This blog post will analyze the Greek building regulations for rural & island properties in Greece. Please note that these guidelines only apply to ‘rural’ properties and only to ‘residential’ developments (houses, dwellings).
If your property in Greece falls outside of a village or city, it is classified as an unplanned development in the rural areas, known as “εκτός σχεδίου” (pronounced as “ektos sketheeoo”). Greek building regulations specific to unplanned developments apply in these cases. Now, unless you have a secret ambition to build a hospital (kudos to you if you do), let’s focus on what you really desire—a beautiful house on a Greek Island.
Be aware that Special Decrees can supersede building regulations. To ensure compliance with any additional regulations, consult the relevant Special Decrees in your area.
It is highly recommended to seek guidance from an engineer who can provide accurate and up-to-date information specifically tailored to your property’s unique conditions. This will enable you to gain a comprehensive understanding of the requirements and ensure that you can meet them effectively.
MINIMUM LOT SIZE
First off, you need a plot of atleast of 4000 sqm to build a house.
Smaller properties can still be built upon if they hold a grandfathered building permit issued prior to November 2022.
YOUR BUILDING COVERAGE
Building coverage refers to the percentage or proportion of a lot or property that is occupied by buildings or structures. It is a measurement that indicates how much of the total land area can be covered by the footprint of the buildings.
On these rural properties, the building coverage is limited to 10% of the total area of the property. This means that the footprint of all buildings or structures constructed on the land cannot exceed 10% of the entire property’s size.
When determining your building coverage, it is crucial to consider various factors that may or may not need to be included in the calculation. These specific circumstances require detailed clarification, which are discussed in this post.
YOUR SETBACKS
Setbacks, refer to the required minimum distances between the building structure and the property boundaries, roads, or other structures. Setbacks are established to ensure proper spacing between buildings, maintain privacy, promote safety, and preserve the aesthetic quality of the environment.
The required setbacks for building a rural house are as follows:
- Setbacks from Plot Lines: The minimum distance between the building and the plot lines should be 15 meters. This ensures sufficient space between the structure and the boundaries of the property.
- Setbacks from Railroads: A distance of 15 meters is required between the building and any railroad tracks. This ensures safety and minimizes potential hazards associated with train operations.
- Setbacks from Riverbanks: The building should be set back at least 10 meters from riverbanks. This protects the integrity of the river ecosystem and reduces the risk of flooding or erosion impacts on the structure.
- Setbacks from Forest Land: A minimum setback of 10 meters is required from land designated as forest land. This helps preserve the natural environment, including vegetation and wildlife habitats.
- Setbacks from Roads: The setbacks from roads are calculated based on the type of road that the property faces (measured from the central axis of the road). The required setbacks are as follows:
- 15 meters from a local road (δημοτική οδός) or secondary county road (δευτερεύον επαρχιακό)
- 20 meters from a primary county road (πρωτεύον επαρχιακό)
- 30 meters from a tertiary national road (τριτευων εθνικο)
- 45 meters from a secondary national road (δευτερεύων εθνικό)
- 60 meters from a primary national road (πρωτεύων εθνικό)
YOUR FLOOR AREA RATIO
The Floor Area Ratio (FAR) is a zoning regulation that determines the maximum allowable floor area of a building in relation to the size of the land on which it is constructed. It is a ratio that specifies how much floor space can be built relative to the total land area.
- For properties between 4,000 sq m and 8,000 sq m, the allowable building size is calculated as follows: For the first 4,000 sq m, you are permitted to build up to 186 sq m. For the remaining square meters of land beyond the initial 4,000 sq m, you can multiply the remaining area by 0.018 to determine the additional allowable building size.
- For properties measuring 8,000 sq m and above, the calculation is slightly different: For the first 8,000 sq m, you are allowed to build up to 258 sq m. For the remaining square meters beyond the initial 8,000 sq m, you multiply the remaining area by 0.009 or 360, whichever value is lesser, to determine the additional allowable building size.
let’s now calculate the Floor Area Ratio (FAR) for a property measuring 4,500 sq m:
- For the first 4,000 sq m:
- Permitted building size = 186 sq m
- For the remaining square meters beyond 4,000 sq m:
- Additional allowable building size = (4500 – 4000) * 0.018
- Total allowable building size = Permitted building size + Additional allowable building size
- Total allowable building size = 186 + (500 * 0.018)
- Total allowable building size = 186 + 9
- Total allowable building size = 195 sq m
Therefore, on a property measuring 4,500 sq m, the FAR allows for a maximum building size of 195 sq m.
