This blog is created to inform international landowners as accurately as possible based on the official decree and news reports available at the time of writing (May 2025). No rights can be derived from its content. Always consult a qualified lawyer and engineer for the most up-to-date and relevant legal advice for your property.

Introduction: Legal Clarity – and Market Uncertainty

On April 15, 2025, Greece introduced a new zoning framework through Presidential Decree 129/2025 (ΦΕΚ Δ’ 194/15.04.2025), bringing major changes to how villages with fewer than 2,000 residents are defined and regulated. The decree introduces uniform criteria for determining the boundaries, land use, and building rights of over 10,000 rural settlements across Greece, including many on Karpathos.

This development has serious consequences for anyone owning or planning to buy land in or near these small villages, especially when it comes to building eligibility.

What the Decree Does

The full title of ΠΔ 129/2025 translates roughly as:

"Determination of criteria, procedures and methods for delineating the boundaries of settlements with fewer than 2,000 inhabitants, including those existing before 1923, and the establishment of land use designations and general construction conditions and restrictions.”

In plain terms, it introduces:

• A standardized zoning system for all small settlements.

• A new definition of what counts as a buildable plot.

• Clear guidelines on what areas are excluded from development.

For many properties, this means a shift from being considered legal and buildable (“άρτιο”) to “εκτός σχεδίου”, officially outside the plan, and thus non-buildable.

The New Village Zoning Structure

The decree divides land into the following zones:

Zone A – Historical Core (Pre-1923)

This includes the oldest parts of the village, such as traditional homes, churches, and squares. Construction is allowed here, but must respect architectural heritage and local styles.

Zone B – Densely Built Areas (1923–1983)

These are built-up areas that expanded until 1983. Building is allowed under specific conditions.

Zone B1 – Sparsely Built Plots (1923–1983)

Scattered buildings from this period also fall under regulation but have similar rules as Zone B.

Outside the Plan – Post-1983 Additions Without Approval

Plots that were unofficially treated as part of a village, without proper approval or mapping, are now explicitly excluded from development, even if locals always believed them to be part of the village.

"Plots previously thought to belong to a settlement 'because that's how it was known' are no longer recognized unless they were officially approved by Presidential Decree or mapping." – karfitsa.gr

Can You Still Build? New Criteria for Legal Construction

To be considered buildable in Zones B or B1, a plot must:

• Be between 300 m² and 2,000 m² in size.

• Have at least 10 meters of frontage on a public road.

If your land does not meet both requirements, it is not eligible for new construction. The decree is clear:

"Only plots with surface area between 300–2,000 m² and a minimum frontage of 10m on a public road are considered buildable." – ecopress.gr

Even small technicalities matter. A plot of 250 m² with no road contact is now officially “εκτός σχεδίου” and cannot receive a new building permit — regardless of location.

Examples:

✅ 400 m² plot, with 12 m of road frontage in Zone B1 = Buildable
❌ 250 m² plot, with 8 m frontage in Zone B = Not buildable

What About Zone A?

Zone A is treated more leniently. Properties here generally retain their historical building rights, particularly if there was prior permission. However, even here, new constructions must align with the traditional character of the village.

What About Land Outside the Boundaries?

If your land falls outside the newly defined settlement borders, it’s now considered non-buildable, except if you already hold a valid and active building permit.

"If a plot is located outside the village plan and lacks sufficient justification for being included, it loses its building rights." – ethnos.gr

The decree strictly excludes:

• Forests and reforested land

• Archaeological zones and monuments

• National parks and nature protection zones

• Coastal zones and infrastructure areas (e.g., roads, railways)

• Unstable geological areas (e.g., cliffs or landslide zones)

• Highly productive farmland

These areas cannot be included within village boundaries, no exceptions.

What Should Landowners Do Now?

If you own land in or near a small village on Karpathos, this decree may affect your ability to build. Here’s what you should do:

1. Check your zone: Find out whether your land is in Zone A, B, B1 or outside the plan.

2. Measure your plot: Ensure it's between 300–2,000 m² and has at least 10 m officially recognized road contact.

3. Review legal titles: Have your deeds and maps reviewed by a certified surveyor or engineer.

4. Ask for exemptions: If you're unsure, you can file a reassessment request (“αναθεωρητική αίτηση”) with local authorities.

5. Act collectively: Landowners can push for local or regional planning adjustments (TPΣ/ΠΕΧ), which may offer more flexibility.

Real Market Implications on Karpathos

This new decree is already sending shockwaves through the property market on Karpathos:

• Plot sales have slowed down due to legal uncertainty.

• Existing houses have become more valuable, especially in scenic or remote areas, because new houses will be harder to build.

• Plots with an active building permit (prior to April 15, 2025) are now considered premium, as construction can still proceed under the old framework, provided the permit remains valid.

Until the municipality finalizes its own maps and zoning boundaries, which is expected by June 2025 according to local sources, there will be a general freeze on transactions and permits in many rural areas.

“Only after the new Presidential Decrees and maps are published for each village will we know for sure which land is inside or outside the plan.”

Conclusion: Time to Take Action

While Presidential Decree 129/2025 aims to bring legal clarity, it also introduces strict new limitations. If your land is under 2,000 m² or lacks road access, you could lose building rights, unless you act now.

Work closely with your engineer, lawyer, and local authorities to:

• Understand the zoning implications

• Preserve any existing rights

• Possibly join collective actions to revise or clarify the village plan

The rules have changed, and knowledge is now your most valuable asset as a landowner in rural Greece.