1. Unclear or disputed ownership

If the ownership status is not 100% clean,
there is no negotiation.

Common issues include:

• inheritance disputes,

• multiple co-owners disagreeing,

• unclear boundaries,

• mistakes in the Cadastre,

• historical claims or encroachments.

A plot with unclear ownership may never be legally sellable or buildable.

2. Forest land, streams, or protected zones

A plot may look clean but still be:

• partly inside a forest map,

• bordering a stream,

• located on a former streambed,

• inside a Natura or protected zone.

These restrictions can drastically limit — or outright prohibit — construction.

3. “Artiο” does NOT mean buildable

In Greek planning terms, a plot can be:

• αρτιο (meets size/width requirements)
  but not buildable,
  or buildable only with a deviation, which may change in the future.

Only a licensed engineer with an on-site inspection can confirm buildability.
Not the seller, not the ad, not Google Maps.

4. High water table or poor soil quality

Issues such as:

• a high water table,

• unstable or sandy soil,

• the need for deep foundations or piles,

can increase construction costs by 30–40%.
This is one of the most common hidden budget risks.

5. Illegal or unregistered structures on the plot

Old sheds, small houses, storerooms, or extensions that:

• have no permit,

• have not been legalized,

• do not appear in any plans,

can block the issuance of a new building permit and require costly legalization.

6. Easements (right of passage, utilities, pipelines)

If your plot contains:

• someone else’s access path,

• a water or sewage pipe,

• power or telecom lines,

• any third-party right of use,

your property rights — and buildability — are limited.
It also reduces future resale value.

7. Poor road access (narrow, steep, unsuitable for emergency vehicles)

If the access road is:

• too narrow,

• too steep,

• impossible for fire trucks or construction vehicles,

you will face issues with:

• permits,

• safety requirements,

• everyday usability,

• and future marketability.

8. Lack of essential utilities (water, electricity, sewage)

Before buying, you must confirm:

• Is water already connected?

• How far is the nearest power line?

• Does the area have sewage or only septic tanks?

• Is there storm-water drainage?

Utility extensions can cost thousands — and delay a project for months.

9. Theoretical buildability ≠ actual buildability (merged point)

One of the biggest misconceptions.

Just because zoning allows 600 m² of theoretical buildability
does not mean you can actually construct 600 m².

Actual buildable area is affected by:

• maximum coverage,

• setback distances (2.5–5 m),

• height restrictions,

• mandatory green areas (praxis),

• the plot’s geometry (narrow, triangular, irregular).

Typical real outcome:

• Theoretical buildability → 600 m²

• Realistic construction potential → 380–430 m²

Always request a formal buildability study from an engineer before committing to a purchase.

10. Unclassified road → land loss and reduced buildability

Many buyers think that “the plot faces a road” means everything is legal.

Not true.

If the road is:

• unclassified,

• not officially opened,

• inside a pending land-readjustment plan (Πράξη Εφαρμογής),

• agricultural or informal,

then the municipality may require:

• land contribution,

• loss of usable area,

• reduced building rights,

• delays in permit issuance.

This is one of the most common traps in Greek land purchases.

11. Archaeological zone or high chance of findings

In areas of archaeological interest:

• permits may take 6–24 months,

• trial excavations may be required,

• restrictions on basements or building height may apply,

• and in extreme cases the plot may be declared partially or fully non-buildable.

This is one of the highest-risk scenarios when buying land in Greece.

How to Protect Yourself — The 5-Step Safety Protocol

Before signing any agreement or paying any deposit:

✔ 1. On-site inspection by a licensed engineer

Never rely on Google Maps or seller claims.

✔ 2. Full legal check of ownership

Cadastre, land registry, easements, boundaries.

✔ 3. Full planning & zoning check

Buildability, coverage, setbacks, height, protected zones.

✔ 4. Access & utilities check

Road width, slope, water, electricity, sewage.

✔ 5. Work with a professional real estate agency

that understands land development and can identify red flags before you discover them the hard way.

How Poli Real Estate Helps Buyers

Poli Real Estate provides:

• complete due-diligence before you commit,

• collaboration with top engineers & legal experts,

• full buildability analysis (real, not theoretical),

• checks for access, roads, utilities, forest maps & archaeology,

• guidance for residential or investment development.

Buying land in Greece rewards informed buyers —
and punishes rushed decisions.

With the right guidance, it can become one of the smartest long-term investments of your life.