The decision to build a villa in Greece is the very beginning of the journey to your own home by the sea. The next step is the choice of a land plot for construction, which, unfortunately, does not always depend only on personal preferences.
In Greece, there are two categories of land plots for construction, each of which has its own rules and regulations for use. In addition, the regulation of land issues differs in different regions of Greece, depending on the characteristics of the location and size of the site. In general, everything is rather confusing, and therefore let's figure out how to choose a site for the construction of villas and not lose it.
Plots for the construction of villas in Greece are divided into two main categories: Icopedo and Agrotemachio , which we have already covered in some detail. Let's just remind that the first category includes land within the boundaries of settlements, and the second refers to areas outside the settlements. Each of them has its own coefficients and building rules - for example, the building coefficient of Agrotemachio is significantly lower than that of Icopedo. The cost of 1 sq.m. agrotemachio lands are generally much lower than icopedo.
In addition to the category, in Greece there are two more criteria that should be considered when choosing a plot for construction. These are the terms "artio", which literally means "agreed", "appropriate", and "ikodomishimo" - "suitable for building." Both criteria relate to the feasibility of erecting structures on the site, based on location, size and specifications. Both of them must be directly indicated in the documents for the site.
First of all, you should decide on the location of the land plot. Coastal areas, especially the first coastline, are expected to be especially popular when choosing a location. Accordingly, these lands are much more expensive. It should be noted here that the plots located on the first line do not include a beach in their territory: the coastal strip in Greece cannot be purchased by a private person. Therefore, even when buying a plot with direct access to the beach, it should be borne in mind that anyone can use this beach. However, there is a way to get around this rule: you can buy a plot located in a small cove or at a distance from common beaches and beach bars. As a rule, outsiders rarely drop in there, especially if access to the beach is difficult due to the relief.
Building plots in Greece, which are located far from the sea, are usually purchased for permanent residence or for growing olives. However, it is quite possible to combine it, because the production and sale of olive oil will bring a stable income, being a promising investment . In this case, it is better to choose a plot of the agrotemachio category, on which olive trees already grow.
The size of the plot directly depends on the category of land. This is due to building opportunities, which are much higher for Icopedos. Accordingly, a modest ikopedo plot with a building factor of up to 2.4 is also suitable for a large house, while, for example, on an agrotemachio plot of 4,000 sq. m, only 200 sq. m area, not counting the basement, balconies, loggias, staircases. In order not to be mistaken with the calculations, it is better to resort to the help of a specialist for a detailed analysis of the construction possibilities of the site before purchasing.
Building permits - many of our clients ask us for a plot with a building permit, however most plots in Greece are sold without a building permit because it is issued only for a specific architectural project with full documentation, respectively, if you want to build a house according to your project, you will essentially have to re-obtain a building permit, although formally it will look like a change in permission. It should also be borne in mind that a building permit is issued for a period of 4 years and can be extended up to 8 years.
Finally, the agrotemachio plots located near settlements are of great value. The urban planning plan is constantly expanding - accordingly, there is a high probability that the settlement will "swallow" your site, transforming it into Icopedo and changing the building factors, and with it the cost of the site.
- Land category
- Land plot size
- Features of the location of the site
- Construction possibilities of the site
- Building permission
- Proximity to the sea / infrastructure
- Urban development plan of the territory
- Segmentation capability
Let's say that you have analyzed all the possibilities and found the ideal building plot in Greece. The next step is the buying process. It consists of several stages , some of which deserve special attention.
The legal purity of the object is an important point that you should pay attention to before concluding a contract. And therefore, in the issue of checking the site for legal purity, one cannot do without the help of an experienced lawyer who will analyze the documents for the land, starting from the moment the site is allocated and the first transaction concluded with it. The verification procedure takes from one to three days.
An important point: if a lawyer discovered violations or problems with documents for the site, you have the right to demand from the seller the return of the prepayment amount, if any.
However, when buying a plot, you should not be limited only to a legal check, it is necessary to involve an experienced civil engineer who will appreciate all the nuances of the land plot. He must personally go to the site to inspect the relief of the site, check the boundaries of the site with a topographer, outline the building spot, in special cases it is even necessary to do a soil analysis. In addition, the engineer must check the availability of all the necessary documentation for further obtaining a non-construction permit, and also make sure that on this site it is really possible to build what you want. In the case of buying a land plot in Greece Invest, you will be provided with a proven team of specialists: an architect (Russian-speaking), topographer, lawyer, translator, who will control all the details of the transaction and will continue to work with you to implement your project, be it a house by the sea or an investment project.
After checking the documentation, the conclusion of a sales contract follows. Usually the parties immediately conclude the main contract, which is signed in the presence of a notary. Then the transfer of funds to the seller takes place, minus the amount of the deposit. From the moment of signing the agreement, the ownership of the land plot is transferred to the buyer. Next, the contract is registered with the Companies House, and this becomes the final stage of the purchase and sale transaction. The registration process takes about three weeks.
In some cases, a preliminary contract is required. This happens when the seller, for some reason, cannot register the main contract. The most common situation is when the seller has inherited the land plot, and he has not yet entered into inheritance rights. This may also be due to documentation issues that can be resolved, but it takes the seller some time to do this. Finally, the land plot could be the object of a legal dispute - it happens that the decision has already been made, but has not yet entered into legal force. In this case, the conclusion of the main contract is impossible until the entry into force of the relevant decision. In all cases, the preliminary contract stipulates the term for the conclusion of the main contract of sale.
You can find out more about construction in Greece, view the existing land base and get detailed advice on the Greece Invest website.