Evidence delivery: current listing links, verification-field samples and cost/monthly-report templates. Anonymized cases appear only when verifiable CRM records exist.
Overview
About Property Management
Ongoing Greek property management for overseas owners, including tenant coordination, rent follow-up, maintenance and renewal reminders.
Owner-side long-term rental support
Maintenance and tenant communication
Tax and utility coordination reminders
Renewal support for long-term holding
Services
Service Scope
01
Rental Management
Coordinate listing, tenant communication, lease follow-up and routine owner reporting.
02
Maintenance Coordination
Help owners arrange repairs, inspections and supplier communication.
03
Compliance Reminders
Coordinate reminders for property tax, lease paperwork and residence renewal timelines.
Verify the evidence before you enquire
Property management for overseas owners
OULANG can contractually coordinate tenant communication, reconciliations, repair approvals, check-in/out records and professional handoffs.
Public evidence reviewed: 2026-07-31
Request redacted monthly-report and reconciliation samples
Define collection, repair and emergency authority in the contract
Have legal and tax professionals confirm short- or long-term treatment
Overseas owners need verifiable reporting, approvals and fee boundaries
The examples below are management templates, not client data. Final scope, approval thresholds and fees are agreed in the signed service contract.
Monthly owner report sample
Rent and arrearsAmount due, received and outstanding, payment date and rental period
Costs and evidenceUtilities, common charges, repairs, third-party bills and invoice/receipt references
Tenant and leaseLease status, communication items, move-in/out milestones and open obligations
Property incidentsIssue, time, photos, responsible party, outcome and unresolved actions
Compliance and tax coordinationItems requiring owner, accountant or lawyer action and relevant deadlines
Next-month actionsRenewal, inspection, repair, payment, document and owner-decision checklist
Repair approval matrix
Immediate safety event
Protect people and the property first within the emergency authority written in the contract, then notify and retain photos, work order and receipts.
Urgent habitability repair
Diagnose first and send the owner options, quotes and impact. Any advance authority and monetary cap must be contractual.
Planned repair or upgrade
No work starts without the agreed owner approval; define supplier, quote, timing, acceptance and payment milestones.
Every action should leave an evidence chain
Timestamped photos, owner approval, supplier quote, work order, invoice or receipt, payment record and completion confirmation should reconcile to the same issue.
Fee boundaries
Base management fee
The contract states whether tenant communication, rent monitoring, routine reports and agreed inspections are included.
Third-party costs
Repairs, locksmiths, cleaning, utilities, materials and supplier charges remain evidenced and separate from the management fee.
Professional services
Lawyer, accounting, tax, engineer and notary work is confirmed under a separate scope unless expressly included.
Major projects
Renovation, insurance claims, litigation or complex move-out work is separately scoped, approved and reconciled.
Your property is in Athens and you are not: who owns it, who shows up, what you can check
The hard part of managing property from abroad is not collecting rent. It is whether someone reaches the site, whether anyone can decide, and whether you can check progress yourself. OULANG builds those three into the service: local field staff, direct legal escalation, and an owner portal you log into.
Choosing a manager comes down to three questions: who reaches the property, who decides when something exceeds authority, and whether you can see progress without chasing anyone. Each point below states how you can verify it.
One accountable team, no subcontracting chain
Renovation, management, legal and tax sit inside one company. From handover through refurbishment, letting and filing, ownership does not change hands, so no department can redirect you to another one when something goes wrong.
How to verify: Ask for the mandate to name the owner of each stage, their department and contact details before you sign.
Local field team that actually reaches the property
Management is not a call centre. Viewings, key handover, inspecting reported faults, routine checks, meter readings and move-in or move-out condition reports all require someone on site. OULANG field staff are based in Athens, covering the centre, the southern coast and main suburbs, with island properties arranged per case.
How to verify: Ask for time-stamped photos or video from each visit, filed in the owner portal.
Chinese, English and Greek in parallel
Owners deal with us in Chinese or English while tenants, building management, utilities, tradespeople and the tax authority are handled in Greek. The same matter carries the same facts in both languages, so terms do not drift in translation.
How to verify: Ask for the bilingual record of any single matter so you can compare both versions.
24-hour response on urgent matters
The time difference is the hidden cost of owning abroad: your working day is the middle of the night in Athens. For urgent matters such as leaks, power loss, lock failures, gas issues or a tenant unable to enter, we commit to responding and proposing a course of action within 24 hours.
How to verify: The definition of "urgent" and the response window go into the mandate, and each event timeline can be checked against it.
Lawyers plug straight into tenancy disputes
Arrears, refusal to vacate, deposit disputes, termination and damage claims are usually where a pure letting agent tells you to instruct your own lawyer. At OULANG the cooperating lawyers are part of the same service chain and step in inside the management workflow, so you are not searching for counsel abroad and explaining the case from scratch.
How to verify: When legal steps in, who authorises it and how fees are calculated can all be written into the mandate before you sign.
Owner portal: check progress yourself
Every matter carries an explicit state — in progress, awaiting owner approval, awaiting a third party, closed — together with the person handling it and its timeline. You can see exactly where something is stuck, for how long, and who it is waiting on, which turns "efficiency" into a record you can audit.
How to verify: An owner account is issued once the mandate starts; log in at any time without going through an account manager.
Rent settles to your own IBAN, every expense has a receipt
Rent is paid into the bank account in the owner's own name rather than routed through a manager's collection account. Utilities, building charges and repairs paid on your behalf are itemised with receipts, so income, expenses, approver and outcome all reconcile.
