23.01.2025
If you’re planning on building your own home in Greece, you’ll need to follow the local Greek rules and regulations, which differ based on the type and location of your home. In this guide, you’ll find tips for building inside a town or village, building in the countryside, calculating your land’s buildable area, and getting a building permit.
For building land that is situated within the plan of a town or village, there are typical restrictions on the permissible surface, height, volume, and siting on the plot. The owner must obtain information from an architect / civil engineer about what may and may not be built.
When building within a town or village, the building has to be positioned either on the border of the plot (in which case no windows are allowed) or at least 2.5 meters from the border of the plot.
For building land that is located outside the city plan, there are fairly strict restrictions. With a few exceptions, it is only allowed to build on lots outside the city plan if they have a surface area of at least 4,000 sqm and the lot borders on a public road. The general conditions for building outside the city plans or outside the boundaries of the settlements are the following:
1. Minimum plot area four thousand (4,000) m2.
2. Plot bordering on a recognized public road for at least 25 meters or at least 45 meters when bordering on a National, Provincial, or Municipal road.
3. The height limit is 4.00 meters for single-story buildings and 7.5 meters for two-story buildings.
4. Construction must start at least 15 meters from the borders of the plot.
Examples:
A plot area of 4,000 sqm means a maximum of 186 sqm may then be built on such a lot for residential use (excluding open-air storerooms and garage, terraces, and swimming pool).
A plot area of 8,000 sqm provides construction of a 258 sqm residential building (excluding open-air storerooms and garage, terraces, and swimming pool).
The issuance of a building permit takes several months. For small residential projects, it is valid for 4 years, with a possibility to extend it for another 4 years.
A local engineer can help you with processes related to energy ratings, zoning, and construction permits. They will make sure that the plot is buildable, that the house plan can be constructed according to building requirements, and that it meets other specific local regulations.
It’s also possible to hire an architect to design your property. As in your own country, you can talk about the desired design of your house and your individual ideas so that they understand your needs. The Greek architect will recognize the local laws and building regulations so that they can design your house in compliance with Greek laws.
Land with archaeological sites can not be built on. When buying real estate outside the city plan in an area where there is a possibility of an archaeological site, one should contact the Archaeological Service.
If you have 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, is considered common use and belongs to the state. You can only build on the sections of your land that are not defined as forest land.
Note that even certain groups of rocks, plants, or bushes can also be considered as forestry land. It is best to check the status of your land to find out its classification.
It’s best to check with the official forest service website, not just the seller of a piece of land or locals. Many sellers will claim you can build on their land, for example. 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.
Building 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 in order to be sure of the risks and possibilities.
While there is a restriction for building on the surface of the plot, there is no restriction for building down. For example, on a 4,000 sqm plot outside of a town, you can build on 186 sqm. If you build below ground, you can theoretically double your living space to 352 sqm.
If the land has a slope, for example, it is possible to build encaved. As a bonus, not only will you have more living space, but you can also integrate the building into the landscape with less impact on the surrounding area.
Some of the most innovative constructions in Greece are built in the encave style. Find out more about cave houses in Greece here.
To estimate the cost of building in Greece, it is important to research all the factors that could impact the final construction cost. Here are a few of the factors:
1. The constructor. You will want to find a reliable partner with expertise, not just in construction, but also in plot evaluation. They will be your biggest advocate for controlling construction costs and ensuring the quality of your future home.
2. The surface and volume of the home above and under the ground.
3. The location of the plot. Some of the factors that impact this are access to the plot, neighboring properties, and existing buildings in the area.
4. The net construction cost. This includes wages for builders, the price of construction materials, and subcontractors.
5. General contributions and fees. This includes the price of the permit, land study, supervision costs, taxes, and other general costs.
6. The slope of the plot. Sloping plots generally mean more construction costs.
7. The soil. In general, firm soils are more affordable to build on, and loose soil has a higher cost of construction.
29.12.2025
You have bought your home in Greece and are wondering how to add utilities such as electricity, water and internet to your property? In this article we explain exactly how to add utilities to your home in Greece.
05.08.2025
10.07.2025
23.06.2025
In Greece, time seems to move with the rhythm of nature, and nothing captures that better than an olive tree. Long considered a symbol of peace, wisdom, and longevity, olive trees have been at the heart of Greek life for thousands of years. In 2025, owning a home with an olive grove isn’t just a romantic dream. It’s a real, tangible investment that offers lifestyle value, financial potential, and a deep connection to the land.
12.04.2025
11.04.2025
Is it worth it to invest in a home in Greece? What kind of profit can I expect? If you're thinking about buying a home in Greece, it's only natural to have these questions, since it's a long-term investment. In this article, we'll show you the estimated profit of a property on the coast in Greece. We'll start with an overview of the real estate market in Greece, and create a return on investment scenario based on a 3-bedroom, 3-bathroom villa near the sea in Greece.
We'll break down the costs of buying and owning a home in Greece, expected rental income, and the process of selling a home, so you have a clear idea of what revenue and costs you can expect at each step of the process.
10.04.2025
09.04.2025
