Building Restrictions and Regulations in Greece

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.

Who Can Help Me Get a Building Permit? 

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.

Can I Use an Architect? 

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.

Archaeological Sites 

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.

Forest Areas 

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.

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 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.

Beach and Seafront Areas

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.

Cave Houses and Basements 

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.