Now let’s calculate the Floor Area Ratio (FAR) for a property measuring 9,500 sq m:
- For the first 8,000 sq m:
- Permitted building size = 258 sq m
- For the remaining square meters beyond 8,000 sq m:
- Additional allowable building size = (9500 – 8000) * 0.009 or 360 (whichever is lesser)
- Total allowable building size = Permitted building size + Additional allowable building size
- Total allowable building size = 258 + [(9500 – 8000) * 0.009]
- Total allowable building size = 258 + (1500 * 0.009)
- Total allowable building size = 258 + 13.5
- Total allowable building size = 271.5 sq m
Therefore, on a property measuring 9,500 sq m, the FAR allows for a maximum building size of 271.5 sq m.
YOUR HEIGHT LIMIT
The height limit refers to the tallest allowable height of a building or structure. The height limit regulation helps ensure that buildings are constructed within a safe and acceptable height range, maintaining the integrity of the surrounding area and addressing factors such as fire safety, structural stability, and visual impact.
The height regulations for a rural house are as follows:
- For two-story houses (ground + first floor), the height limit is 7.5m.
- For single-story houses or any section of a house consisting of one story, the height limit is 4m.
This also means if your two-story building includes a one-story section, the maximum height for that section is 4m.
The height is measured from the level of the surrounding earth, whether natural or man-made, to the top of the highest beam of your house.
Above this height, you are only permitted to erect parapets or light wells that do not exceed 30cm in height, chimneys and sloped roofs.
Sloped roofs are allowed up to 1.20m above the height limit. So for two-story houses, the overall height limit is 7.5m plus an additional 1.20m for the sloped roof, and for one-story houses or sections, the overall height limit is 4m plus an additional 1.20m for the sloped roof. If your roof is flat, you get no bonus height and stick to the 7.5m or 4m height limit.
If your property is located at the top of a hill, you are not permitted to build any part of your house above the hilltop line.
These regulations ensure compliance with height restrictions and maintain the aesthetic harmony of the surrounding area. It’s important to consult local building codes and regulations to ensure adherence to specific guidelines applicable to your location.
Curious about the terms we’ve touched upon? Don’t worry, we have dedicated articles in the works that will expand on each of these concepts individually.
If you have any questions or if something is unclear for your rural or island property in Greece, feel free to leave a comment below, we’d be more than happy to answer your questions.
22 Comments
what is the cost of obtaining buildimg permit?
depends on the type and size of proposed building along with the size of its property. If you have a rough idea of sq m in mind, send us an email info@ikies.co along with your survey map and I can estimate costs for you
Hi, My question refers to the distance between the plot boundary and the building and the distance between a road to the building. Your article states that this distance is set to a minimum of 15 meters. My question – has this always been the number for the minimal distance, or was it a different number if the building was built 15 years ago ? My issue is with an existing building that I’m checking to purchase, but in practice the building is less than 15 meters distance from a road that is marked in this property’s present cadastral.
The required distance from road to building (and most building regulations) have undergone massive changes throughout the years, so yes it is possible that the distance was different when it was built. Your main concern should be to check if the building was built with a permit, if it was then it is ok. You won’t be able to buy a property with un-permitted sections any more in Greece since the seller will need to issue the building’s ‘e-identity’ in order to sell, and the ‘e-identity’ can only be issued for legally permitted buildings
Is there any right to construct a residential building on a private island bigger than 100.000 sqm?
Are you referring to an uninhabited island? In Greece, islands are not fully private—at the very least, the shores belong to the government. Additionally, for any rural land to be eligible for development, it must have a frontage on a government-recognized public road.
For isolated islands, the legal framework can be quite intricate, with multiple layers of regulations affecting what can be built and where. Many of these islands fall under specific zoning restrictions, environmental protections, or historical site designations, which can significantly impact development potential.
