Planning Regulations

The planning regulations on Kefalonia are complicated and, at the moment subject, to a number of changes.

In all cases a building permit must be obtained and this service is normally carried out by a state registered engineer who, in conjunction with ourselves and the client, will complete the plans of the proposed house and submit these, together with the other information required, to the building permit office for approval. The engineer will also make application on his client’s behalf for connection to the electricity and water supplies. Outside the town most sewage is dealt with by septic tanks.

Once the building permit is obtained, the normal practice is for the client to enter into a fixed price building contract with the engineer to build the house.

The process of obtaining the building permit normally takes between 6 and 10 weeks and, depending on the site, the building process itself will then take a further 6 to 8 months.

The great advantages of building your own house on Kefalonia are firstly, that you get a house specifically built to your own design and suitable to your use, family etc., and secondly that you make a considerable saving in stamp duty and other fees, in that fees are only payable in respect of the initial purchase of the land and not the building itself.

Building Permit Guidlines

The following are offered as a general guide, but it is always best to take professional advice from us on individual building plots to ensure maximum build size.

Planning Permission for New Construction

Inside village and town boundaries, planning permission can, on the whole be granted for any plot, although some laws are specific to a certain area. Planning permission may be granted for building on land of 2.000 m2 or less if the plot is situated within the town-planning zone, or fronts a municipal road. For plots outside of the zone, planning permission can be granted if the land is a minimum of 4.000 m2 and there are no forestry or archaeological restrictions. We can put you in touch with reputable architects and engineers who will take care of these procedures and give advice.

Outside Village Boundaries

Usually 4.000 m2 is required for planning permission outside of village boundaries. The total size that you are allowed to build is set by individual planning authorities and follows a sliding scale. For instance on the minimum plot size of 4.000 m2 you would be allowed to build approximately 200 m2, plus basement if required, and this increases pro rata with the size of the plot. However, variations may sometimes be allowed, and this will be dependant on local rules and negotiation. Generally a building has to be 15 metres away from the plot boundaries unless it fronts a municipal road. The exception to the 4.000 m2 rule is if a plot of land fronts a municipal road. If this is the case, then only 2.000 m2 is required to satisfy the planning regulations. These regulations are in place to stop the concrete box mentality we have seen in some parts of the Mediterranean. On a 4.000 m2 plot there is always the option of building 2 villas, provided the total size falls within the permitted area (you could then sell or rent out the second villa).

Inside Village Boundaries

If a new dwelling is being built the plot must be at least 500 m2. The total build area is normally around 70-80% of the plot size on 2 floors and is usually up to a maximum of around 400 m2. This generally has to be 2.5 metres from plot boundaries. However this can be expanded depending upon negotiation and history of the plot.

Building Commercial Property

If the land is being developed commercially i.e for hotel/apartments. Then allowed building is approximately 70% of plot size on 2 levels even where the property lies outside of the village or town limits.

Renovation

Planning permission is not required if the property is basically habitable, unless you are intending to make significant extensions. Generally speaking, the size may not be increased beyond 70-80% of the plot size, usually to a maximum of 400 m2. Renovating an old stone house or ruin can be less expensive than building a new property. In terms of cost, you should generally budget to spend as much on the renovation as you paid for the original property. Renovation is not difficult, but keep in mind that the finished property must fall within the earthquake protection regulations, just as with a new property. A reputable builder will give you an estimate, and you will make staged payments as each phase of the renovation is completed.