About Kallos Properties
What is Kallos Properties?
Kallos Properties is a construction company established in 2024, based in Serres, Greece. We specialize in designing, developing, and selling seaside residences with modern minimalist architecture. Our company focuses on high-quality construction with carefully selected materials and emphasis on both functional design and architectural harmony with the natural landscape
What does 'Kallos' mean?
The word ‘Kallos’ means ‘beauty’ in ancient Greek. For us, beauty means functionality, quality, durability over time, and ultimately a complete and fulfilling living experience
What makes Kallos Properties different from other developers?
Our differentiating factors include:
High-quality construction standards with certified materials and European compliance
Consistency in delivery and cooperation with transparent communication
Modern and timeless design emphasizing clean geometric forms
Practicality in interior and exterior planning optimizing natural light and flow
Carefully selected seaside property development locations in emerging tourism destinations
We operate with vertical planning and unified architectural language that characterizes every project regardless of size, avoiding mass production approaches.
Logkari Beach Location
Where is Logkari Beach located?
Logkari Beach is located in the Municipality of Amphipolis, Serres regional unit, Central Macedonia, Northern Greece. Strategic access includes:
70 minutes to Thessaloniki Macedonia Airport
90 minutes to Kulata
5 minutes to Egnatia Highway junction
Positioned between major cities: Kavala, Serres, Drama, and Thessaloniki
Legal Disclaimer: Travel times may vary based on traffic conditions, road maintenance, and route selection. Infrastructure development may affect accessibility over time.
What amenities are available in the Logkari area?
The area provides comprehensive infrastructure:
Essential Services:
Supermarkets and mini-markets in the settlement and nearby villages
Pharmacies, bakeries, and gas stations
Banking and technical services
Healthcare:
Rodolivos Health Center (15 minutes)
General Hospitals in Serres and Kavala (approximately 45 minutes)
Veterinary services available
Recreation & Dining:
Seafront fish restaurants with fresh seafood
Beach bars and all-day cafés
Nightlife options in nearby Asprovalta and Touzla
Traditional restaurants with authentic Macedonian-Thracian cuisine
Legal Disclaimer: Service availability and distances are approximate and may change over time due to business operations, infrastructure development, or other factors.
What is the historical significance of the area?
The wider Amphipolis region has 2,500 years of history, established in 437 BC by the Athenians. Key historical sites include:
The Kasta Tumulus – largest burial monument ever discovered in Greece
The Lion of Amphipolis – 4th-century BC marble sculpture
Ancient city ruins – walls, gymnasium, agora, and residential buildings
Archaeological Museum of Amphipolis – housing unique finds
This historical richness adds deeper value to property ownership, investing not only in scenic beauty but also in culture and identity.
Legal and Regulatory Information
How are buyers protected legally?
Legal protection includes multiple safeguards under Greek law:
Transaction Security:
Preliminary agreements signed before qualified notaries
Title deed registration in Greek Land Registry/Cadastre
Professional legal representation by qualified Greek lawyers
Comprehensive due diligence processes before completion
Construction Protection:
Building permits and regulatory compliance verification
Quality inspections at each construction phase
Professional oversight by qualified engineers and architects
Insurance coverage for construction and liability
Ownership Rights:
Full property ownership rights under Greek Civil Code
Constitutional protection of property rights
Legal remedies available for ownership disputes
International treaty protection for foreign investors
Legal Disclaimer: Legal protections are governed by Greek law and may be subject to legislative changes. Professional legal advice from qualified Greek attorneys is essential for all property transactions.
What happens if laws or regulations change?
Important Legal Disclaimer: All information provided is based on current Greek legislation and regulations as of 2025. Laws, tax rates, Golden Visa requirements, property regulations, and other legal provisions are subject to change without notice.
Kallos Properties Disclaimer: We do not assume liability for any changes in legislation, regulations, or government policies that may affect:
Property ownership rights and restrictions
Taxation obligations and rates
Golden Visa eligibility and requirements
Construction and building regulations
Investment and rental income outcomes
Border area property restrictions
Professional Consultation Required: All prospective buyers must consult with qualified legal and tax professionals for current and applicable legal advice before making any investment decisions.
Are there restrictions on property ownership in border areas?
While Serres is in Northern Greece with proximity to borders, current regulations vary by citizenship:
EU Citizens: Typically no restrictions on property ownership in most areas of Northern Greece.
Non-EU Citizens: May require Ministry of National Defense approval for certain border zone purchases, though procedures have been simplified in recent years.
Specific Requirements for Non-EU Citizens:
Special permit applications through decentralized administration
Documentation of intended property use
Criminal background checks and statutory declarations
Processing through Greek consular authorities
⚠️ Legal Disclaimer: Border area definitions and restrictions may change based on national security considerations and government policy updates. What constitutes a “border area” is subject to legislative definition and may be modified without notice.
Construction and Delivery
What quality standards do you maintain?