In cases like this, investors and developers often work with engineering firms (architects, structural engineers, topographers) that specialize in property sourcing and feasibility assessments to ensure that the land they’re considering meets all legal and practical requirements. We’ve come across similar cases before, where a thorough analysis helped identify properties that could actually be developed.
If you’re looking to develop a project on a remote island or coastal area, our property sourcing services are meant to identify the most suitable locations for your needs and guide you through the regulatory framework efficiently. If you would like to discuss your specific requirements, you can contact us at info@ikies.co
Hi ,
I have 26 acres on an island . What is the floor building ratio in such land ?
I would need to see your survey map to work that out. If you have a survey map send it in email to info@ikies.co and we can send you a breakdown of how much you can build
On a sloped site, can one assume that the base elevation is an average height around the structure’s perimeter?
no, in Greece the height of the building is taken from the elevation where natural or graded land or man made plane (patio slab) meets exterior wall so it is possible that you have different heights all around the perimeter of the building, your concern here will be that your lowest grade does not go over the permitted building height – an exception to this would be on the areas where entries exist leading to your basement which can exceed this height for a certain amount of width along the building
Hi,
Can the statement “If your property is located at the top of a hill, you are not permitted to build any part of your house above the hilltop line.” be defined more? If I own the top of a hill which has a 5m high mound does this mean I cannot build above the height of that mound or anywhere near the top of the hill’s highest topographic line? If this is true, one has to stay at or below 7.5 meters below the highest point on the hill. I’m about to sign on a property like this but do not intend to go above the highest point (the mound) and would love clarification. Thank you kindly
Hills create drainage basins and the highest points of the earth’s surface are called watershed lines (in other words the hilltop). Your building is not allowed to exceed this watershed line (in other words the hilltop’s silhouette). You should consult an engineer to check if your hill is considered the watershed line of your area.
What is the definition of the building zone around a village?
And what are the building regulations within that zone
Thank you
you can find those here
The allowable building size of my plot under negotiation is 200 sqm. I was told that I could extend the allowance for the building size by building a first floor with these 200 sqm and add half of it (i.e. 100 sqm) on the second (rooftop) floor, as this roof floor would not count for the allowance of the building size as the cellar would also not be counted as building size. Is this correct?
Hi Philippe, yes, you can build Lofts (σοφίτες) that under certain conditions will not count in your building allowance for up to 50% of it’s connected underlying floor (including it’s exterior walls)
I have a question. If a plot is 5700 square meters but 40 meters wide at its widest part, does the 15-meter building restriction from the plot boundary still apply to it or may it be a matter of individual assessment. Thanks for the answer. I can send you a drawing.
There is a special provision for narrow plots which reduces the 15 meter setback, I would need to have a look at your survey map to be able to access if your plot can take advantage of this regulation
Are there any bylaws now for maintaining vegetation/HORTA in Kefalonia ?
I heard that Greek citizens in general have to clear their land by May 31st, is this true ?
Yes, we have new brush management laws in Greece, this will protect your property from wildfires in the future
Yassas Michelle,
This is all very helpful. Thanks a lot.
I was just wandering about setbacks from the sea or coastline.
Could you give us some information on that?
Efcharisto poly.
Hi Patrick, this question merits it’s own post but here’s a short version of the answer:
Depending on the location of the property, that is, whether it lies within or outside a city plan or settlement boundaries, there are specific regulations that determine building rights near the shoreline and the beach.
Outside the city plan and outside settlement boundaries: The minimum distance is 30 meters (if the beach is defined at 0 m from the shoreline → 0 + 30 m), and up to 65 meters if the beach is defined at 50 m from the shoreline (50 + 15 m for setback). The zone between the shoreline and the beach is subject to expropriation.
Within settlements existing before 1923: The required distance is 15 meters (if the beach is defined at 0 m from the shoreline). Exceptionally, if a de facto building line exists, then construction may be placed along that line.
Plots outside the city plan but within the boundaries of a settlement with up to 2,000 inhabitants: The required distance is 15 meters from the officially defined shoreline, and in any case, construction must be set back beyond the beach line.
In areas covered by a city plan, the beach line typically coincides with the urban planning boundary.
In areas designated as Controlled Urban Development Zones (Z.O.E.), greater setbacks are usually required.