How to verify: Reconcile the monthly statement against your own bank records; account ownership is stated in the mandate.
Repair authority has a ceiling; anything above needs approval first
The mandate sets a threshold: below it, work proceeds immediately so response stays fast; above it, we first provide site photos, a description and comparable quotes, and only start after written owner approval. This is where overseas owners are most often nickel-and-dimed, and it is the easiest thing to fix with a rule.
How to verify: The threshold is in the mandate, and every above-threshold expense should have a retrievable approval record.
The manager holds the compliance line, not you
Letting registration, how rent must be paid, filing duties and any use restrictions attaching to residence-linked property carry penalties that land on the owner, not the manager. That line therefore has to be held and documented by the manager rather than left for the owner to research. The applicable rules are confirmed by accountants and lawyers against current law.
How to verify: Ask for prohibited actions and filing responsibilities to be written into the mandate scope, with filing receipts retained.
Letting and tenants
·Preparing, photographing and listing the property
·Tenant background and affordability screening
·Drafting and signing the lease
·Move-in and move-out condition reports on file
Day-to-day operations
·Rent collection and arrears follow-up
·Utilities and building charges paid on your behalf
·Fault intake, on-site inspection and works scheduling
·Routine inspections and care during vacancy
Owner visibility
·Matter status and timeline in the owner portal
·Monthly rent and expense reconciliation
·Photos, quotes and approval records for repairs
·Annual records collated for tax filing
Professional coordination
·Legal escalation for tenancy disputes
·Accountant liaison and filing hand-off
·Hand-off to renovation and re-letting
·Records and status hand-over if you decide to sell
How the work runs
01
Property and objective review
Location, condition, title and any use restrictions, to establish whether long-term letting, owner-use upkeep or another arrangement fits.
02
Mandate scope and authority limits
Define scope, the repair authority threshold, response windows, fee structure and account ownership.
03
Preparing to let
Cleaning, minor repairs, photography, listing and pricing advice.
04
Tenant screening and signing
Background and affordability checks, lease signing, deposit and condition report on file.
05
Ongoing operation and reporting
Collection, payments, repairs, inspections, live status in the portal and monthly reconciliation.
06
Annual records and renewal
Collate filing records, renew or re-let, and arrange refurbishment where needed.
What we do not promise
·Yield, rent levels and vacancy are not guaranteed; they are modelled from the actual lease, taxes, maintenance and market conditions.
·Filing conclusions, applicable rates and any relief are issued by a licensed accountant under current law.
·Legal conclusions and litigation judgement come from qualified counsel on the case file; the management workflow triggers and coordinates only.
·Whether a property may be short-let is verified per address, permit and current rules, never inferred from property type.
Before you hand over the keys, put the responsibilities in writing
Send the location, current condition and your objective — long-term letting, upkeep for own use, or preparing to sell — and we will start with proposed scope, how to word the authority limits and what you can verify, before discussing fees.
Below is an illustration of the owner portal. The fields, states and routing rules come from the real management workflow, but no client data appears here. An account is issued once the mandate starts, and you log in yourself rather than asking an account manager.
18 Jul, 09:20·Submitted for owner approval — currently sitting here
This matter has been sitting at "awaiting owner" for one day. Because dwell time is displayed, you judge the pace yourself instead of taking our word for it.
Interface illustration, shown to explain states and routing. Actual fields, permissions and activation are set by the signed mandate.
Process
How We Work
Initial consultation
Understand your goals, family or business situation, budget and timing.
1
Route and document plan
Confirm the practical path, document checklist and required local appointments.
2
Local coordination
Coordinate with property, legal, tax, travel or business partners in Greece.
3
Execution follow-up
Track progress, surface blockers early and keep all parties aligned.
4
Ongoing support
Provide follow-up support for renewals, settlement, ownership or business operations.
5
Why Us
Why OULANG INTERNATIONAL
01
Athens-based team
Local execution in Greece with direct coordination across service lines.
02
Integrated service model
Immigration, real estate, legal, tax, travel and business support can be coordinated together.
03
Clear next steps
We turn broad goals into a practical checklist, timeline and owner for each step.
04
Long-term follow-up
Support continues after the first transaction or application, including renewals and settlement needs.
Frequently asked questions about Greek immigration, Golden Visa, property, property management and this service
No. Under Law 5100/2024, short-term rental of golden visa properties is prohibited, with fines up to EUR 50,000 and possible permit revocation. New short-term licenses are also suspended in central Athens districts 1-3. Compliant income comes from long-term management, where Oulang charges a transparent 7% fee with a net after-tax yield of about 3.5-4.5% in central Athens.
Yes. Three-year-plus leases on properties up to 120 sqm signed between September 2024 and end-2026 can qualify for up to 36 months of rental-income tax exemption. From 2026 the EUR 12,001-24,000 rental-income band is taxed at 25% (down from 35%).
Yes. Our Athens team handles tenant selection, contracts, rent collection, maintenance, AADE filing coordination and settlement, with regular reporting so you stay informed from anywhere.
Key facts
•Short-term rental of golden visa properties is banned under Law 5100/2024; compliant income comes from long-term letting at ~3.5–4.5% net in central Athens.
Related Guides
Related Decision Guides
If you are reviewing this service, these guides usually answer the next questions clients ask before making a decision.
