The dream of owning a custom-built house on the Greek coast is becoming increasingly attractive for international investors. Instead of adapting to existing properties, many prefer to purchase a plot of land and create their home from scratch. However, this process is considerably more complex than buying an apartment and requires a thorough understanding of local regulations. Understanding the differences between land plots, building restrictions, and necessary permits is key to turning this investment into a success rather than an endless source of headaches.
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Why Buy Land in Greece?
Investing in a plot of land in Greece offers several significant advantages. First and foremost is the opportunity for complete control over the design, layout, and quality of the future property. You can create a home that fully meets your needs and aesthetic preferences – from a modern villa with an infinity pool to a traditional stone house. Second, building a new house can often be more cost-effective in the long run, as it allows for the use of modern, energy-efficient materials and technologies that reduce future operating costs. Lastly, a well-planned and constructed property in a desirable area has the potential for significantly higher capital appreciation compared to purchasing an older property that may require expensive renovations.
Legal Framework for Foreigners (EU Citizens)
As citizens of the European Union, international investors have the same rights to acquire land in Greece as local residents. The process is standardized and transparent but requires strict adherence to legal procedures. As detailed in our comprehensive guide to buying property in Greece, you will need a Greek tax identification number (AFM) and to open a local bank account. The most crucial step is to hire a competent local team – a lawyer, a notary, and a civil engineer (μηχανικός) – who will conduct all necessary checks and guide you through the complex world of building regulations.
The Key Distinction: In-Plan vs. Out-of-Plan Plots
In Greek legislation, there is a fundamental difference between two main types of land, which determines what, how, and if you can build at all:
H3: In-Plan Plot (Οικόπεδο / Oikopedo)
This is land located within an approved town plan (εντός σχεδίου πόλεως). These plots are preferred because the building rules are clear and predictable.
- Advantages: Guaranteed building rights, access to municipal infrastructure (roads, water, electricity, sewage), clear parameters for building density and height.
- Building Factor (Συντελεστής Δόμησης): Each zone has a specific coefficient (e.g., 0.8, 1.2), which, when multiplied by the plot area, gives the maximum total floor area you can build.
- Coverage (Κάλυψη): Determines the percentage of the plot that can be covered by the building.
H3: Out-of-Plan Plot (Αγροτεμάχιο / Agrotemachio)
This is agricultural land located outside the boundaries of settlements (εκτός σχεδίου). Although often cheaper and offering more privacy and larger areas, the building rules here are much stricter and have more conditions.
Rules for Building Out-of-Plan – What You Need to Know
Building on an “agrotemachio” is subject to serious restrictions aimed at preventing haphazard development and preserving the natural landscape. In recent years, the rules have been further tightened.
H3: The Main 4,000 sq.m. Rule
As a general rule, to obtain a building permit for a residential building on an out-of-plan plot, the land must have a minimum area of 4,000 square meters. On such a plot, you can typically build a house of up to 186 sq.m. (with some variations).
H3: Frontage on a Recognized Road
Besides the area, the plot must also have frontage on an officially recognized public road (national, provincial, or municipal). According to the general conditions, the minimum frontage length must be 25 meters.
H3: Exceptions and Derogations (Παρέκκλιση)
There are exceptions for smaller plots (e.g., 750, 1,200, 2,000 sq.m.) that acquired building rights before certain dates in the past (before 1985, 1977, etc.). These cases are extremely complex and require a thorough review of the documents by an experienced civil engineer to determine if the building rights are still valid.
Warning: The government has a policy of gradually phasing out these derogations, so investing in such a plot carries a higher risk.
The Building Permit Process (Οικοδομική Άδεια)
Once you have selected a plot and your engineer has confirmed that it meets all the conditions for development (“άρτιο και οικοδομήσιμο”), the permit issuance process goes through several stages:
- Topographical Survey: The engineer prepares a detailed topographical map of the plot.
- Architectural Design: Architectural plans are drawn up, which must comply with local requirements for style, height, and materials.
- Engineering Studies: Structural, plumbing, electrical, and energy efficiency studies are prepared.
- Approval from Committees: Depending on the location, the plans may need approval from the Archaeological Service, Forestry Service, or an Architectural Committee.
- Submission to the Electronic System (e-Adeies): All documentation is submitted by the engineer to the unified electronic system for issuing building permits.
- Tax Payments: The relevant fees and taxes are paid for the permit to be activated.
The process takes several months and requires constant collaboration between you and your engineering team. Be sure to also review our guide on taxes when buying property in Greece to be aware of all costs.
Potential Pitfalls and Risks
- Forest Land (Δασική έκταση): Part or all of the plot may be classified as forest land, even if there are no trees on it. Construction in such areas is prohibited. A check of the official forest maps is mandatory.
- Archaeological Zones: If the plot is near an archaeological site, special permits will be required, and the process becomes significantly more complicated and expensive.
- Shoreline Zone (Αιγιαλός): Building is prohibited within a certain strip from the coast. It is necessary to check if the boundaries of the shoreline and beach have been defined.
- Lack of Documents: Ensure the seller has all the necessary ownership documents (contracts, diagrams) and that they are registered in the Land Registry (Ktimatologio).
In conclusion, buying land and building a house in Greece is a completely achievable dream for international investors, but it requires much more preparation and professional assistance compared to buying a ready-made property. The key to success lies in choosing the right plot and, most importantly, hiring a trusted and experienced local team of a lawyer and a civil engineer to protect your interests at every stage of the process.
This post is also available in: Български
