- general information
- Land types
- Choice of land
- What to look for when choosing a site
- Plots suitable for building a hotel
- Key points when choosing a site
- Questions and answers
Building a house in Greece begins with choosing a site: whether it will be a villa on the first line from the sea, an apartment in a busy tourist village or a secluded cottage far from civilization - it's up to you. But when choosing a place, one should not forget about the legal side of the issue, because different categories of Greek lands have their own norms and engineering and construction requirements. Therefore, choosing a site for building a house is a whole science, with its own subtleties and nuances.
In order to understand the basics of Greek land management, it is necessary to understand the difference between the existing categories of land. The types of land plots in Greece differ from the categories we are used to. Moreover, it is the type of site that plays a key role in determining its construction capabilities and cost.
Land plots in Greece for construction are divided into two main types: Icopedo and Agrotemachio. Each of them has its own characteristics and construction possibilities.
Ikopedo is a land plot belonging to the lands of settlements. The main advantage of Icopedo is a fairly high construction factor, which, however, is significantly different for each site. Depending on the region of location and town-planning regulations, the building coefficient of the site can range from 0.4 to 2.4 - and in some cases, even exceed this figure. 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 outside the land of settlements. Using the terminology we are accustomed to, agrotemachio can be attributed to agricultural land. However, this analogy is not entirely true, since the construction of residential buildings, complexes and even commercial real estate is allowed on the agrotemachio. Although, of course, the building coefficient for this type of land is much lower, and also depends on many additional factors, which we have already talked about
Before buying a land plot in Greece, you need to carefully study the features of its location and construction possibilities. In addition to the type of site, there are several other important points that determine the possibilities of its use, as well as the general principles of land turnover, without which it is difficult to navigate the intricacies of Greek land law. Knowledge of these principles is necessary in order to make a profitable investment, using the building possibilities of the land to the maximum.
In matters of land use, the main feature of Greek legislation can be formulated as follows: if for Russia and the CIS countries the principle of “no less than” is used for construction, then Greece is based on the opposite principle - “no more than”. The explanation is very simple: due to the peculiarities of the location and the relatively small size of the country, there are not so many lands suitable for construction. Therefore, a significant part of the restrictions are aimed at saving available resources.
Purpose of the site - when choosing a building site, it is important to consider the types of permitted use. The most common of them are for housing and the creation of tourism infrastructure. In Greece, the types of permitted uses depend on the territorial zone within which the particular site is located. As a rule, each district has its own regulations and prescriptions, but it so happens that one district is divided into zones, each of which has its own types of permitted use. You can learn more about the use of land in a particular zone from Greece Invest specialists (https://greece-invest.ru/contacts).
When choosing plots for construction, you should pay attention to the urban development plan of the territory. Agrotemachio lands located close to settlements can subsequently be included in the urban planning plan, which leads to urbanization of the sites. In this case, their category will be changed to ikopedo, which will significantly increase the building factor, and also affect other criteria: coverage factor, minimum land area for building a house, height, intended use, and of course, will increase the cost of the site.
Relief - it must be borne in mind that the cost of construction in areas with a large difference in height may require significant costs for earthwork and retaining walls.
Building spot - Before buying a plot, you need to determine the building spot - this is the part of the plot on which it is allowed to erect buildings. It should be borne in mind that on agrotemachio, the indents from the border of the site must be at least 15 meters, which means that the building spot will be somewhere in the center of the site. It may turn out that there will be no sea view from the part of the plot on which you can build.
Transport accessibility - the construction of the road is very costly, in addition, the road is not in your ownership, which means that, in addition to additional costs, you need to obtain the necessary permits for the construction of the road, therefore, before buying a plot, if an asphalt road does not suit it, you must immediately ask who owns the part of the road that needs to be improved. In addition, pay attention to whether construction equipment will pass along this road.
Archaeological zone - it is necessary to check if this area belongs to the archaeological zone. If it turns out that your site is of interest to archaeologists, you will be required to notify the archaeological service of the start of construction work and an employee of the archaeological service will be present when digging a pit.
Remoteness of communications - in the case of Icopedo, all communications, as a rule, are either brought to the site, or are located very close, but when buying an agrotemachio, you need to check the distance to the nearest electric pole and water source, since the cost of laying communications completely falls on your shoulders. As a rule, there is no sewage system on agrotemachio; in this case, cesspools are usually used. During construction, our company uses more advanced and environmentally friendly solutions - a biological treatment system.
The cost of a land plot is an important criterion, because it is taken into account when calculating the price of real estate when submitting documents for obtaining a residence permit for real estate owners .
