- General information
- Types of land plots
- Site selection
- Things to pay attention to when selecting a land plot
- Land plots appropriate for hotel construction
- Key aspects of selecting a land plot
- Questions and answers
The construction of a house in Greece begins with a choice of land plot: it is up to you to decide whether it will be a villa in the first line of the sea, an apartment in a busy tourist settlement, or a country retreat located far from civilization. When choosing a place for construction, one should not forget about the legal side of the question as different categories of Greek lands have their individual norms and engineering and construction requirements. Therefore, selection of a land plot for the construction of the house can be considered a science with its acuities and peculiarities.
To understand things that are fundamental in Greek land planning, it is necessary to understand the difference between the existing categories of land. The types of land plots in Greece significantly differ from the ones we are used to. Furthermore, it is the type of a land plot that plays a key role in determining its potential and cost.
The land plots for construction in Greece fall into two main types: Icopedo and Agrotemachio. Each of them has its individual characteristics and construction potential.
Icopedo is a land plot belonging to the lands of inhabited localities. Its main advantage resides in a fairly high building coefficient, which is different per each plot of land. Depending on the region and town-planning regulations, the building coefficient of the land plot may vary from 0.4 to 2.4. Furthermore, in some cases, it can even exceed this value. The specialists of the construction department of Greece Invest will help to clarify this information for each specific site.
Agrotemachio is a land plot, located beyond the lands of inhabited localities. To put it in other words, these areas can be referred to as agricultural lands. Nonetheless, this analogy is not entirely true as it is allowed to construct residential buildings, complexes and even commercial real estate on this type of a land. The building coefficient for this type of land is significantly lower, and depends on many additional factors that were already highlighted above
Before buying land in Greece, it is necessary to carefully study the peculiarities of its location and construction potential. Apart from the type of land, there are several other important features that determine the possibilities of its use, as well as the general principles of land turnover, without which it is difficult to take things going in the intricacies of the Greek land law. Awareness about these principles is highly important for profitable capital investment and making the maximum use of the land’s construction potential.
When it comes to land use, the main feature of Greek legislation can be formulated as follows: while the non-EU countries use the principle of “no less than,” Greece uses the opposite principle – “no more than.” This is due to the peculiarities of the location and the relatively small size of the country, which has a limited amount of lands appropriate for construction. Thus, significant number of restriction is focused on saving available resources.
Land plot purpose - when choosing a land plot for construction, it is important to consider the types of permitted use. The most common of them are for housing construction and development of tourist infrastructure. The types of permitted use in Greece depend on the area, in the lines of which a particular land plot is located. As a rule, each district has its own regulations and prescriptions. Nonetheless, it sometimes happens that one district falls into zones, each of which has its individual type of permitted use. You can clarify this issue for specific land plot from Greece Invest (https://greece-invest.com/contacts) specialists.
When choosing land plots for construction, you should pay your attention to the urban development plan of the territory. The Agrotemachio lands, located close to settlements, can be subsequently included in the city development plan, which leads to urbanization of the land plots. In this case, their category will be changed to icopedo, which will significantly increase the building coefficient, and affect other criteria, including: cover ratio, the minimum area of a land plot for construction of a house, height capability, targeted use, and, of course, increase the cost of the land plot.
Relief - one should consider that the cost of construction on the land plots with a large height difference may require significant costs for earthworks and retaining walls.
Construction footprint - before buying a land plot, it is necessary to determine the construction footprint – it is a part of the plot, on which it is allowed to construct buildings. One should consider that there should be at least 15 meters of indentation from the site border on the Agrotemachio, which means that the construction footprint will be located somewhere in the center of the plot. It may turn out that the future structure will have no sea view from the part of the land plot, on which it is allowed to carry out construction works.
Transport accessibility - the process of road construction is very expensive. Furthermore, a road area does not belong to your property. This means that apart from additional construction costs, you will need to obtain the necessary permits to build a road. Thus, before buying a land plot, which has no links with the paved roads, you should necessarily clarify who owns the part of the road that requires improvement of the pavement. Furthermore, you should also assess whether construction machines will be able to pass along this road.
Archaeological area - before purchasing a land plot, you should necessary check if this area belongs to the archaeological area. If it turns out that your land plot is of specific interest to archaeologists, you will be required to notify the archaeological service about the beginning of the construction works and an employee of the archaeological service will be present during earthworks on it.
Remoteness of communication lines - as a rule, when it comes to the Icopedo area, all communication lines are either brought to the land plot, or located very close to it. Nonetheless, when buying an Agrotemachio land plot, it is necessary to check the distance to the nearest electric pole and water source as the cost of laying communication lines completely falls into the area of your responsibility. As a rule, there is no sewage on the Agrotemachio lands. In this case, people usually use cesspools. During construction, our company uses more advanced and environmentally-friendly solutions, such as a biological treatment system.
The cost of a land plot is an important criterion as it is considered during calculation of the real estate object price when submitting the documents for obtaining residence permit for real estate owners .