Our properties feature comprehensive quality specifications:
Energy & Environmental:
A+ energy efficiency rating
Bioclimatic design principles
Natural materials with low environmental footprint and European compliance
Solar water heating systems with Wi-Fi connectivity
Technology & Comfort:
Smart lighting systems with scenarios, dimming, and sensors
Smart Wi-Fi air conditioning for heating and cooling
Large openings for natural light and landscape connection
Pre-installation for smart awnings and shading pergolas
Construction Quality:
Double energy-efficient glazing with low emissivity coating and Argon gas
PVC window frames with excellent thermal insulation
Certified external thermal insulation systems
Premium fixtures including jacuzzi and stainless steel BBQ facilities
Legal Disclaimer: Specifications may vary by individual property and are subject to final construction agreements. Technology brands and specific features may be substituted with equivalent quality alternatives based on availability.
Are properties delivered furnished?
Basic delivery includes completed construction with all built-in fixtures and systems. We offer optional furnishing packages including:
European supplier selection from carefully chosen furniture houses
Customization to buyer preferences and budget
Interior design consultation services
Complete staging for immediate move-in or rental readiness
Legal Disclaimer: Furnishing options and costs are subject to separate agreements and supplier availability. Furnishing packages are optional and not included in base property prices.
Property Purchase Process
What is the 'Pay as We Build' system?
Our payment system allows buyers to pay in stages aligned with construction progress:
15% Reservation Deposit – Signing of preliminary agreement
35% Foundation Completion – Structural framework complete
30% Electrical/Plumbing/Plastering – Interior works stage
15% Tiling/Frames/Coatings – Finishing works
5% Final Handover – Property completion and handover
This provides legal security through preliminary agreements signed before notaries and allows buyers to inspect progress before each payment.
Legal Disclaimer: Payment terms are contractual and may vary by project and specific purchase agreements. Construction timelines are estimates and may be affected by various factors.
Can foreign nationals buy property in Greece?
Yes, foreign nationals can buy property in Greece:
EU citizens have no restrictions and are treated the same as Greek citizens
Non-EU citizens may need special permissions for properties in border regions or near military zones
The process requires obtaining a Greek Tax Identification Number (AFM) and may involve additional documentation
Legal Disclaimer: Property purchase regulations for foreign nationals may change. Border region definitions and restrictions are subject to government policy updates and national security considerations.
What are the total costs involved in buying property in Greece?
Total costs typically range from 7-10% of the property value, including:
| Cost Type | Rate | Who Pays |
|---|---|---|
| Transfer Tax | 3.09% | Buyer |
| Lawyer Fees | 1.5% + 24% VAT | Buyer |
| Notary Fees | 1.5% + 24% VAT | Buyer |
| Registration Fees | 0.5% + 24% VAT | Buyer |
| Real Estate Agent Fees | 2% + 24% VAT | Varies |
Legal Disclaimer: Fees and tax rates are subject to change. For new construction properties, VAT at 24% may apply instead of transfer tax, though exemptions are currently available until end of 2025. Always consult current regulations and professional advisors.
Do I need a Greek bank account to buy property?
While not mandatory, having a Greek bank account facilitates the purchase process and ongoing property management. You can make payments from foreign bank accounts, but a Greek Tax Identification Number (AFM) is required for all property purchases.
Legal Disclaimer: Banking and payment requirements may change based on Greek financial regulations and anti-money laundering laws.
Investment and Rental Management
Do you provide rental management services?
Yes, we partner with leading hospitality management companies to offer comprehensive rental management. Our services include:
Legal & Tax Compliance:
Registration with tax authorities (AADE)
Monthly income declarations and documentation
Complete legal compliance management
Property Management:
Professional staging and photography
Listing on major platforms (Airbnb, Booking.com, Expedia)
Dynamic pricing optimization
Guest communication and support
Housekeeping and maintenance coordination
24/7 guest support
Owner Benefits:
Flexible calendar control for personal use
Expert guidance on peak rental periods
Monthly reporting and performance analytics
What are typical rental yields in the area?
Rental yields vary significantly based on multiple factors including property type, location within the area, management quality, seasonal demand, and overall market conditions. Greece offers average gross rental yields of approximately 4.82% nationally, with coastal tourist areas often achieving higher returns. In the Logkari area, where Theros & Ammos is located, yields average around 6.5%, reflecting the region’s strong demand and investment potential.
Our hospitality management partners use:
- Dynamic pricing models to optimize rates
- Proven marketing strategies across multiple platforms
- Professional property presentation and guest experience
- Strategic calendar management for maximum occupancy
Legal Disclaimer: Rental yields are not guaranteed and depend on market conditions, property management efficiency, tourism trends, economic factors, and various external circumstances. Past performance does not guarantee future results. All rental income projections should be considered estimates only.
Can I use the property personally while it's in a rental program?
Yes, our rental management partners provide flexible calendar control, allowing owner use while optimizing rental periods. Expert guidance ensures personal stays don’t interfere with peak rental seasons to preserve long-term financial performance.
