Earlier this year, the Greek Ministry of Environment finalized a Presidential Decree (PD 194/2025) that establishes new building regulations for settlements with populations under 2,000 residents. This decree was signed by the President of the Republic and the Deputy Minister of Environment and Energy on 15 April 2025 and aims to regulate construction in numerous villages across the country.
Categories of Development
Settlements will be classified into three distinct development zones—consolidated, scattered, and sparsely built—each with specific building criteria, depending on the year of establishment and the distance from the historical core of the settlement. The decree also categorises settlements into various types, including suburban, coastal, mountainous, and traditional, each with tailored regulations.
Building Regulations
Based on the provisions, the minimum plot area required for buildability can vary by zone and ranges between 300 and 2,000 square meters, depending on several factors, such as the year of existence. The decree also allows for certain exceptions where plots as small as 150 square meters may still be considered buildable.
The requirement for minimum frontage on legally recognised roads or common areas can also vary.
Coastal Settlements
According to the decree, special provisions for coastal settlements will require that buildings be located at least 15 meters from the established shoreline, ensuring the protection of coastal areas. Specific provisions may be necessary to ensure access to the beachfront for existing houses located less than 15 meters from the seashore.
Limitations on Expansion
The decree adds limitations on the expansion of settlement boundaries, allowing for adjustments only in cases of proven population growth, rather than demand for tourist development. This aims to ensure sustainable development practices in Greece.
FAQ’s
How Does This Affect Me if I Own a Property in Greece?
If you already own a house in Greece, you’re unlikely to be affected, as different regulations were in place when your house was built. There can be exceptions in certain cases – for instance, if your property is located very close to the shoreline and you need to make provisions for access to the beach.
However, if you own a plot of land and are planning to build, these changes could impact you, so it’s strongly recommended to consult a licensed engineer.
In general, this regulation will be followed by upcoming decrees regarding the boundaries of specific settlements. In the meantime, all building permits already issued and approved remain valid.
Who Enforces These New Regulations?
The Presidential Decree suggests that compliance will be monitored through the implementation of local and special urban planning schemes. However, it does not detail specific mechanisms or processes for resolving disputes, leaving this as an area that may require further clarification from local authorities or future governmental guidance.
Other Regulated Areas in Greece
Beach and Seafront Areas
Building directly on the beach is not possible since it is a public space. When buying real estate outside the city plan near the sea, it is obligatory to keep a certain distance from the seashore. Before purchasing a property, it is recommended to check the property both from a legal and an urban planning legislation perspective to be sure of the risks and possibilities.
Forest Areas
If you own land in an area that is now classified as forestry land, as the landowner, you have limitations on building and developing there. This is because forestry land, along with coastland and archaeological sites, are considered common use and belong to the state. It may still be possible to build on the sections of your land which are not defined as forest land.
Note that even certain groups of rocks, plants, or bushes can be considered forestry land. It is best to check the status of your land to determine its classification.
How do I Check the Status of my Land?
It’s best to check with the official Forest Service website, not just the seller of a piece of land. You can check the state of your land on https://gis.ktimanet.gr/gis/forestfinal.
Find out more about Forestry Land in Greece in our complete guide. To learn more about building restrictions and regulations in Greece, you can check out our detailed article.
**The information provided in this blog is for general informational purposes only and does not constitute professional advice. Elxis – At Home in Greece is not liable for any consequences resulting from the use or reliance on this information. Readers are encouraged to conduct their own research and consult with licensed professionals before making any real estate decisions.
