Author: Nikos Kasotakis

On February 12, 2021, the forest maps for the entire Regional Unit of Rethymno, as well as it progressively happens in many other areas of Greece, are posted on the website of the Greek Land Registry. It is important to emphasize that the forest map concerns land, which is located outside of city plans and outside village building zones. The content of the Forest Charter refers to the character of the areas (forest / agricultural or not), which is determined in combination by the use/status it had in the past (1945) and by the form it has today (2007 or 2015).

Efstratios Psycharakis, topographic engineer NTUA and representative of TEE (Technical Chamber of Greece), Email epsycharakis@gmail.com ,  is giving some instructions to landlords in order to check the status of their land right after the maps have been published and secure them as non-forestry areas. The owners, using the website of the Greek cadaster, they should look for their respective property on the map to see the designation given. The user will be able to see different colors, depending on the designation, but also a pair of letters that will indicate exactly what applies to the property. It is necessary for the citizens to ‘check’ their property, even if they have a final decision of declassification for their area. In the case of an objection, they will have a deadline of 100 days and 125 days if they are residents abroad.

The procedure is mandatory and aims to clarify the use of land and ownership status of land in the countryside and outside the designated building zones.

The objections are submitted exclusively electronically through the internet application on the website of the Hellenic Land Registry. It should be noted here that for each independent area, a separate objection must be submitted. After the objection is submitted electronically and a protocol number is obtained, the citizen himself, or his appointed topographer engineer/or lawyer, should collect the necessary documents and studies documenting the objection and submit them to the Directorate of Forests. Objections may have to be subject to a fee, the amount of which depends on the area of the objection. For the above procedure, the contribution of an engineer and a lawyer is recommended so that the file of the objection is as thorough as possible.

Finally, the objection will be discussed in the competent EPEA. (Objections Review Committee), possibly in the presence of the citizen (or the authorized engineer and lawyer), to decide whether the objection is admissible or not.

This might sound a s a complicated procedure for landlords, but the aim is to clarify once and for good the use of land status countryside plots, the clean deeds ownership and the buildability of these lands and secure a safe transaction and use to future buyers, a step that is definitely to the right direction.

5 REASONS TO BUY PROPERTY AND LIVE IN SOUTH CRETE

1) THE IDEAL LOCATION

Crete is one of the most southerly parts of Europe and southern Crete is definitely to buy property and is ideal for living since it is one of the most unspoiled places of Greece.
The absence of the major towns, with the exception of Ierapetra in south eastern Crete, since all of them are situated on the southern part of the island, is preserving the unpolluted and nature at land and sea. A long mountain line, consisting of the White mountains in the west, the Ida mountain in the central part and the Dikti mountain in the eastern part of the island are the natural weather borders, separating the both of the south of the island. South Crete being located on the 35th parallel , (same as Northern Africa), being the meeting point of Africa and Europe, has as a result the mild winters , ideal for winter swimmers, and the dry-healthy climate all the year around.

2) FABULOUS SITES

Places like Frankokastello, with the highest average all over Greece, of 313 sunny days a year, the magnificent Cycladic style built village of Loutro, the village of Agia Roumeli, where the  famous Samaria Gorge ends. The south coast of Rethymno offers majestic sites like the old fishermen’s villages, turned now to touristic resorts, like Plakias and Agia Galini with an easy access to the north shore and to the beautiful old town of Rethymnon and its Venetian time harbor. The south side of Heraklion starting with Matala and its famous caves and isolated places for these looking for the absolute peace ,as Kali limenes and Lentas, behind the Asterousia mountain site.South-eastern Crete is also offering remote originals like Myrtos and Makris Gialos and numerous little bays offering absolute tranquility.There is plenty of free standing plots available to build your home, situated near, or on the beach enjoying the magnificent views to the Libyan Sea , and the islands of Gavdos , Paximadia and Chrissi  , situated south of Crete.

3) MAGNIFICENT BEACHES

The subtropical beach of Elafonissi,  Paleochora , Sougia are the most well-known places of the South-western Crete The southern part of Rethymnon is offering a fast access to the north (45′), and a lot of lovely Sunday beaches, like the famous for its palm trees Preveli lake, Da
mnoni and Amoudi beaches and farther to the east the magnificent beaches of Livres, Triopetra , and Agios Pavlos, arriving to the fishermen’s sea side village of Agia Galini.

