Home / Fees & Terms
Pelagos acts exclusively for buyers. This page sets out how we are paid, in plain language — the same terms we are glad to put in front of any client, lawyer or family office who asks to see them before we begin.
Most advisers in the Greek property market are paid, in whole or in part, by the seller. That is the normal, licensed way estate agency works here — and it means the person advising you on price is often being paid by the person you are negotiating against. Pelagos is built differently. We take instructions only from buyers, and our fee is paid only by you. It is the structural reason our advice can be independent, and it is worth setting out exactly how it works.
Each mandate combines two elements: a retainer, payable when you engage us, and a success fee, payable on completion. The retainer is deducted in full from the success fee — it is a commitment to the mandate, not an additional cost stacked on top.
Our core service: a retained, exclusive search — market mapping, off-market sourcing, shortlisting, accompanied viewings, valuation analysis, negotiation, and coordination of your lawyer, notary and other advisers through to completion and handover.
| Mandate | Retainer | Success fee, on completion |
|---|---|---|
| Budget up to €3,000,000 | €7,500 | 2.75% of the purchase price, minimum €30,000 |
| Budget above €3,000,000 | €15,000 | 2.75% of the purchase price up to €8m, plus 1.25% on any portion above €8m |
The retainer secures an exclusive six-month mandate. If the search concludes without a purchase, the retainer is retained in respect of work undertaken, and no further fee is due.
For clients who have already identified a property and want independent representation: opinion on value and title risk, negotiation strategy and execution, and management of the transaction to completion.
| Mandate | Retainer | Success fee |
|---|---|---|
| Advisory & Negotiation | €2,500 | 1% of the purchase price, minimum €15,000 |
Fixed-fee support around your purchase, always quoted precisely once scope is agreed:
Foreign exchange is arranged through our established partner, Lucid Foreign Exchange, a CISI Chartered specialist. We receive no commission on your currency transactions unless separately disclosed to you in writing.
We accept no vendor or developer instructions, so no seller-side party has any influence over our advice to you.
Any seller-side commission share ever offered to us is declined, or disclosed to you in writing and credited fully against your fee.
Purchase funds move directly between you, your lawyer and the notary. We are never in a position to hold or handle your money.
We do not charge a percentage of the discount against an asking price — a model that rewards the wrong incentive and is open to abuse.
Our fee is only part of the picture. Legal fees, notarial fees, transfer tax and land registry costs are contracted directly between you and the relevant Greek professional, never through us. As a guide, these typically add several percent to the purchase price on top of it; we map the precise figure for your specific purchase at the outset of every mandate, so nothing arrives as a surprise.
Every mandate is governed by a signed Engagement Letter and our Terms of Business. We are glad to share both before you commit to anything.
Request Our TermsWho pays Pelagos Private Office?
You do, and only you. We act exclusively for buyers, accept no vendor instructions, and take no undisclosed commission from any seller-side party. This is what allows us to give advice with no conflict of interest.
How much does Pelagos charge to find and buy a property in Greece?
A retained search carries an engagement retainer from €7,500, deducted from a completion fee of 2.75% of the purchase price, subject to a minimum of €30,000. Above €8 million, the rate on the portion above that threshold reduces to 1.25%. Advisory-only mandates, where you have already found the property, are 1% with a €15,000 minimum.
Does Pelagos ever take a fee from the seller or their agent?
No. Where a seller-side commission share is ever offered to us, we either decline it or disclose it to you in writing and credit it against your fee in full.
What happens if I don't buy anything?
The retainer is retained in respect of the work undertaken, and no further fee is due. There is no penalty for walking away from a search that no longer fits.