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Building Restrictions and Regulations in Greece

Purchase Tips

23.01.2025

Chapel of Agios Georgios by Korissia

If you are planning to build your own home in Greece, you will need to follow the local rules and regulations. These differ by the type and location of your property. This guide covers building inside a town or village, building in the countryside, working out your land's buildable area, and getting a building permit.

Building in a Town or Village

For building land inside the plan of a town or village, there are typical limits on the permitted surface, height, volume, and position on the plot. The owner should get advice from an architect or civil engineer on what may and may not be built. When building within a town or village, the building must sit either on the boundary of the plot, in which case no windows are allowed on that side, or at least 2.5 metres from the boundary. The rules for building inside settlements were updated in 2025, with minimum plot sizes and frontage requirements that now vary by area and zone. Always confirm the current rules for your specific plot with a local engineer before you plan anything.

Building Outside of a Town or Village

For building land outside the town plan, the restrictions are fairly strict. With a few exceptions, you can only build on a plot outside the plan if it has a surface area of at least 4,000 sqm and borders a public road. The general conditions for building outside the town plan or outside settlement boundaries are:

  • A minimum plot area of four thousand (4,000) square metres.

  • Frontage of at least 25 metres on a recognised public road. Larger distances from the road may apply where the plot borders a national or provincial road.

  • A height limit of 4 metres for single-storey buildings and 7.5 metres for two-storey buildings.

  • Construction must start at least 15 metres from the boundaries of the plot.

Examples:

A plot of 4,000 sqm allows a maximum of about 186 sqm to be built for residential use (excluding open-air storerooms and garage, terraces, and swimming pool).


A plot of 8,000 sqm allows a residential building of about 258 sqm (excluding open-air storerooms and garage, terraces, and swimming pool).

How Long Does it Take to Get a Building Permit?

Issuing a building permit takes several months. For small residential projects, it is valid for 4 years, with the option to extend it for another 4 years.

Who Can Help Me Get a Building Permit?

A local engineer can help with energy ratings, zoning, and construction permits. They will check that the plot is buildable, that the house can be built to the building requirements, and that it meets the specific local regulations.

Can I Use an Architect?

You can also hire an architect to design your home. As in your own country, you can discuss the design you want and your ideas so they understand your needs. A Greek architect will know the local laws and building regulations, and can design your house to comply with them.

Other Regulated Areas

Archaeological sites

Land with archaeological sites cannot be built on. When buying real estate outside the town plan in an area where an archaeological site is possible, contact the Archaeological Service.

Forest areas

If your land is classified as forest land, you face limits on building and developing it. Forest land, like coastland and archaeological sites, is treated as common use and belongs to the state. You can only build on the parts of your land that are not defined as forest. Even certain groups of rocks, plants, or bushes can count as forest land, so it is best to check your land's classification. Check with the official forest service rather than relying on the seller or locals, as some sellers will claim you can build on land that you cannot. You can check the status of your land at https://gis.ktimanet.gr/gis/forestfinal.

Beach and seafront areas

You cannot build on the beach, as it is public space. When buying real estate outside the town plan near the sea, you must keep a set distance from the shoreline. Before buying, it is wise to check the property from both a legal and an urban-planning perspective, so you understand the risks and possibilities.

Helpful Tips

Basements and building into a slope

While there are limits on how much you can build above ground, basement and semi-basement space is treated differently. Properly built basement space is often excluded from the building factor, especially where the land slopes and the building can be set into the hillside. This can add useful space and let the building blend into the landscape with less visual impact. How the space is treated depends on how it is used, so confirm the details with your engineer. Some of the most striking homes in Greece are built into the slope in this way.

What is the Cost to Build in Greece?

To estimate the cost of building in Greece, it helps to look at all the factors that affect the final figure. A few of the main ones:

  • The constructor. Look for a reliable partner with expertise not just in construction but in plot evaluation. They will help you control costs and ensure the quality of your home.

  • The surface and volume of the home, above and below ground.

  • The location of the plot. Access, neighbouring properties, and existing buildings in the area all play a part.

  • The net construction cost. This covers builders' wages, materials, and subcontractors.

  • General contributions and fees. These include the permit, the land study, supervision costs, taxes, and other general costs.

  • The slope of the plot. Sloping plots generally cost more to build on.

  • The soil. Firm soils are generally cheaper to build on, while loose soil raises the cost.

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