4) ANCIENT HISTORICAL MONUMENTS/SITES

For those with an interest for history and archeology, south Crete offer a variety of important Historical sites, as the famous Minoan palace of Festos, situated on a hill top, dominating the Messara plain. The ancient city of Gortys well known for its oldest legislation codex of the Dorian era and remainings of the roman time Capital of Crete and Cyrenaica, that is Northern Africa, with over 100.000 inhabitants.

5) QUALITY LIVING IN SOUTHERN CRETE

Buying  your own property and living in south Crete is an experience, unique of its kind and I can confirm this, having been born and grown up in this part of the island can confirm the great difference in the rhythms and quality of life between this part and the North of the islands. Unspoiled country side, crystal clear waters , lots of sunny days, dry healthy climate, ideal especially for people having problems with arthritis, sinus and lungs , low living cost, and most of all friendly original people, are the most persuasive reasons for choosing this part of the globe, both for your holiday or buy-build your home in south Crete. Idealy buy an old stone house within a traditional cretan village and live amongs the locals, or even find a sea-front plot and build your own traditional style home.

3 USEFUL TIPS ABOUT THE REAL ESTATE MARKET

If you already own a property in Greece and are considering selling it, it is advisable to know some basic things about your decision, and the procedure to follow in order to have less hassle with the paperwork and ensure that the selling price will seek to respond to market conditions, and that this will be a balance between the desirable and the possible. Without doubt, at the moment, real estate market in Greece is what we call (buyer’s market), meaning that there is plenty on offer properties in very attractive prices, as developed after seven years of downward trend, and sales agreements leading to closing the sale, are now ranging at a rate of 30-40% lower than those of 2008.

1) Consult a local specialist to fix a “fair price”

Consult a local, professional and experienced estate agent you trust, to advise you on the current market price. This agent should have excellent recommendations, good name in the market and testimonials for his professionalism, because in Greece the agent considered as an intermediary between the two parties, the seller and the buyer, while offering his services and is supposed to protect the interests of both parties, for this he is paid by both sides.

2) Correct preparation of the sales

Make sure the property you intend to sell is legal and has all legal and technical requirements to be transferred. With regard to buildings, it is advisable to make a preliminary technical inspection of the property, in cooperation with a structural engineer to certify that all the property is legally built, or if there are illegal parts, such as pergolas, not indicated on the license or an additional storage space, and take the necessary legitimacy acts, to reassure that the property is ready to be transferred to the next buyer. In the case of selling land, is advisable to assign a surveyor engineer to prepare new topographic plan, based on national coordinates and in which the plot building terms will be reported, that confirm it is buildable and transferable and what is the overall layout of the site. If land within building zone, it is advisable to have archeology certificate issued, as well as a certificate from the local municipality, that confirms it does not occupy the municipal area. In addition for plots outside the building zone need an additional clearance certificate, issued by the local forestry authority, which requires eight copies of recent topographic diagram and a simple application which shall be deposited in the local forestry department. Your estate agent could appoint a local civil engineer or topographer could help you in this.

3) Choose the right expert

It is advisable to choose to appoint with a sale order a respectable estate agent who will promote your property in a professional manner  and is not advisable to assign with more than two offices , since the presentation of the same property by too many agents, confuse the buyer, debunks that afforded by all property and reduce the interest on it, plus the fact that it creates problems for serious professionals and reduces interest for serious engagement with this property. So Assign sale preferably in one and not more than 2 real estate agencies of your choice, after being sure of how he will promote your property both online, as and to the local media, the organization and the clientele he has both in local, and international market and that he has the appropriate experience and knowledge to advise you properly on the pragmatic-feasible selling price of your property. Also good is the office to have technical and legal support, engineers and surveyors, and cooperating lawyers, who will help and speed up the completion of the sales process.

SHOULD YOU BUY PROPERTY IN GREECE DIRECTLY FROM THE OWNER?

Nowadays, information is easily accessible on the Internet and a simple search gives us millions of search results, related to the search key words. This is also the case in the real estate market, where the internet is now taking the major part of the sales pie. Anyone wishing to buy, or sell a property, begins his research through his smartphone, while enjoying his coffee break, thousands of miles away from the location of his dream home, and can immediately access numerous web sites offering properties. He can also contact the property owner or a local estate agent and arrange a property viewing. If things are so simple to approach and having the possibility to reach a property owner and thus avoid paying the agent’s commission.