Owner Use Benefits:
Advance booking priority for personal stays
Coordination with rental calendar optimization
Maintenance scheduling around owner visits
Local concierge services during stays
Legal Disclaimer: Personal use arrangements depend on specific rental management agreements and may affect overall rental income potential. Blackout periods during peak season may be recommended to maximize returns.
Taxes and Ongoing Costs
What is ENFIA and how is it calculated?
ENFIA (Uniform Real Estate Property Tax) is an annual tax on all property owners in Greece. It ranges from €2.5 to €16.25 per square meter for buildings, calculated based on:
Property location and zone value
Size and floor area
Age of the property (with coefficients from 1.0 to 1.25)
Floor level (with coefficients from 0.98 to 1.06)
Property use (residential vs. commercial)
A 20% reduction applies to properties insured against natural disasters as of 2025.
Legal Disclaimer: ENFIA rates, calculation methods, and coefficients are subject to annual government adjustments. Property valuations and zone classifications may be updated, affecting tax obligations.
What are the tax rates for rental income?
Rental income tax rates are progressive:
15% for income up to €12,000
35% for income between €12,001-€35,000
45% for income above €35,001
Standard deductions include:
5% for operating costs and property maintenance
10% for depreciation (with proper documentation)
Legal Disclaimer: Tax rates and deduction allowances may change based on Greek tax legislation updates. Non-residents may be subject to different rules and should consult tax professionals.
Are there special taxes for short-term rentals (Airbnb)?
As of 2025, short-term rentals face stricter regulations including:
Fixed daily fees: €8 per day (April-October), €2 per day (winter months)
Maximum rental periods: 90 days annually (60 days on islands with <10,000 residents)
Mandatory requirements: Liability insurance, safety certifications, electrical inspections
Property standards: Natural lighting, ventilation, air conditioning requirements
Legal Disclaimer: Short-term rental regulations are subject to frequent changes and local municipality variations. New restrictions may be implemented, and existing regulations may be modified or enhanced.
Golden Visa Program
What is the minimum property value for Golden Visa eligibility?
As of 2025, the minimum investment thresholds are:
- €800,000 for high-demand areas (Attica, Thessaloniki, Mykonos, Santorini, and islands with over 3,100 residents)
- €400,000 for other regions in Greece including our Logkari Beach location
- €250,000 for special cases (restoration of listed buildings or conversion of non-residential properties to residential use)
Legal Disclaimer: These thresholds are subject to change based on Greek government legislation. The Golden Visa program has undergone significant changes in recent years, with investment amounts increasing substantially. Please consult with qualified legal professionals for the most current requirements as regulations may change without notice.
Which family members can be included in a Golden Visa application?
The Golden Visa can include:
The main applicant’s spouse
Children under 21 years of age (with some extensions possible under specific conditions)
Parents of both the main applicant and spouse
Legal Disclaimer: Family inclusion criteria may change based on immigration law updates. Current regulations should be verified with Greek immigration authorities and qualified legal counsel.
How long does the Golden Visa process take?
The Golden Visa application process typically takes 2-6 months from application submission, provided all required documents are complete and accurate. The process has been streamlined in recent years, but processing times can vary based on application volume and case complexity.
Legal Disclaimer: Processing times may vary and are subject to change based on application volume, government procedures, and policy updates. These timeframes are estimates and not guarantees.
Can Golden Visa holders work in Greece?
Golden Visa holders cannot be employed in Greece but can:
Own and manage businesses in Greece
Participate as shareholders in Greek companies
Earn income from property rentals and investments
Serve on boards of directors of Greek companies
Legal Disclaimer: Employment and business rights may be subject to regulatory changes. Please consult current immigration law and qualified legal advisors for the most up-to-date information.
Is there a minimum stay requirement for Golden Visa holders?
No minimum stay requirement exists to maintain or renew the Golden Visa. However, for Greek citizenship eligibility, you typically need to live in Greece for 7 consecutive years with at least 183 days spent in Greece each year, plus demonstrate Greek language proficiency and cultural knowledge.
Legal Disclaimer: Residency requirements for visa maintenance and citizenship may be subject to legislative changes. Citizenship requirements are separate from Golden Visa requirements and may have additional conditions.
Is there a minimum stay requirement for Golden Visa holders?
No minimum stay requirement exists to maintain or renew the Golden Visa. However, for Greek citizenship eligibility, you typically need to live in Greece for 7 consecutive years with at least 183 days spent in Greece each year, plus demonstrate Greek language proficiency and cultural knowledge.
Legal Disclaimer: Residency requirements for visa maintenance and citizenship may be subject to legislative changes. Citizenship requirements are separate from Golden Visa requirements and may have additional conditions.
The information in this FAQ is intended purely for general guidance and does not constitute legal, financial, or investment advice. All potential buyers must independently verify details and consult with qualified professionals—such as lawyers, tax advisors, or real estate experts—before proceeding with any property investment. Regulations, tax policies, and Golden Visa requirements may change at any time without notice, and Kallos Properties assumes no liability for any such changes or third-party service performance. Investment carries risks, and all construction timelines or specifications are estimates subject to external factors.
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