Building Regulations for Rural & Island Properties in Greece

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:

1. 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.
2. 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.
3. 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.
4. 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.
5. 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.