from fragmented local land registries to the national Hellenic Cadastre (Κτηματολόγιο) has transformed the process, placing the KAEK (ΚΑΕΚ), the unique cadastral identification number, at the centre of every property title search. This guide walks through the complete procedure for running a property title search in Greece online, from locating the KAEK to ordering official certificates, reading encumbrance entries and understanding who is legally permitted to access these records. Whether you are a foreign buyer, an estate heir or a property professional, the steps below will give you the practical framework you need.

Quick Checklist, What You Need Before You Start

Before initiating any Greek land registry search, gather the following items. Having them ready will save time and prevent repeated visits to cadastre offices or e‑service portals.

• KAEK number (ΚΑΕΚ). This is the property’s unique cadastral identifier. If you do not have it yet, the next section explains how to find it.
• Property address or location details. Municipality, street name, plot number or geographic coordinates help when the KAEK is unknown.
• Copy of the title deed (συμβόλαιο). The notarial deed often lists the KAEK and older parcel references.
• Valid identification. A passport or Greek identity card (ταυτότητα) is required for certificate requests, both online and in person.
• Proof of legitimate interest. Non-owners must demonstrate a lawful reason for accessing records (see the access-rules section below).
• Payment method. Fees for certificates are payable electronically through the Hellenic Cadastre portal or at local offices.

What Is the Hellenic Cadastre vs Legacy Land Registries, The Land Registry in Greece Explained

Greece historically operated a network of local land registry offices known as Υποθηκοφυλακεία (Ypothikofylakeia, mortgage registries) and Γραφεία Κτηματογράφησης (Cadastral Survey Offices). These registries were person-based: they recorded transactions against the names of contracting parties rather than against individual parcels. This meant that conducting a property title search Greece-wide required knowing the owner’s name and visiting the correct regional office, a process that was often slow, paper-heavy and incomplete.

The Hellenic Cadastre (Εθνικό Κτηματολόγιο, Ethniko Ktimatologio) replaces this fragmented system with a single, parcel-based national register. Every plot of land, building or independent unit receives a KAEK, and all real rights, ownership, mortgages, easements, judicial annotations, are recorded against that number. The cadastre in Greece therefore provides a far more reliable picture of title status than legacy registries, because information is centralised and tied to a specific, mapped parcel rather than to a person’s name.

As of 2026, the migration from old registries to the national cadastre is ongoing. In areas where the cadastre is already operational, the local Ypothikofylakeio has been absorbed into a Cadastral Office (Κτηματολογικό Γραφείο). In areas still awaiting completion of the cadastral survey, transactions continue to be filed at the legacy registry. Industry observers expect the migration to reach near-complete geographic coverage within the next few years, though rural and island parcels may still require legacy searches in the interim.

Key Identifiers, KAEK vs Older Parcel Numbers

The KAEK (Κωδικός Αριθμός Εθνικού Κτηματολογίου) is a twelve-digit code that uniquely identifies an immovable property unit within the Hellenic Cadastre. It encodes the prefecture, municipality, cadastral sector and individual parcel. Older references, such as the local registry’s volume and page number (τόμος/φύλλο), the tax-office property number or the municipal block-and-plot code, are still found in older deeds but are progressively being superseded. When performing a KAEK number Greece search, always use the KAEK as the primary identifier; cross-reference older numbers only when the cadastre entry has not yet been created.

How to Find the KAEK Number for a Property, KAEK Number Greece Search

The KAEK is the gateway to every online property title search in Greece. If you do not already have it, you can locate it through several practical channels.

1. Check the title deed (συμβόλαιο). Any deed executed after the property was entered into the cadastre will contain the KAEK. Look in the opening paragraphs or the property-description section of the notarial act.
2. Consult municipal tax documents. The property’s E9 tax declaration (Δήλωση Στοιχείων Ακινήτων) and ENFIA tax notices issued by the Greek tax authority may reference the KAEK.
3. Search the cadastral map (KTIMANET). The public mapping platform at ktimanet.gr allows users to navigate an interactive map, zoom into a geographic area and click on a parcel to reveal its KAEK.
4. Ask the seller, estate agent or notary. In a purchase scenario, the seller’s notary will have the KAEK on file from the most recent registration.
5. Visit the local Cadastral Office. Staff can look up the KAEK using an address, older registry references or the owner’s name.

Using Maps, Deeds and Municipal Records

The KTIMANET cadastral map is the fastest free tool for a preliminary search. Navigate to the area of interest, switch to the cadastral-parcels layer and click the plot. The pop-up will display the KAEK alongside basic parcel data such as area and municipality code. For properties in buildings with multiple units (e.g., apartments), each independent unit has its own KAEK, the building’s ground-plot KAEK alone is not sufficient. In such cases, refer to the horizontal-property deed (σύσταση οριζόντιας ιδιοκτησίας) or contact the Cadastral Office directly. If the parcel does not appear on KTIMANET, the area may not yet be integrated into the cadastre, and a legacy registry search will be necessary.

