Kalimera! We know numbers and regulations can make your head spin faster than a Greek plate dance. Therefore today, we break down on residential building coverage in the greek building regulations, and guide you through the process of calculating it. So grab a cup of Greek coffee, and get ready to crunch some numbers with us.
Building coverage refers to the proportion of land occupied by the footprint of certain buildings or structures on a property. It’s a vital metric that determines how much of your precious land can be utilized for construction. Understanding the factors influencing building coverage is crucial, so let’s explore them together.
To begin, you’ll want to locate your building coverage limit. Your survey map, also known as a topography survey, holds the key to this information. Look for the expression of your building coverage limit in numbers or percentages next to the term “ΚΑΛΥΨΗ” on the survey.
If this information isn’t available, try looking for the description of your property on the survey, and determine whether your property falls within a rural area (ΕΚΤΟΣ ΣΧΕΔΙΟΥ), a village area (ΕΝΤΟΣ ΟΙΚΙΣΜΟΥ), or a city area (ΕΝΤΟΣ ΣΧΕΔΙΟΥ).
Now, let’s break it down based on property type:
1) rural properties
in rural properties (ΕΚΤΟΣ ΣΧΕΔΙΟΥ) and for residential usage, building coverage is limited to 10% of the total property area. This means that the combined footprint of structures must not exceed 10% of the property’s size. Keep in mind that rural properties smaller than 4,000 sq m cannot build.
2) village or city properties
If your property lies within a village (ΕΝΤΟΣ ΟΙΚΙΣΜΟΥ) or city boundary (ΕΝΤΟΣ ΣΧΕΔΙΟΥ) the residential building coverage limit is set at 60%. This means that the total area occupied by all structures must not surpass 60% of the property’s size. However, if your property cannot achieve a building coverage of 120 sqm, the limit can be increased up to 70% of the plot area, as long as it remains under 120 sqm.
Now let’s summarize the building coverage limits:
Rural Properties:
- 10%
Village or City Properties:
- for properties 200 sqm & over : 60%
- for properties between 171.43 and under 200 sqm: 120 SQM
- for properties up to 171.43 sqm: 70%
To calculate and verify your actual building coverage, follow these steps:
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- Determine the total area of your property.
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- Multiply the property area by the building coverage limit specific to your property type.
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- Identify all structures contributing to the building coverage.
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- Calculate the combined footprint of these structures.
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- Ensure that the calculated building coverage does not exceed the allowed limit.
Now, let’s tackle the million-drachma question: what actually counts in the coverage calculation? Here’s the lowdown:
Counted in the Calculation:
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- The outline of enclosed areas of the building.
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- Semi-outdoor spaces, known as “ημιυπαίθριοι χώροι” (we’ll dig deeper into this in future posts).
Excluded from the Calculation:
- open air recesses in a building’s facade regardless of their size or presence of load-bearing elements
- balconies & closed balconies (those fancy bay-style extrusions on the facade)
- basements within the footprint of the above-ground building
- Vertical open-air openings throughout the building (from ground or underground level to roof), not covered by any structure and only for the portion not covered by a structure
- if you are on village or city property, a trash collection accessory structure, as long as it meets certain size and usage criteria
And there you have it.
If you cannot find your building coverage limit number, or property description on your survey map, it’s wise to seek assistance from a professional topographer. They can thoroughly research and uncover the necessary building regulations specific to your property. Remember, appearances can be deceiving, and what may seem unbuildable at first glance might just hold untapped potential.
If you have any questions or need personalized guidance regarding the building coverage regulations that apply to your specific situation, we encourage you to leave your questions in the comments section below. Our team of experts and fellow readers will be more than happy to assist you and share their knowledge. Your question may not only benefit you but also others who are navigating the same path. We look forward to hearing from you and helping you on your building journey in Greece!