Taking into account that buying or building a house is for the most of people an one time venture, and especially when it occurs in taking this major step overseas, the question that arise is : Is this safe, or could it be turned to an adventure ?

 Avoid problems by choosing to work along with a local professional real estate agent.

Here are some reasons why a buyer should choose to work with an experienced, qualified estate agent:

1)SAVING TIME

An estate agent is offering a wide range of properties matching the category, the region and the price range in turn, and is presenting these properties online through his website, portals, social media, so  you may spot the ideal properties straight forward, inquire for more information and make arrangements to view the chosen properties within a limited time and ask you questions in English , (some agencies offer their services in other European languages, as well), and get all the accurate, additional information needed in a professional manner, regardless of the property you will choose to go ahead with. On the contrary, viewing arrangements directly with different property owners in Greece who advertise their property online, can be turned to an adventure, in terms of luck of language communication and meeting time and place arrangements could be a time wasting and create problems.

2)CONDUCTING NEGOTIATIONS

An agent always knows the possibility of negotiation limits and has the knowledge and ability to achieve the best price on the benefit of the buyer. Especially in the case the agent can speak the Greek language, or even better the Cretan dialect in the case of a Cretan owner, he can achieve the best results, avoiding harming the seller’s pride, which is an essential factor on this island. Even some sincere comments, often have an emotional impact on the owner and can lead to a successful result and achieve a fruitful and beneficial deal for both sides. The professional agent, as an objective party of good will, can guarantee and secure the best interest of both seller and the buyer and protect, their best interests.

3)PAPER WORK AND BUREAUCRACY

Since buying a property, for the most people, is a onetime venture in their life time, buying a home in Crete-Greece, is not a simple procedure. There are technical and legal issues, which should be clarified before the sale completion, which only a professional can facilitate in collaboration with experienced lawyers and civil engineers, in cooperation with the property owner and the Notary public. Your estate agent will guide you, step by step, in order to avoid any problems and delays and complete the financial transaction and sale procedure smoothly. avoiding bureaucracy complications.

4)PROMOTE YOUR PROPERTY SALE THROUGH AN AGENT

In the first place comes an experienced estimation in relation to the selling price.A professional estate agent, is aware of the market trends and will be able to provide an accurate, realistic, and just consults, concerning the asking price, which is a major factor, that will ease a quick sale and will avoid any capital loss, which could occur by a direct sale.Since Today’s life rhythms do not allow life stopping when you decide to sell a house, and it is something that takes time, effort, and promotion activity.The agent has a professional purpose, which is to promote property sales and complete each procedure smoothly and fast. In this case, you save time and create circumstances for a quick and fair property transaction.

Crete is the largest and most populated of the Greek islands, the 88th largest island in the world and the 5th in the Mediterranean Sea.

Crete forms a significant part of the economy and cultural heritage of Greece, while retaining its own local cultural traits (such as its own poetry and music).
The total population of the island is around 650.000. There is no heavy industry on the island and, apart from tourism, locals engage in livestock rearing (predominantly sheep and goats) and produce high quality olive oil from the ubiquitous olives.

At the Travelers’ choice awards by TripAdvisor, Crete took the 5th place, as one of the most popular touristic destinations in the world, after Paris, London and Rome. So, let’s look at some points that make Crete such a popular place for tourists and investors.

History background

Crete is an island with a historic background and civilization which goes 5,000 years back to history, preceding the Minoan civilization which was the first civilization in Europe and the first in Europe where a palace was built (Knossos Palace), using sophisticated architectural techniques, water supply and drainage systems. After the Minoan civilization was devastated by the Thera eruption, Crete developed an Ancient Greece-influenced organization of city states, then successively became part of the Roman Empire, the Byzantine Empire, the Venetian Republic, the Ottoman Empire, autonomous state, and the modern state of Greece.

Climate

The climate of Crete is generally described as mild Mediterranean. At its’ high mountains the climate has continental characteristics. The yearly temperatures fluctuate between 14 and 45 degrees Celsius, the mainland has generally warmer summers and colder winters, while the southern coasts are warmer both in winter and summer in relation to the northern coasts. The sun shines almost around the whole year, with its higher intensity and frequency from April to October.