The construction of hotels is allowed both on Icopedo and Agrotemachio lands. In the first case, the building area remains the same as it is for residential real estate. When building a hotel or other commercial real estate on an Agrotemachio area, the construction coefficient is much higher. It usually amounts to 20%. Moreover, in special protected areas, it can reach 10%. Nonetheless, you should also pay your attention that not every Agrotemachio land plot is suitable for hotel construction. To obtain a permit for construction of a hotel on the Agrotemachio area, its area must be 10.000 – 15.000 (depending on the region), and the type of its use must be specified as Tourist. Before buying a land plot, you should necessarily conduct an engineering and construction expertise to make sure that you can build an object you want on this type of a land plot.
- Type of a land plot
- Construction coefficient
- Purpose of a land plot use
- Communication lines
- Transport accessibility
How to calculate the possible building area for Agrotemachio?
For “AGROTEMAHIO,” measuring 4.000 square meters, the building area equals to 200 square meters.
For “AGROTEMAHIO,” measuring from 4.000 to 8.000 square meters, the building area equals to 200 square meters + the remaining square is multiplied by a factor of 0.02
For “AGROTEMAHIO” with an area over 8.000 square meters, the building area equals to 280 square meters + the remaining square is multiplied by a factor of 0.01
The construction coefficient for commercial real estate (hotel, villas for rent, offices, etc.) equals to 0.2
4.000 = 200 sq.m.
6.000 = 200 + (6.000 - 4.000) * 0.02 = 240 sq.m.
8.000 = 280 sq.m.
10.000 = 280 + (10.000 - 8.000) * 0.01 = 300 sq.m.
20.000 = 280 + (20.000 - 8.000) * 0.01 = 400 sq.m.
When it comes to “AGROTEMAHIO,” it is allowed to build no construct no more than 2 floors + ground floor.
In addition to residential meters, the construction of a basement floor is allowed, the height of which should not exceed 2 meters.
To increase the building coefficient, large land plots are often divided into smaller plots measuring 4.000 square meters. For example, having a land plot of 20.000 square meters, you can divided it into 5 smaller plots measuring 4.000 square meters, and then obtain a building permit for construction of real estate objects measuring 200 square meters on each plot, i.e. 5 * 200 = 1.000 square meters. For comparison, on a whole plot of 20,000 square meters, you can build an object measuring only 400 square meters. Herewith, you should note that according to new law, not every land plot can be divided in smaller parts. You can split only those territories, which are adjacent to the road.
Is it possible to sell a land plot by segments?
For the Agrotemachio land plots, which were divided into several segments, one provides the right to sell both the entire plot and its individual segments as well. If the plot is already a minimal segment, then if you sell part of it, you will not be able to independently get a building permit. For example, if you bought a plot of 40 acres and want to build a house on 20 acres, and sell the rest, then it is advisable to get a permit for building two houses, and then sell part of the plot with permission.
What is a "shared construction agreement (antiropachi)"?
It is a popular scheme of mutually advantageous cooperation in Greece, under which the owner of the land plot allows a company to hold construction works on his land plot. The company, in its turn, undertakes to build it at its own expense, and upon completion of construction, the owner of the land receives ownership of part of the buildings. As a rule, the calculation of this part is carried out by agreement of the parties, based on the cost of the land plot, and is expressed as a percentage.
How much does it cost to install electricity on the land plot?
The cost of laying on electricity to the site is paid by the owner. It is installed only by the state company ΔΕΗ, which determines the cost of works, depending on necessary quantity of columns and transformers and difficulty of works. The approximate cost can reach up to €30 per meter.
Can I drill an artesian well at the land plot?
It is extremely difficult to obtain permission for drilling a well. Moreover, there should be no water supply or other well within a radius of several kilometers. In practice, many make wells illegally, without obtaining permission or by obtaining permission for geothermometry. Subsequently, such an illegal well can be legalized by declaring it from the appropriate bodies. The cost of well drilling and equipment is approximately €100 per meter.
How is the site checked before buying?
We strongly do not recommend buying a site without engineering and construction expertise. What does this mean in practice: our engineer first checks all documents determining all building codes for a given site, then goes to the site with the topographer, sets out the boundaries of the site and the spot of development, analyzes soil, terrain, and other construction-related details. The cost of such an examination is €200, but it can save you tens of thousands.
Can I buy a plot with a building permit?
Yes, you can. Herewith, you should understand that a building permit is issued for a specific architectural project. After buying a land plot, you will undoubtedly want to apply some changes to it. Almost all land plots in Greece are sold without a construction permit, except for the cases when the owner planned to construct real objects on the plot on his own, received a permit, and then changed his mind, and decided to sell it. The building permit can be valid for 4 years and can be extended for 4 more years.
What documents should be checked before the land plot purchase?
- A fresh topographic plan, indicating all building codes, certified by the town planning organization
- A certificate from the archaeological service, proving that the given land plot does not belong to the archaeological area
- A certificate from forestry development authority, indicating that the site is not a forest
- Purchase and sales agreement
How to obtain a permit to build or improve the road to the land plot?
First of all, it is necessary to clarify who id the owner of the road. Usually, it is a municipality or forestry. In both cases, you should submit the road project to the appropriate authority and obtain a permit and only after that you are allowed to carry out construction works. It is worth mentioning that if the road passes through the forest and belongs to the forestry, then you will hardly get permission to pave the way, the maximum that you are allowed to do with it in this case is to level it and fill with gravel. There are cases when the road belongs to private people. In this case, before buying such a “blind” section, you will have to discuss the use of this road with its owner and notarize your agreement.