Renovating a Property in Greece

Renovating property in Greece is rarely just about aesthetics. Whether you are updating an apartment, restoring a village house, or upgrading a villa, renovation is tightly connected to planning law, permit thresholds, and the original legal status of the building. Cost overruns and legal issues usually come from misunderstanding what counts as “simple renovation” and what legally qualifies as construction.

This guide explains what you are allowed to renovate in Greece, when permits are required, and what renovation really costs in practice, using real figures and real-world scenarios.

The First Check: Is the Existing Building Fully Legal?

Before any renovation planning, the legal status of the property must be confirmed.

Many buildings include:

• enclosed balconies
• extended rooms
• converted basements or storage spaces
• layout changes affecting official square meters

If a building is not fully legal:

• certain permits cannot be issued
• financing or resale may be blocked
• renovation scope may be limited

If legalization is possible, it usually must be completed before renovation permits are issued.

What Renovation You Can Do Without a Full Building Permit

Greek law distinguishes between levels of renovation. Scope matters more than intent.

Works that usually do not require a full building permit (but may require notification or minor approval) include:

• interior finishes
• bathroom and kitchen replacement
• flooring
• painting
• limited non-structural interior partitions

Even here, removing walls or changing layout can easily cross into permit territory.

Renovations That Require Formal Approval or a Small-Scale Permit

These typically include:

• replacement of windows or doors that alter the façade
• exterior insulation systems
• pergolas or shading structures
• roof repairs without structural changes
• moderate internal reconfiguration

These works still require submission by a licensed engineer and formal approval.

Renovations That Require a Full Building Permit

A full permit is required for:

• structural changes
• extensions
• additional floors
• roof height changes
• swimming pools
• major façade modifications
• change of use (for example storage to residential)
• any increase in legal square meters

Many owners unintentionally cross this line and only discover it after work has started.

Location Matters: Where the Property Is Changes What You Can Renovate

Inside a town plan (entos schediou):

• renovations are more flexible
• extensions are possible only if unused building coefficient exists
• height and coverage limits still apply
   If the building has exhausted its legal allowance, expansion is not possible.

Inside settlement boundaries (entos oikismou):

• height is usually limited to two floors
• architectural restrictions are common
• extensions are often limited or prohibited
   In traditional settlements, even façade and roof materials may be regulated.

Outside town plans (ektos schediou):

• renovation is often limited to repair
• extensions are frequently prohibited
• unauthorized additions are usually non-legalizable
   Many out-of-plan renovations are legally “maintenance only”.

Renovation vs Reconstruction: A Costly Legal Trap

Renovation preserves the existing building.

Reconstruction involves:

• demolition and rebuild
• major structural replacement
• changes to volume, height, or footprint

Reconstruction usually forces the building to comply with current planning law, which can:

• reduce allowed square meters
• eliminate older exemptions
• block previously assumed rights

Many owners lose building rights by unintentionally triggering reconstruction rules.

Real Renovation Costs in Greece (What Owners Actually Pay)

Renovation cost depends on depth, location, and building condition. Below are realistic ranges commonly encountered in Greece.

Basic interior renovation (cosmetic):

• scope: floors, bathroom/kitchen replacement, painting, minor plumbing/electrical
• typical cost: 300–600 €/m²
  Common for apartments and short-term rental refreshes.

Medium renovation (functional upgrade):

• scope: full bathrooms and kitchens, new electrical and plumbing, windows, limited layout changes
• typical cost: 600–1,000 €/m²
  This is the most common renovation category.

Full renovation (older properties):

• scope: full MEP replacement, insulation, roof work, façade repair, partial structural reinforcement
• typical cost: 1,000–1,500 €/m²
  Very common in village houses and older buildings.

High-end or villa renovation:

• scope: custom finishes, architectural redesign, pools, landscaping
• typical cost: 1,500–2,500 €/m² and above
  Costs rise sharply on islands and difficult-access sites.

Costs That Are Almost Always Underestimated

Beyond construction, owners must budget for:

Engineering studies and permits:

• typically 3,000–10,000 €+, depending on scope

Legalization of unauthorized works:

• fines vary
• often several thousand euros
• plus engineer fees

Utility upgrades:

• electrical upgrades: 1,000–3,000 €
• water/sewage connections: varies by municipality

Hidden structural issues:

• common in older buildings
• can add 10–30% to total budget

Most “cheap renovations” fail because these costs were ignored.

Renovation for Tourism or Hotel Use

Renovating for tourism introduces additional constraints.

For licensed tourist accommodation or hotels:

• minimum room sizes apply
• accessibility requirements may be triggered
• parking rules may apply
• layout must comply with licensing standards

A renovation that is legal for residential use may be illegal for tourism use.

Use must always be checked before works begin.

Where Renovations Go Wrong Most Often

The most common mistakes are:

• starting work before permits
• assuming small changes are irrelevant
• skipping legalization
• budgeting only construction costs
• relying on contractors instead of engineers

Once illegal work is done, options become limited and expensive.

Who Must Be Involved in Any Serious Renovation

A proper renovation requires:

• civil engineer (legality and permits)
• architect (design within limits)
• contractor (after approvals)
• lawyer if legalization or disputes exist

Renovation without professional oversight is the fastest way to lose money.