Intro
Real estate is an investment of both money and of time – by investing in research time early on, you will improve your chances of making the right choice.
During your search for a plot, you will face universal question and site-specific ones, and you may find that preferences you thought were just yours are actually shared by many others.
The first step is clarifying what you really want from a home. For example: do you prefer enjoying a gin and tonic while watching the stars soundtracked by waves of the sea? Or is your priority proximity to lively nightlife? Be clear on what your non-negotiables are before you begin to look at land.
The old saying ‘do not forget the three Ls: location, location, location!’ is always relevant.
Analysing a plot isn’t a linear path: what follows is an attempt to identify the crucial factors in the selection process based on my experiences from many years of collaboration with real estate agents and clients to find and develop plots.
We are very happy to help you avoid pitfalls – please feel free to contact us – we would love to hear about your project.
Generic Factors
1. Landscape
The view from a plot is determined by orientation, slope and adjacent properties. When first visiting a plot, you might enjoy an unobstructed view, but this might not be the case forever – if someone builds on an adjacent property, how will it impact your view?
A sloping plot is likely to have life-long unobstructed views but will create more complex and expensive circumstances for construction. Meanwhile, a flat plot will be cheaper and easier to build on, but future construction on adjacent plots could radically affect and transform the view.
2. Οrientation
The orientation of your site will relate to both your personal aesthetics and your lifestyle and will also affect how your architect can design your property. See below indicative examples: To minimise the cost of heating and cooling, you should select an orientation accordingly. If your objective is maximum solar gain, the construction should be located, oriented and designed to maximise south-facing windows. The building would also ideally be designed with a shallow east-west floor plan, which may not possible if the site is narrow. Proximity to neighbouring buildings and trees will also affect the level of solar gain. Always keep the prevailing winds of the particular site in mind.
3. Mainland or island
This will be key to accessibility, especially in the case of a small island where the weather can create obstacles to visiting during the winter months. Conversely, this level of seclusion may in fact be more preferable in terms of creating a real getaway.
4. Touristic or off the beaten track?
Areas with more visitors tend to be easier to access, by plane or by ferry – and even by car as the road network is probably better developed than it would be a less know area in quieter regions. This will also affect the cost, quality and means of transport available.
5. Mountainous, plain or seaside plot
Consider your desires, inclinations, and tendencies for outdoor activities, and the season during which you plan to use the property:
- In mountainous regions, the accessibility of the plot during winter should be considered.
- In forest regions, the history of fire in the area should be researched, as it could entail legal complications for construction permits.
- For seaside plots, the distance of the plot and in particular the building line from the sea is crucial in regard to the ability to build. The plot’s relation to the coastline must be fully ascertained before purchase because the law is strict, and the process could take at least a year with an outcome that cannot easily be predicted.
6. Outside or inside village
If you select a plot inside a village you might want to think about the distance to the centre or the edge of the village, the proximity to facilities like schools, churches, medical centres and pharmacies – all of these factors will impact noise and surrounding activity.
For plots outside a village, you will want to look at the size, legal restrictions on what can be built, proximity to public transport, noise sources, accessibility, surrounding outdoor space, and proximity to municipal infrastructure such as electricity, water supply and telecommunications.
7. Proximity to archaeological sites
Greece is well-known for its extraordinary archaeological sites, and thousands of tourists visit annually to see treasures from the past. So, you should always request a full certification from the Greek Archaeological Service via the seller, that confirms the plot is possible to build on.
8. Noise
A variety of noise sources can impact your vacation and you need to detect them before buying the property. A few to consider
- Nightlife – a neighboring village, a touristic area with intense nightlife or any other attractions can create noise pollution. Adjacent buildings and properties, both private and communal can also be noise sources and it is also important to try and find out about future plans for construction in the vicinity.
- Beach noise – If a plot is situated close to the sea, consider the noise made by swimmers and beach bars.
- Traffic Noise – this will affect the value of the property: of course, you will avoid highways close to your vacation spot, but you should also consider plans for future highways nearby.
- Other noise sources – Is your plot close to a commercial or military airport? What about less obvious sources of noise? When visiting plots, take time to listen out for sounds in the distance, or sounds you cannot identify. Are there any municipal sewage works or wind turbines nearby?
Regulation and technical issues
9. Zoning laws
What can or cannot be built on a specific piece of land is regulated by zoning laws that define different categories of land use. Before purchasing a piece of land, you have to be sure that you are allowed to build there – you should also check the zoning regulations concerning adjacent plots.
10. Water and road networks
Problems concerning water access or connection to the sewage system and lack of other basic utilities could increase the building, running and maintenance cost.
The absence of an existing water supply will escalate operational expenses, while proximity to existing streams may impose building restrictions. It’s important to note that you cannot drill a well on all plots
Connection to the road network affects building permit issues; according to the type and width of an adjacent road, permission to build may not be granted.
Access to a road network is advantageous, but it is important to consider which road can be accessed, where it is in relation to the location of the plot and at what distance. There are some negative plot-road relations that have therefore to be examined case by case.
11. Utilities and building costs
Electricity and water bills need to be paid immediately after the initiation of the construction phase. Keep in mind the extra costs of bringing electricity to the plot and installing a septic tank.
12. Common Ownership Issues
Especially important if buying a plot in a subdivision, you should consider the factor of privacy. Covenants, conditions and restrictions are crucial and must be studied in advance. Especially in case of existing properties, regulations concerning the specific settlement should be taken into consideration.
13. Legalization of existing properties
If you are renovating an existing building, you should confirm in advance if official permission was granted to the previous owners. As the new owner of the site, you will be liable and could face a hefty fine to legalise your building, even for works done in the past.
14. Assembling a team
Always collaborate with professional and registered real estate agents and be sure to speak to more than one so you can get a sense of the different areas they represent.
Equally, you should hire a surveyor before purchasing, and ask them to verify the exact limits of the land, to clearly define your property line and to confirm the total size and building potential of the plot. Ask also for the building regulations and restrictions to be mentioned on the site plan.
You will also need a lawyer and a notary public to confirm if there are any legal inheritance issues concerning the plot.
Conclusion
Navigating your path
You are now equipped with essential information to steer your path towards selecting a vacation plot in Greece. While this list may seem extensive, remain optimistic! It is entirely achievable, with many having successfully navigated it before you.
This guide aims to help you prepare for all eventualities during the decision-making process and protect you from potential pitfalls. The most important rule is to always negotiate with registered real estate agents. You may want to consider hiring an advisor, who know your needs and has no vested interest in selling you a particular plot.
Hopefully this guide is useful – of course each case is unique and different factors may come into play. I am always happy to discuss your exciting journey in finding the perfect plot helping you from the perspective of an architect. You can get in touch with me by email, or by phone.
Making the correct decision can lead to significant savings in both euros and time, sparing you from weeks of lost time and the frustration of realizing that a crucial factor was overlooked.