Everything You Need to Know Before Building Your Own House in Greece

There are three primary approaches when building in Greece:

1. Full Self-Management

This option involves coordinating contractors, supervising work, and managing the budget yourself. While possible, it requires strong organisational skills and local knowledge. Some individuals even choose to carry out part of the construction themselves. However, Greek law requires mandatory social security contributions (EFKA stamps) for construction work, regardless of who performs it. These contributions cannot be avoided and are designed to prevent undeclared labour. This route can be rewarding but demanding –particularly if you are not living in Greece full-time.

2. Working with a Main Contractor

This is the most practical and popular option. A general contractor manages the entire building process, coordinates professionals, and ensures deadlines are met. You retain control over design and key decisions, without handling day-to-day site management.

3. Buying Off-Plan in a Developer Project

If you prefer simplicity, you can invest in an off-plan development. However, Greece typically has smaller-scale projects (often 3–4 houses), so options may be limited compared to other countries.

Foreign investors often prefer islands or countryside areas over large cities like Athens or Thessaloniki. Popular locations include:

Crete


The largest Greek island, offering diverse options from affordable rural plots to luxury seaside villas.

Cyclades (Mykonos, Santorini, Naxos, Paros)


Iconic island living with strong investment potential, though land prices are higher.

Ionian Islands (Corfu, Zakynthos, Kefalonia)


Venetian architecture, lush landscapes, and strong tourism appeal.

Dodecanese (Rhodes, Kos, Karpathos)


Long tourist seasons, international airports, and historical charm.

Peloponnese (Kalamata, Mani)


Authentic Greek beauty combined with relatively lower land prices.

Chalkidiki (Northern Greece)


Popular among Balkan investors with easy access to Thessaloniki Airport.

Greece offers a unique combination of lifestyle, climate, and affordability. With over 13,600 km of coastline, abundant sunshine, and stunning landscapes, it remains one of Europe’s most attractive destinations for property investment. Foreign interest in Greek real estate continues to rise. Although prices have increased in recent years, they remain significantly lower than in countries such as Germany, France, Spain, or the Netherlands. Whether you dream of a seaside villa, a mountain retreat, or a countryside home, Greece offers exceptional value.

Building a house in Greece involves collaboration with several specialists.

Real Estate Agent

Often, your first contact, a real estate agent, helps you find suitable land, negotiate with sellers, and connect you with reliable professionals.

Lawyer

A lawyer is essential for conducting legal checks on the land, verifying ownership, and ensuring there are no mortgages, disputes, or zoning restrictions. For foreign investors, a lawyer can also act as a legal representative and assist with obtaining a Greek Tax Identification Number (AFM).

Architect and Topographer

The architect designs your home according to your vision while ensuring compliance with urban planning regulations and energy efficiency laws. The topographer defines plot boundaries and confirms buildability. All designs must comply with anti-seismic regulations, which are particularly strict in Greece due to seismic activity.

Civil Engineer / Contractor

The civil engineer prepares structural studies, supervises construction, ensures compliance, and signs off on completion certificates. A contractor coordinates all construction works on-site.

Step 1: Gather Required Documents

• Passport or EU ID

• Greek Tax Identification Number (AFM)

• Proof of land ownership

• Topographic diagram

• Property titles

• Building permit

• Additional approvals (if required)

Step 2: Buy Land in Greece

Before construction begins, you must purchase a buildable plot. Land in Greece falls into four categories:

• Within the city plan

• Outside the city plan

• Small settlements (under 2,000 residents)

• Traditional or protected settlements

Plots outside the city plan typically require at least 4,000 m² and frontage on a public road. Always check whether the land is affected by:

• Forest regulations

• Coastal restrictions

• Archaeological protections

Consult the local Town Planning Department (Πολεοδομία) or a qualified engineer before purchasing.

Step 3: Sign a Construction Agreement

A clear contract protects your investment. It typically includes:

• Project description

• Timeline

• Budget and materials

• Contractor obligations

• Risk management clauses

• Dispute resolution terms

Step 4: Obtain a Building Permit

A Full Building Permit (Οικοδομική Άδεια) is required for new construction. The application is submitted electronically via the Technical Chamber of Greece (TEE) system by a licensed engineer. Required documents include:

• Title deed

• Land registry certificate

• Topographic survey

• Architectural and structural plans

• Mechanical and electrical studies

• Environmental approvals (if applicable)

Permits are valid for four years (extendable). Processing typically takes around 45 business days after submission, though preparation may take several months.

Step 5: Construction Phase

Construction includes:

• Excavation and foundation

• Structural works

• Plumbing and electrical installations

• Insulation

• Finishing works

Independent inspections are mandatory at specific stages.

Step 6: Handover

Upon completion, you receive:

• Full architectural and technical documentation

• Energy Performance Certificate (ΠΕΑ)

• Utility connections (electricity, water, sewage)

Costs vary depending on location and quality.

Land purchase


Prices differ widely –rural areas are more affordable, while islands and coastal areas command premium prices.

Construction costs


Average cost: €2,000 - €2,500 per m²
. For example, a 100 m² home will cost between €200,000 - €250,000
. Luxury villas exceed this range.

Professional fees


5–10% of total project cost.
Real estate agent commission: 2–4% (+ VAT).

Permits and studies


Several thousand euros, depending on complexity.

Infrastructure connections


Additional cost for utilities.

Contingency budget


Set aside 10-15% extra for unexpected expenses.

Taxes

• Land transfer tax: 3.09%*

• Land registry fees: approx. 0.5%

• Notary fees: approx. 2% (+ VAT)

• VAT on construction: 24%

*Important update: The Greek Prime Minister, Kyriakos Mitsotakis, has announced that the property transfer tax for purchases by non-EU citizens is set to rise to 15%, with the change expected to apply from 1 January 2027. The implementing legislation has not yet been published, so the final scope, including how it may treat plots of land and commercial property, is not yet confirmed.

After completion:

• ENFIA property tax: approx. €3-4 per m² annually

• Municipal fees: €50-150 per year

Overall, expect additional costs of approximately 5-7% beyond land and construction costs.

Building your own house in Greece offers freedom, customisation, and long-term investment potential. However, it requires financial commitment, patience, and careful planning. With the right team of professionals, the journey can be demanding –but incredibly rewarding. If you are considering building a house in Greece or investing in Greek real estate, our experts can guide you step by step, from buying land to final construction.