For many years, Greek construction law was spread across various laws and decrees until it was first comprehensively codified in 1999 under the General Building Law.
The purpose of Greek planning and building law was to set out the standards for the creation and functional design of residential areas. It focuses on quality of life, through efficient, human‑centered urban environments while preserving the natural environment.
Spatial planning system: land‑use plan and detailed plan
Urban planning begins with the approval of a land‑use plan, which may expand an existing city/municipality or call for the designation of a new development area. The land‑use plan sets out the intended uses of land according to the needs of the municipality.
Land‑use planning integrates parts of the surrounding area into the detailed urban plan. This often re‑clasiffies simple agricultural land as land with development potential or as building land, typically leading to substantial increases in value for former agricultural plots.
Implementing land‑use planning frequently requires owners of plots included in the plan to contribute either money (betterment and infrastructure contributions) or land. These contributions are necessary because, in addition to housing, public areas and facilities must be established in newly planned zones. This often leads to compulsory expropriations. Owners may therefore be required both to pay contributions and to cede land, particularly in areas newly included in or added to the detailed plan, whether they retain existing buildings or plan new construction. The contributions finance the infrastructure required (roads, electricity, water, etc.).
Based on the land‑use plan, the detailed plan specifies how parceled plots may be developed and how open/public spaces may be used, taking into account various factors such as environmental protection, economic activity, transport, and healthy living and working conditions. Classification distinguishes, for example, general, pure or special residential areas, commercial/industrial zones, and tourist areas. Other parameters, such as floor-area ratio, coverage, and building heights, are also established.
Whether a plot may be developed depends on the principles of buildability and suitability (artiotita). A plot is suitable (artio) if it meets statutory minimum sizes and dimensions, which vary by region. A plot is considered buildable when it includes an area that allows for economically viable construction. Suitability is achieved through planning procedures that set the framework for unimpeded use of other plots, public areas and facilities.
Building permit procedure
In Greece, a building permit is required for erecting a building. Due to administrative reforms, the authority responsible for building supervision is now the municipality rather than the prefecture. The application is thoroughly examined along with supporting documents, which are typically compiled by a civil engineer engaged by the owner.
Owners should first consult a civil engineer to determine the applicable building regulations, permissible building types, plot coverage and land uses. Depending on the complexity of the project and the administrative workload, permits are typically issued within approximately two weeks to four months.
A key parameter is the floor‑area ratio (sintelestis domisis), which determines the maximum buildable floor area on the plot. As a general rule, the ratio is higher within the detailed plan area than outside , resulting in more restrictive building conditions outside the plan.
The permitted floor area within the plan is calculated by multiplying plot area by the applicable ratio. For example, a 200 m² plot with an FAR of 1.2 allows a total building floor area of 240 m². Within dense urban areas, FAR may be as high as 2.4.
Deviations from applicable building provisions within the plan are significant: in certain cases the law allows applicants to request an exception directly from the regional authority (Periferia), for example, when a larger buildable area than normally permitted is sought.
Outside the plan, a distinction is drawn between construction in the open countryside and within designated out‑of‑plan building zones (entos zonis oikismou). This distinction is crucial: within such a building zone, 2,000 m² may suffice, whereas construction in the open countryside generally requires at least 4,000 m² (4 stremmata = 40 acres = 0.4 hectares). Note: 1 stremma = 1,000 m² = 10 acres = 0.1 hectares.
If the minimum 4,000 m² area is met in the open countryside, a dwelling of 200 m² may be raised. For larger contiguous plots, the permitted area increases by 20 m² for every additional 2,000 m² (e.g., 6,000 m² allows 220 m²). Different ratios and numerous conditions apply for tourist or other commercial uses, depending on the activity.
Depending on location, type and use, special rules may affect features of the project, such as required setbacks (ranging from zero to several meters), plot coverage (often 70% or less), and building height.
(Status: December 2012. All information provided without guarantee.)