One&Only Kea Island
The Hybrid Institutional Architecture of IRs
Integrated resorts are high-end developments that combine luxury hotel facilities with privately owned residences. These properties are fully serviced and maintained by the resort operator, offering a seamless blend of privacy and five-star hospitality. Owners receive full freehold title to their residence, while the resort handles maintenance of both the private property and the shared amenities in exchange for a management fee—ensuring the home remains in pristine condition year-round.
Notably, integrated resorts in Greece operate under a dedicated legal framework that provides investors with indisputable freehold tittle rights, security, and transparency.
What Are the Benefits of Investing in Integrated Resort Properties?
Investing in integrated resort real estate in Greece offers a range of compelling benefits. Ownership is clear and secure, as buyers receive freehold title deeds for their properties. Developments are built to premium construction standards, often in partnership with renowned international hospitality brands (commonly referred to as branded residences). Many integrated resorts also offer rental programs that generate guaranteed rental income, typically starting from 3.5% to 6% of the property’s purchase price annually.
Another major advantage is the virtually maintenance-free ownership. The resort operator takes responsibility for the upkeep of both the individual residence and all common facilities, relieving owners of day-to-day property management. These properties also tend to appreciate strongly over time, thanks to prime locations, high-end design, and the cachet of a luxury brand affiliation. In addition to financial returns, owners enjoy privileged access to the resort’s hotel amenities and exclusive benefits across the brand’s global network—adding significant lifestyle value to the investment.
How Does the Acquisition Process Work for Integrated Resort Properties?
The purchase process depends on the development stage of the integrated resort property. Generally, there are two scenarios for buyers:
Turnkey (Completed) Properties: The buyer acquires a fully constructed, ready-to-move-in residence through a straightforward sale and purchase agreement, much like any standard real estate transaction.
Off-Plan or Under-Construction Properties: The buyer typically begins with a reservation agreement and then signs a preliminary contract. Payments are made in installments tied to specific construction milestones, with the final installment due upon completion when the final deed of sale is signed.
Regardless of the scenario, buyers often establish a Greek Special Purpose Vehicle (SPV, a local company) to hold the property. Using an SPV can offer tax advantages and simplify future management or resale of the property.
Macro-Economic Convergence & Appreciation.
Greece’s integrated resort market is currently experiencing rapid growth and transformation, with major international hospitality brands entering the scene. Several luxury resorts are already operational, and many new developments are under construction or in the planning stages in sought-after locations such as Attica, Crete, the Peloponnese, Kea, Aktio, Evia (Euboia), and other prime destinations.
Despite the rising interest, property prices in Greece’s luxury integrated resorts remain more competitive than those in comparable Mediterranean or Middle East destinations. This affordability—combined with high-quality developments and strong demand—offers a compelling value proposition and significant appreciation potential for investors.
One of the most significant incentives is the extension of the VAT suspension on new-build properties until December 31, 2026. Under normal circumstances, a 24% VAT applies to the sale of new constructions. However, under the current relief regime, these sales are treated as resale properties for tax purposes, subjecting the buyer to a transfer tax of only 3.09%. This represents a nearly 21% reduction in transaction costs for off-plan and turnkey units in Integrated Resorts.
Can an Integrated Resort Investment Qualify for Greece’s Golden Visa Program?
Yes. Residences in integrated resorts typically exceed the minimum investment threshold required for Greece’s Golden Visa program. By acquiring such a property, non-EU investors (including U.S. and Canadian citizens) and their families become eligible for a renewable five-year residence permit, with the option to apply for full citizenship after meeting the necessary residency requirements over time.
One&Only Kea Island
What Is the Typical Starting Price Range for Private Residences?
Prices for private residences in luxury integrated resorts generally start in the €600,000 to €800,000 range and can reach into the several millions. The exact pricing depends on factors such as the resort’s location, the residence’s size and layout, the views on offer, and the level of finishes and amenities.
What Expenses and Fees Should Buyers Expect?
In addition to the purchase price, buyers should budget roughly 5,5% to 6,5% of the property’s price for transaction costs. These costs include the property transfer tax, legal fees, notary fees, and land registry (cadastre) fees—standard expenses associated with acquiring property in Greece.
Can I Rent Out My Property Through the Resort, and How Do Rental Programs Work?
Absolutely. In fact, many integrated resorts require new owners to participate in a structured rental program when purchasing a residence. While specific terms vary by resort, these programs generally follow a similar framework. The owner agrees to make the property available for rent to resort guests for a set period (usually 5 to 8 years), during which the resort management handles all rentals. In return, the owner receives a guaranteed annual rental income that typically starts at around 3.5% of the purchase price per year.
Even so, you retain the right to use your residence for personal stays each year—typically about 4 to 6 weeks in total. These allotted weeks are spread across the high, mid, and low seasons, ensuring you can enjoy your property while still maximizing its rental availability throughout the year.
What Services Does Your Firm Provide for Integrated Resort Investors?
Our firm provides comprehensive end-to-end legal support to buyers investing in Greece’s integrated resorts—essentially an A-to-Z service covering every step of the process. Key services we provide include:
Property Selection & Due Diligence: Advising on suitable property options and investment strategy and conducting thorough legal and technical due diligence on the chosen residence.
Tax & Legal Structuring: Setting up the optimal ownership structure (for example, establishing a local Special Purpose Vehicle) to maximize tax efficiency and ensure full compliance with Greek law.
Contract Negotiation & Execution: Handling all negotiations with the developer or seller, drafting and reviewing the reservation agreement and preliminary contracts, and representing the buyer in the notary process to execute the final deed of sale.
Documentation & Closing Formalities: Collecting and verifying all necessary documentation (titles, permits, etc.), coordinating notary services, and ensuring proper registration of the final deed with the Land Registry (Cadastre).
Golden Visa Processing: Managing the entire Golden Visa residency permit application for eligible non-EU investors, including preparation of documents and submission to the authorities.
This full-scope approach allows our clients to rely on one experienced team to safeguard their interests at every stage, making the investment process smooth, secure, and efficient.
Does Your Firm Charge Any Finder’s Fees or Third-Party Commissions?
No. Our firm acts exclusively on behalf of the buyer, with no hidden fees or kickbacks. We do not accept any finder’s fees or commissions from developers, resort operators, or other third parties. Our role is entirely independent and focused solely on protecting our client’s interests.
With our extensive experience in integrated resort transactions, we also maintain an up-to-date overview of the best projects currently available or in development across Greece. We guide our clients through the entire journey—from the initial inquiry and due diligence, all the way to closing and beyond.
If you are interested in exploring luxury real estate opportunities in Greece’s integrated resorts, our team at Logaras Law would be pleased to assist you. We invite you to get in touch for a personalized consultation or to learn more about how we can help navigate every legal aspect of this rewarding investment.
The above content was published in the National Herald Investments Special Edition in December 2025.
For more information, please contact us at k.logaras@logaraslaw.com.