Renovating a house on Karpathos is something many buyers end up doing, because a large part of what is for sale is an old house that needs work. We rebuilt our own house here, so we know how much planning it takes. Below we explain which permit you need, what building costs today and what we learned along the way.

This article reflects the rules and prices in October 2026.

Which permit do you need?

In Greece the type of permit depends on what you change. Always ask a licensed Greek architect or engineer before you start, because work without the right permit can lead to fines and problems when you sell.

• Very small work, such as painting inside or replacing a kitchen, often needs no permit at all.
• Work that doesn't touch the structure or make the house bigger needs a small-scale works approval (Έγκριση Εργασιών Μικρής Κλίμακας). That covers for example an interior renovation that keeps the load-bearing walls, facade repairs, insulation, solar panels and a pergola. An engineer submits it, and it is valid for one year.
• Structural changes, an extension, a new house or a swimming pool need a full building permit (Οικοδομική Άδεια). That needs full plans, structural calculations and an energy study. If the documents are complete, processing takes up to 45 working days. The permit is valid for four years for a house.

In traditional villages such as Olympos, new work also has to fit the traditional style of the village.

Our own renovation

We bought our house in 2018 and first lived in it as it was. After we moved to Karpathos for good, we started renovating in 2022. Through local friends we found an architect from Karpathos who lives and works in Athens and also does projects on the island, with builders from Athens. That cost extra, because the builders had to come over. But they took our house down and rebuilt it in three and a half months.

The insulation we had done by a local team. That alone took more than four weeks, because they worked on several jobs at the same time. That is typical for the island: good local builders are busy, and it can take a long time before they can start or finish.

What does renovating cost?

Building has become more expensive all over Greece. Building materials alone went up by almost 12% between October 2021 and October 2022, and prices are still rising. A new house currently costs around €2,500 per m² including the land. For a full renovation, recent price guides give around €850 to €1,200 per m² in Athens and €700 to €2,000 per m² on Crete. On Karpathos you should count on the top of that range, especially if the house is stripped back to its frame and gets new windows, a new bathroom and a new kitchen.

On an island everything costs more than on the mainland. A lot of material comes by ferry, and specialists often have to travel to the island.

Tips for renovating on Karpathos

• Find your architect or engineer before you buy. Let them check the house and tell you what you can and can't change.
• Plan for delays. Materials can take weeks to arrive, and local builders often work on several jobs at the same time.
• Get quotes in writing, with what is and isn't included.
• Think about the wind and the salt air. Choose materials that can handle them, and insulate well. It keeps the house cool in summer and warm in winter.
• If you are not on the island during the work, make sure someone you trust checks the progress.

Contact details of architects and builders on the island are on our resources page.

Renovate or build new?

The costs are closer than many people think. Take a village house of 80 m² in the mountains. At around €1,000 per m² you pay about €80,000 for the house. A full renovation at €1,500 to €2,000 per m² adds €120,000 to €160,000. In total that is €200,000 to €240,000.

Building new starts at around €2,500 per m² including the land, so about €200,000 for the same size. On Karpathos that is a tight budget. Materials have become expensive, and the price goes up quickly with every choice you make: plastic or wooden window frames, how well you insulate, or a swimming pool.

So the price alone doesn't decide it. Renovating has a few clear advantages:

• The house is already there. You don't need to find a buildable plot, and outside a village a plot needs at least 4,000 m² that is not forest land. On top of that, no new building permits are being issued at the moment.
• If you keep the structure, a small-scale works approval is often enough instead of a full building permit.
• You live inside a village, in a spot where you often can't build new anymore.
• Not every house has to be stripped completely. A lighter renovation costs a lot less.

Building new gives you a house exactly the way you want it, with modern insulation and a layout that suits you, but it takes longer and the budget is harder to keep under control. Buying a plot is explained in buying a plot on Karpathos.

Right now building new is not possible anyway, unless the plot already has a valid building permit. No new building permits are being issued on Karpathos, because it first has to be settled which land lies inside or outside the village limits and which roads count as official roads. We explain this in building rules in Karpathos villages.

Buying a house to renovate

An old house that needs work is often the most affordable way to buy on Karpathos. Before you buy, ask an engineer to check the structure and whether the house has illegal parts that need to be legalised first. Add the renovation costs to the price, so you know what the house really costs you. How buying works is explained in how to buy property on Karpathos, and houses for sale are on our properties page.

Frequently asked questions

Do I need a permit to renovate a house in Greece?

That depends on the work. Painting or a new kitchen usually needs no permit. Work that doesn't touch the structure needs a small-scale works approval, and structural changes or an extension need a full building permit.

How long does a renovation on Karpathos take?

That depends on the builders and the size of the job. Our house was rebuilt in three and a half months by builders from Athens. With local builders who work on several jobs at once, it often takes longer.

What does it cost to renovate a house on Karpathos?

A full renovation costs around €700 to €2,000 per m² on Crete, and on Karpathos you should count on the top of that range. Building new costs around €2,500 per m² including the land. Smaller jobs cost less, but everything on an island is more expensive than on the mainland.

Do I need an architect to renovate in Greece?

For anything that needs an approval or permit, yes. A licensed architect or engineer has to submit the application.

This article is general information, not legal advice. Always ask a licensed Greek architect or engineer about your specific house.