The hottest months are July and August, but generally because of the sea breeze, the summer is relatively cool. The rains increase as we move from the east to the west and from the coastline to the mainland. The changes from place to place are strong. On average the sun shines for 310 days a year, so the climate is one of the most common reasons why so many people from Central or Northern Europe choose Crete to buy or build a villa for a holiday home or a permanent residence.

Buying a property in Crete

The Cretan property market is very popular to the Europeans, but it is quite different when compared to most other European countries. The prices are on average lower than other Mediterranean islands similar to Crete, although in some regions it can be very expensive.

Many taxi drivers, taverna owners, or just “friends” have some property to propose to a non-Greek buyer, without necessary to want to benefit from it, but just from hospitality and will to help. It is highly recommended though to turn to the professionals, as established-estate agents, who have the knowledge to estimate an Objective price for the properties and collaborate with experienced lawyers and engineers that can secure all legal and technical aspects and avoid any possible ownership or legality faults.

Buying a property in Crete

The Cretan property market is very popular to the Europeans, but it is quite different when compared to most other European countries. The prices are on average lower than other Mediterranean islands similar to Crete, although in some regions it can be very expensive.

Many taxi drivers, taverna owners, or just “friends” have some property to propose to a non-Greek buyer, without necessary to want to benefit from it, but just from hospitality and will to help. It is highly recommended though to turn to the professionals, as established-estate agents, who have the knowledge to estimate an Objective price for the properties and collaborate with experienced lawyers and engineers that can secure all legal and technical aspects and avoid any possible ownership or legality faults.
Highest and Lowest Temperatures on Crete per month
Landscape, flora and fauna
Majestic mountains rise up in the center – the White Mountains, Psiloritis and Dikti. Its plateaus are split by deep gorges and end up in fertile valleys. The scenery is constantly changing. Its villages are surrounded by greenery, olive trees, orange groves, vineyards and early vegetable market gardens.

Old stone farm houses, monasteries and villages are perched on mountain ridges, castles and chapels forgotten on steep slopes. Shores, lined with forbidding rocks, often inaccessible, also endless sandy or pebbly beaches. Crete is renowned for the variety of its vegetation and wild-life in its chestnut, oak and cypress forests.

Not to mention its palm forests (at Vai and Preveli). Medical herbs and fragrant shrubs, laudanum, dittany, marjoram and thyme, grow in rocky areas and mountaintops, where it is also the home of the “Kri-kri” or Cretan goat.

Hospitality – Health Care system – Low Criminality

Crete has its own unique culture different from rest of Greece. Its own music, food, dress code and accent. People are very proud of being Cretan and their history. Hospitality is something amazing and its real, not set up for tourists. it comes from the heart and you can sense it.

Crete has also excellent health care facilities. The staff, the standard of service given, cleanliness and up-to-date facilities sometimes exceed those offered by other European countries health service. Regarding the crime rate on Crete, it is very low in comparison with other Mediterranean Touristic destinations.

Cretan cuisine

Diets adopted by the local population have been a subject of interest since antiquity, with more recent investigations demonstrating their numerous health benefits. The Rockefeller Foundation’s study in 1940s and the Seven Countries Study in 1950s both highlighted the Cretan diet as a palatable primarily plant based dietary pattern with distinct differences compared to the western-type diet and a strong link to the maintenance of good health.

The local diet of Crete Island is what we know today as the Mediterranean diet, acknowledged as an Intangible Cultural Heritage of Humanity by UNESCO and proposed as one of the three major health promoting dietary patterns in the 2015-2020 Dietary Guidelines for Americans. So, the Cretan Cuisine is one important aspect for tourists and longtime residents.

Building your home on Crete

Building a house on Crete is an option that more and more people from all over Europe choose, mainly because they cannot find on the resale market the residence that covers their needs and preferences, but also because the designing and building costs are low comparing to other European countries.
Two of the most common questions people ask us when they contact us are:” How much does it cost to build a house in Greece” or “What is the process of building a house”? Regarding the building costs, is for sure that there is not one and only answer on that questions and the reason is that every custom-made home is different, and each client has his own special preferences.

The building process that is followed varies depending on the professional that undertakes the process. It is highly recommended to turn to established building companies who most of the times employ a qualified design and building team, consisting of architects and civil engineers and are capable of offering a detailed cost analysis, for your building project in advance , based on specific plans and material specifications, so you may know, ” where you are standing”, financially throughout the building process.