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Orchard Cottages, Fiskardo, Kefalonia, Greece

€285,000

Orchard Cottages are located in a quiet hamlet in the North of Kefalonia, close to the harbour town of Fiskardo. The nearest shops and restaurants are just a 10-minute walk away in the village of Antipata and Dafnoudi Beach is also a short walk via traditional gateways and goat trails.

  • 1 bedroom
  • Open-plan kitchen/living area
  • Swimming pool
  • Next door villa also available for sale
  • 1 bathroom
  • Wi-Fi
  • Possibility to extend (subject to planning permission)

Fig Cottage sleeps 2-4 people and comprises an open plan kitchen/living area with two stone day beds, one double bedroom and one bathroom with a walk-in shower. The cottage also has its own private 8m x 4m swimming pool and almost 1 stremma of land. There is a clear uninterrupted view of the sea. The property also offers the opportunity to extend, subject to planning permission.

The villa next door, Lime House, can also be bought together with Fig Cottage. The properties are arranged to be private from each other with an old stone wall separating them, however there is also a gate allowing easy access to each cottage if needed. The total plot size totals 2.3 stremma and there are natural, terraced gardens full of olive, fruit and nut trees.

The property rents extremely well each season through three high end boutique agents and through its own website. There is a property maintenance team (for housekeeping and gardening) and an English, fluent Greek speaking property manager on the ground throughout the season.

Orchard Cottages are the oldest properties in Markandonata – the ruins originally date back to the 16th Century from which the current owner, an interior designer, completely restored them.

A BUYING GUIDE TO GREECE

If you’ve found a beautiful property to buy in Greece, the buying process itself is a well-trodden path. With good legal advice, it shouldn’t hold any surprises.

Firstly, three basic formalities:

  • You need to register any funds with the Bank of Greece that you’re bringing into the country to make your purchase, and gain their permission to proceed. You may also need to open a Greek bank account, for the funds to pass through.
  • You will need an ‘AFM’tax registry number from the Greek tax authorities.
  • If you’re a non-EU national, take the precaution of checking that you are allowed to buy your planned property. You are unlikely to get permission if it is located in a sensitive area, such as near a military installation or a national border. On certain Greek islands, you may also need the permission of its local council.

 

With these obstacles out of the way, the normal buying procedure begins.

Step 1: Find a lawyer and make your offer

Naturally, you need a specialist lawyer with local knowledge to help you navigate the buying process.

This begins with making your offer for the property. If it’s accepted, both parties sign a purchase agreement, which you instruct your lawyer to draw up. This process is overseen by a public Notary, who is an independent legal official.

With your finance in place, your lawyer carries out checks on the title deeds, and makes sure there are no issues attached to the property, such as loans secured on it, or that it is located on an archeologically sensitive site.

Step 2: Complete

When the final contract meets everyone’s satisfaction, it is then signed by you (or your appointed legal representative) and the vendor, in front of the notary.

The notary will need to see:

  • All official documents relating to the sale
  • Your valid passport, AFM tax number, and any special permission to purchase (if applicable)
  • Proof that the seller has complied with all required conditions
  • Evidence that the transfer tax (similar to stamp duty) has been paid
  • That all other fees, taxes and charges are settled.
Costs

You will need to budget for various taxes, charges and fees – typically, up to 8-9% of the purchase price.

As the buyer, you pay:

  • Transfer Tax at a flat rate of 3%
  • Land registry costs of approximately 0.475% (+ VAT @ 23%)
  • Notary fees of 1% on the first €120,000 of value, and on a decreasing scale to 0.65% on a value of €380,000 - €2 million (+ VAT)
  • Your own lawyer’s fees are by arrangement (subject to a minimum laid down by law), and may typically range from 1% on a property value of up to €44,020, and then on a decreasing scale to 0.4% on a value above €1,467,351
  • The buyer’s share of the estate agent’s fee at between 1-2.5%. This is often already included in the overall asking price, so do check first.

 

Please note: This article reflects Aylesford’s current understanding of property legislation in Greece. It is offered for general guidance only; specialist legal and tax advice should always be taken for any property transaction.

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