The construction of hotels is allowed both on lands like Icopedo and Agrotemachio. In the first case, the building area remains the same as for residential real estate. When building a hotel or other commercial real estate on an agrotemachio, the building rate is much higher and usually amounts to 20%, in special protected areas it can be 10%. However, it should be borne in mind that not every agrotemachio is suitable for building a hotel. To obtain a permit for the construction of a hotel on agrotemachio, its area must be 10.000 - 15.000 (depending on the region), and the type of use of the site must be Tourist. Before buying a plot, it is imperative to conduct an engineering and construction expertise and make sure that you can build on the plot what you have in mind.
- Land type
- Building factor
- Site purpose
- Transport accessibility
How is the possible building area calculated for agrotemachio
For "AGROTEMAHIO", area of 4.000 sq.m. the building area is 200sq.m.
For "AGROTEMAHIO", area from 4.000 to 8.000 sq.m. building area is 200 sq.m. + the remaining square is multiplied by a factor of 0.02
For "AGROTEMAHIO", with an area of over 8.000 sq.m. building area is 280 sq.m. + the remaining square is multiplied by a factor of 0.01
The development coefficient for commercial real estate (hotel, villas for rent, offices, etc.) is 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.
At "AGROTEMAHIO" it is allowed to build 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 factor, large plots are most often divided into plots of 4.000 sq.m. For example a plot of 20,000 sq.m. can be divided into 5 plots of 4.000 sq.m. and obtain a building permit for 200 sq.m. on each site i.e. 5 * 200 = 1.000 sq.m. For comparison, on a whole plot of 20,000 sq.m. you can build only 400 sq.m. However, according to the new law, not every section can be divided, but only those that are adjacent to the road.
Is it possible to sell a land plot by segment?
For plots of agrotemachio, which were divided into several segments, the right to sell both the entire plot and individual segments is provided. If the plot is already a minimal segment, then if you sell part of it, you will not be able to obtain a building permit on your own, so if, for example, you bought a plot of 40 acres and want to build a house on 20 acres, and sell the rest, it is advisable to first obtain a permit for construction of two houses, and then selling part of the site already with a permit.
What is a "shared construction agreement (anti-debris)"?
This is a popular in Greece scheme for mutually beneficial cooperation, in which the owner of the land provides his land plot for building to a construction company, which, in turn, undertakes to build it up at its own expense, and upon completion of construction, the owner of the land plot gets ownership of part of the buildings. As a rule, the calculation of this part occurs by agreement of the parties based on the cost of the site, and is expressed as a percentage.
How much does it cost to bring electricity to the site?
The cost of conducting e-va to the site is paid by the owner, but it is carried out only by the state-owned company ΔΕΗ, which also determines the cost of the work, depending on the required number of poles and transformers, as well as the complexity of the work. The approximate cost can go up to 30 euros per square meter.
Can I drill an artesian well at the site?
It is extremely difficult to obtain permission to drill a well; for this, there should be no water supply or other well within a radius of several kilometers. In practice, many do wells illegally, without obtaining a permit or having received a permit for geothermal treatment. Subsequently, such an illegal well can be legalized by declaring it in the appropriate organization. The cost of drilling and equipping the well is approximately EUR 100 per meter.
How is the site checked before buying?
We strongly do not recommend buying a plot without engineering and construction expertise. What this means in practice: our engineer first checks all the documents, defining all building codes for a given site, then goes to the site together with a topographer, sets the site boundaries and the building spot. Analyzes soil, relief and other construction-related details. The cost of such an examination is 200 euros, but it can save you tens of thousands.
Can I buy a plot with a building permit?
You can, however, you need to understand that a building permit is issued for a specific architectural project, and accordingly, in any case, you will need to change it to suit your needs. Almost all plots in Greece are sold without a building permit, except in cases where the owner planned to build the plot himself, received a permit and then changed his mind and decided to sell. The building permit can be valid for 4 years and can be renewed for 4 more.
What documents for the site need to be checked before buying?
- A fresh topographic plan indicating all building codes, certified by the town planning
- A certificate from the archaeological farm stating that the site does not belong to the archaeological zone
- Forestry certificate stating that the site is not a forest
- Contract of sale
How to obtain a permit for the construction or improvement of the road to the site?
First of all, it is necessary to clarify who owns the road, usually a municipality or forestry. In both cases, you must submit a road construction project to the appropriate authority and obtain a permit and then start construction work. It should be noted that if the road passes through a forest and belongs to forestry, then you are unlikely to get permission to lay asphalt, the maximum that you can do is level it and cover it with gravel. There are cases when the road belongs to private individuals, in which case, before buying such a “blind” section, you must first agree on the use of this road and secure the contract with a notary.