Step-by-Step: How to Check Property Title in Greece Online

Once you have the KAEK, you can conduct the core title search through the Hellenic Cadastre’s electronic services. The numbered steps below describe the standard online workflow.

1. Access the Hellenic Cadastre portal. Go to the official website at ktimatologio.gr and navigate to the e‑services section. You may need to create an account or authenticate via the national Taxisnet credentials.
2. Enter the KAEK. Use the search field to input the twelve-digit KAEK. The system will retrieve the parcel record, confirming that the property exists in the cadastre.
3. Select the certificate or extract you need. Choose from the available document types (see the next sub-section for a breakdown of each certificate).
4. Submit proof of identity and legitimate interest. Upload your ID and, if you are not the registered owner, a brief statement or supporting document explaining your lawful reason for requesting the information.
5. Pay the fee electronically. Fees are payable through the portal’s integrated payment system. Current fee schedules are published on the Hellenic Cadastre website, always check the official page before ordering, as amounts are subject to periodic revision.
6. Receive the certificate. Digital certificates are typically issued within a few working days and can be downloaded from your account. For certified hard copies, collection or postal delivery from the local Cadastral Office may be required.

Using Hellenic Cadastre E‑Services, Certificate Types to Order

The Hellenic Cadastre offers several types of official documents. Selecting the right one depends on what information you need to verify.

• Certificate of Registration (Πιστοποιητικό Καταχώρισης). Confirms that a specific legal act (sale, donation, inheritance acceptance) has been registered against the KAEK. This is the standard proof that a title deed in Greece has been duly recorded.
• Cadastral Sheet Extract (Απόσπασμα Κτηματολογικού Φύλλου). Lists all registered rights on the property, current owner(s), co-ownership shares, registered mortgages, pre-notations, easements, judicial annotations and any pending claims. This is the most comprehensive document for a property title search in Greece.
• Cadastral Diagram Copy (Αντίγραφο Κτηματολογικού Διαγράμματος). A scaled map showing the parcel boundaries, dimensions and KAEK. Essential for confirming that the physical plot matches the legal description.
• Certificate of Registered Encumbrances (Πιστοποιητικό Βαρών). Specifically focuses on mortgages, pre-notations of mortgage, liens and other charges registered against the property.

What Digital Certificates and Extracts Show

A Cadastral Sheet Extract, the workhorse document for due diligence, will display several critical fields. The ownership section lists the registered owner’s full name, father’s name, tax identification number (ΑΦΜ) and the share of ownership (expressed as a fraction, e. g. , 1/1 for sole ownership or 1/2 for a fifty-percent share). The legal-basis field identifies the deed or court decision that established the right, including the notary’s name, deed number and registration date. The encumbrances section itemises every mortgage, pre-notation, seizure or annotation, with the beneficiary’s name (typically a bank), the secured amount and whether a cancellation has been recorded. Any judicial order, such as an injunction prohibiting transfer, appears as a distinct annotation.

Reading these fields together gives a reliable snapshot of whether the property can be freely transferred and whether any outstanding financial or legal burdens exist.

How to Check Encumbrances and Mortgages on Greek Property

Verifying that a property is free of encumbrances is arguably the most consequential part of any Greek land registry search. Mortgages, pre-notations of mortgage (προσημείωση υποθήκης), seizures and judicial liens follow the property, not the debtor, so a buyer who fails to detect them inherits the burden. The process for checking encumbrances mirrors the general title-search workflow: order the Cadastral Sheet Extract or the dedicated Certificate of Registered Encumbrances by KAEK.

In the returned document, look for the encumbrances section (Βάρη). Each entry will state the type of charge, the date of registration, the secured amount, the name and details of the beneficiary (e.g., a lending bank) and the notarial deed or court decision that created the charge. A mortgage that has been repaid should carry a separate cancellation annotation (εξάλειψη υποθήκης); if no cancellation appears, the mortgage is still legally active regardless of what the seller may claim verbally.

Interpreting Mortgage and Encumbrance Entries

Greek cadastral records use standardised terminology. A προσημείωση υποθήκης (pre-notation of mortgage) is a preliminary security registered by court order, typically converted into a full mortgage (υποθήκη) once the underlying claim is finalised. A κατάσχεση (seizure) signals that enforcement proceedings are underway. An αγωγή annotation indicates that a lawsuit affecting the property has been filed, for example, a claim disputing ownership or demanding partition.

When reviewing these entries, pay close attention to date sequences. A pre-notation that was registered years ago but never converted or cancelled may indicate a dormant dispute. Similarly, a mortgage with no corresponding cancellation should prompt further enquiries with the lending institution. Easements (δουλείες), such as rights of way or utility-access rights, also appear in the encumbrances section and can materially affect how the property may be used or developed. If any entry is unclear, engaging a qualified lawyer in Greece to interpret the record and contact the relevant parties is strongly advisable.

