23.04.2025
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
19.03.2026
Spanning over 1700 km across the southern peninsula and connecting 12 major hiking routes, the Peloponnese Trails network is set to become the Largest Certified Hiking Trail Network in Greece, weaving together landscapes, heritage, and storytelling in a way that is both immersive and sustainable.
18.03.2026
Basements are a familiar feature of many homes across Greece. Traditionally used for storage, parking, or utility areas, these spaces are increasingly being reimagined—sometimes as guest rooms, independent apartments, or even stylish leisure areas. For anyone exploring property in Greece, it’s useful to understand how basements are defined and when they can legally function as living spaces. The rules are quite specific, but once explained clearly, they follow a logical structure.
16.03.2026
Crete and Syros have been named among the most worthwhile Greek island destinations for 2026, according to the international tourism platform Travel And Tour World, which recently published a list highlighting Greek islands that offer visitors a strong balance between quality and price.
The globally recognized tourism publication, widely read by travel professionals, tourism organizations, and travelers around the world, compiled the ranking based on research and travel data. The list focuses on destinations that combine authentic experiences, cultural richness, and natural beauty with relatively accessible prices.
13.03.2026
Greece is preparing to introduce a sweeping reform in the way property ownership and usage are recorded. Through the creation of the Μητρώο Ιδιοκτησίας και Διαχείρισης Ακινήτων (ΜΙΔΑ) — translated as the Property Ownership and Management Registry — authorities aim to create a comprehensive digital record of every property in the country.
The project is being developed by the Independent Authority for Public Revenue (Ανεξάρτητη Αρχή Δημοσίων Εσόδων - ΑΑΔΕ), in cooperation with the Ministry of National Economy and Finance. Its goal is to consolidate fragmented real estate information into a single platform and provide a clearer picture of property ownership and use across the country.
The new registry also featured prominently in discussions at the Property Owners’ Conference organised by the Panhellenic Federation of Property Owners (ΠΟΜΙΔΑ). The event brought together representatives of the government, local authorities, the Independent Authority for Public Revenue (ΑΑΔΕ), the Hellenic Cadastre, and property owners from across the country.
During the conference, the new registry was presented as one of the most significant reforms in the Greek real estate sector in recent years. Speaking at the event, Minister of National Economy and Finance, Kyriakos Pierrakakis, described the initiative as “the most systematic recording of the use of private real estate ever carried out in the country.” According to the minister, the registry will give the state a comprehensive digital overview of the country’s property stock and the way the real estate market actually functions.
03.03.2026
Kalamata is quietly stepping into a new chapter.
In 2026, Kalamata International Airport “Captain Vassilis Constantakopoulos” will connect the Peloponnese to 22 international destinations through 31 direct routes, significantly strengthening the region’s ties with key European markets. For a city long appreciated for its olive groves, relaxed pace, and coastal living, this expanded network signals something bigger: accessibility is no longer a seasonal privilege — it’s becoming a structural advantage.
The announcement follows a record year for inbound traffic. In 2025, the airport welcomed 169,730 international passengers, marking a 25.6 percent increase compared to 2023. This steady rise reflects consistent demand from core European source markets and growing confidence in Kalamata as a destination that delivers both lifestyle and substance.
27.02.2026
Five Greek beaches located in Crete, Corfu, and Rhodes have earned prestigious distinctions at the Tripadvisor 2026 Travellers’ Choice Awards, ranking among the best beaches in Europe and the world. Renowned for their crystal-clear waters, unique landscapes, and exceptional natural beauty, these destinations continue to strengthen Greece’s global reputation as a premier seaside escape.
The TripAdvisor Travellers’ Choice Awards are based on millions of reviews and ratings submitted by travelers worldwide over 12 months. The awards highlight travelers’ favorite destinations, hotels, restaurants, and experiences, offering valuable insights for those planning their next getaway.
30.01.2026
Crete has significantly strengthened its position as one of the most attractive real estate destinations in Greece. For the first time, the island’s electricity demand is being fully covered by high-capacity grid interconnections with mainland Greece, combined with locally produced renewable energy sources (RES), as announced in late 2025 by the Greek Independent Electricity Transmission Operator (ADMIE). This energy achievement is a structural upgrade that directly impacts property value, investment security, and long-term growth prospects.
23.01.2026
Messinia, Greece, is attracting growing international attention after being included in The New York Times’ respected list of the 52 Best Places to Go in 2026. Ranked 38th worldwide, Messinia is the only Greek region featured, praised for its natural beauty, cultural depth, and authentic Mediterranean character.
Located in the southwestern Peloponnese, Messinia offers a rare combination of unspoiled coastline, fertile landscapes, and deep historical roots—qualities that increasingly appeal to travellers and long-term visitors seeking a genuine Greek experience.
