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 involves selection of a land plot for construction, which, unfortunately, does not always depend only on your personal preferences.
There are two categories of land plots in Greece. Each of them has its own norms and regulations. Furthermore, the regulatory control over land questions is different in all regions throughout Greece and depends on the peculiarities of location and size of the land plot. In general, everything is quite confusing. Thus, let us learn how to select a land plot for construction of villas.
The land plots for construction of villas in Greece fall into two main categories:Icopedo and Agrotemachio. We have previously highlighted their features and peculiarities. Let’s us recall that the first category includes area within the boundaries of settlements, and the second refers to lands, located 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 square meter of Agrotemachio land is usually much lower than the one of Icopedo.
Apart from categories, there are two more criteria that should be considered when choosing a plot for construction in Greece. They are “artio,” which literally means “agreed,” "appropriate,” and “ikodomisimo” – “suitable for construction.” Both criteria relate to the possibility of building structures on a land plot, based on its location, size, and specifications. Both of them should be directly indicated in the documents for the site.
First of all, you should choose location of the land plot. Coastal areas, especially the first coastline, are especially popular with buyers. Respectively, these lands are more expensive. It should be noted that the sites located on the first line do not include the beach area: the coastal line in Greece cannot be purchased by any individual. Therefore, even if you buying a land plot with direct access to the beach, you should remember that anyone can use this beach area. Nonetheless, there is a way to get around this rule: you can buy a land plot located in a small bay or at a distance from common beaches and beach bars. As a rule, such places are seldom visited by people, especially if access to the beach there is difficult due to the natural relief.
The land plots in Greece, which are located far from the sea, are usually purchased for permanent residence or growing olives. It must be said that you can combine living with growing olives as 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, which is already planted with olive trees.
The size of the plot directly depends on the category of land. This is due to building potential, which is much higher for Icopedo areas. Thus, for building a big house, one can also use a medium-sized Icopedo plot with a building coefficient of up to 2.4. By way of comparison: on an Agrotemachio plot measuring 4.000 square meters, you can use only 200 square meters for structure construction, not including basement, balconies, enclosed balconies, and staircases. To avoid a mistake in the calculations, it will be great if you consult specialists for a detailed analysis of the construction potential of the land plot you intend to buy.
Building permit - many of our clients ask us for a plot with a building permit. Nonetheless, most plots in Greece are sold without building permits as this type of a document is issued only for a specific architectural project with a complete range of documents. Respectively, if you want to build a house upon your own project, you will have to re-obtain a building permit, although formally, the procedure will look like a change in permission. You should also pay attention that a building permit is issued for a period of 4 years and can be extended up to 8 years.
Summing up, one should mention that the Agrotemachio plots located near settlements are of great value among clients. The city development plan is constantly expanding. Hence, there is a high probability that the settlement will “swallow” your site. Thus, your land plot will be transformed into the Icopedo area. This transformation will change not only the building coefficient but also increase the cost of the site.
- Land category
- Size of a land plot
- Peculiarities of the land plot location
- Construction potential of the land plot
- Availability of building permission
- Proximity to the sea / infrastructure
- City development plan of the territory
- Possibility of segmentation
Let's say that you have analyzed all the possibilities and found the ideal land plot for construction in Greece. The next step will include its purchase. It includes several stages , some of which deserve special attention.
The legal purity of the object is an important point to pay attention to before signing an agreement. Therefore, when it comes to checking the land plot for legal purity, one cannot do anything without the help of an experienced lawyer who will analyze the documents for the land plot, starting from the moment of land plot allocation and the first transaction concluded with it. The verification procedure takes from one to three days.
Pay attention: If the lawyer found law violations or problems with documents for the land plot, you have the right to demand from the seller the return of the prepayment, if you did any.
Nonetheless, when buying a plot, you should not limit yourself with a legal check only. It is necessary to attract an experienced civil engineer who will assess all the peculiarities of the land plot. He will personally go to the place for inspecting the topography of the land plot, check its boundaries with the topographer, and mark the building footprint. In some cases, it is even necessary to hold a soil analysis. Apart from that, the engineer must check the availability of all necessary documentation for further obtaining of a construction permit, as well as make sure that you can really build what you want on the selected land plot. When you decide to purchase a land plot from Greece Invest, you will be provided with a professional team of specialists, including an architect (English-speaking), a topographer, a lawyer, and a translator – that will monitor all the nuances of the deal and keep on working with you for implementation of your real estate project, no matter whether it is a house by the sea or an investment project.
Once the documentation has been checked, you will move to the final step – conclusion of a purchase and sale agreement. Usually the parties immediately conclude the main contract, which is signed in the presence of a notary. This step also includes funds transfer to the seller, excluding the deposit sum. From the moment of agreement conclusion, the ownership for the land plot is transferred to the buyer. After that, it is necessary to register your agreement in the Real Estate Registry. This moment can be considered the final stage of the purchase and sale deal. The registration process takes about three weeks.
In some cases, it is required to conclude a preliminary agreement. It is necessary when the seller, due to some reasons, cannot register the main agreement. The most widespread situation looks like this: the seller has inherited the land plot, and he has not yet entered into inheritance rights. Another reason for that are problems with documents, which can be resolved but it will take some time from the seller. One more reason for conclusion of a preliminary agreement is that the land plot could be the object of a legal dispute. It happens that the decision on the land plot 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.
To learn more about construction in Greece, take a look at the land plot base and get detailed advice on the Greece Invest website.