Who Can Access Property Title Records, Legitimate Interest, Professionals and Limits

Not everyone can freely request a cadastre extract in Greece. Access to property records is governed by the principle of legitimate interest (έννομο συμφέρον). This means the applicant must demonstrate a lawful reason for viewing the information. The European Land Registry Association (ELRA) confirms that Greece operates this interest-based access model rather than an unrestricted open-register system.

In practice, the following categories of people and professionals routinely satisfy the legitimate-interest requirement:

• Registered owners. Property owners may request any certificate relating to their own KAEK without further justification.
• Prospective buyers. A signed preliminary agreement (προσύμφωνο) or a written statement of intent to purchase generally suffices as proof of interest.
• Heirs and estate administrators. A death certificate and proof of familial relationship establish the necessary connection.
• Lawyers (δικηγόροι). Acting on behalf of a client with a power of attorney or engagement letter. Lawyers are the most common requestors in transactional due diligence.
• Notaries (συμβολαιογράφοι). Required to verify title and encumbrances before executing any transfer deed.
• Civil engineers and surveyors. May request cadastral diagrams and boundary data for planning or construction-permit applications.
• Banks and financial institutions. Access records when evaluating mortgage applications or enforcing existing security.

If your interest falls outside these typical categories, you will need to provide a written explanation and, potentially, supporting documentation. The Cadastral Office retains discretion to refuse a request it considers insufficiently justified. For a Greek land registry search by name, where you know the owner but not the KAEK, the same legitimate-interest rules apply, and the office will search its records using the owner’s full name and tax identification number.

When to Hire a Lawyer, Notary or Civil Engineer

While basic online checks can be carried out independently, several scenarios make professional assistance essential. Consider engaging a qualified property lawyer if any of the following red flags appear:

• Missing or incomplete deed. The seller cannot produce a clear chain of title deeds going back at least twenty years.
• Conflicting ownership entries. The cadastral extract shows different or additional owners to those the seller claims.
• Unrecorded buildings or extensions. Structures that do not appear on the cadastral diagram or have no building permit.
• Outstanding mortgages or pre-notations. The encumbrances section shows charges without cancellation annotations.
• Inheritance disputes. Multiple heirs, contested wills or incomplete acceptance-of-inheritance filings.
• Parcel not yet in the Cadastre. A legacy-registry-only property requires manual searches and a surveyor to prepare cadastral documentation.

A notary is legally required to conduct an independent title check before executing any transfer deed in Greece, but their review may not extend to every historical risk. A civil engineer or surveyor is needed whenever boundary discrepancies arise between the deed description, the cadastral diagram and the physical plot on the ground.

Common Problems and How to Troubleshoot a Property Title Search in Greece

Even with the expanding digital infrastructure, several practical obstacles can complicate a property title search in Greece.

• Parcel not registered in the Cadastre. If the area has not completed the cadastral survey, you must search the legacy Ypothikofylakeio. These offices operate in person, records are in Greek, and searches are conducted by the owner’s name rather than by parcel. Expect longer turnaround times and potential gaps in historical records.
• Language barriers. All official certificates are issued in Greek. Foreign buyers should have documents translated and interpreted by a bilingual lawyer to avoid misunderstanding critical entries such as mortgage annotations or judicial orders.
• Map-to-deed discrepancies. It is not uncommon for older deeds to describe boundaries using natural landmarks (“the olive tree to the north”) that do not match current cadastral coordinates. A surveyor’s field inspection and a formal boundary-correction application may be required.
• Duplicate or overlapping KAEKs. During the initial cadastral mapping process, errors occasionally result in overlapping parcel boundaries. Resolving these requires a formal objection (ένσταση) filed with the Cadastral Office.

In every troubleshooting scenario, the recommended next step is to engage a local property professional, a lawyer in Greece or a licensed surveyor, before proceeding with any transaction.

Comparison: Legacy Land Registry vs Hellenic Cadastre

Conclusion

Knowing how to check property title in Greece is no longer a matter of visiting dusty registry offices and sifting through handwritten ledgers. The Hellenic Cadastre’s expanding digital platform, anchored by the KAEK identifier, now allows buyers, heirs and professionals to verify ownership, detect mortgages and review encumbrances with far greater speed and reliability. That said, the system is still in transition, legacy registries remain relevant for unregistered parcels, language barriers persist, and interpreting cadastral entries correctly requires professional judgement. For any transaction involving Greek real estate, combining your own preliminary online research with the expertise of a qualified property lawyer remains the most reliable path to a secure purchase.

Last reviewed: July 10, 2026

Sources

1. Gov.gr, Land Registration / Cadastre Services
2. Hellenic Cadastre (Official Portal / E‑Services)
3. KTIMANET, Cadastral Map / Public Mapping Tools
4. ELRA (European Land Registry Association), Greece Country Guidance
5. Government Gazette (Official Journal)
6. Ministry for Environment & Energy (Greece)