Greece is advancing a broad overhaul of its planning rules as the Ministry of Environment and Energy (YPEN) implements new deadlines, extensions, and strengthened building restrictions across multiple areas.
The initiative touches nearly every aspect of the country’s building framework—from how illegal structures are legalized to where development is prohibited. Central to the new measures are expanded construction freezes on islands such as Mykonos and Santorini, which continue to face significant environmental and development pressures.
These updates are included in a new regulatory package currently open for public consultation until next Wednesday. One of the most notable changes is the continuation of the ban on out-of-plan construction in Mykonos, now expected to remain in force through the end of 2026, extending the previous deadline by one year.
Greece Extends Building Restrictions on Mykonos Amid Development Pressures
Mykonos has come under intensified scrutiny after a series of confrontations connected to unauthorized development. The situation escalated in 2023 when an archaeologist from the Cyclades Antiquities Authority was attacked after uncovering illegal building activity on the island.
The incident prompted authorities to suspend new building permits until the island’s Special Urban Plan (EPS) is finalized. Under the proposed framework, this freeze will continue throughout next year, keeping the moratorium on new approvals in place.
Greece Maintains Strict Building Restrictions on Santorini Through 2026
Santorini will remain subject to similar construction limits. Building permits will stay suspended until the island completes its Special Urban Plan, with a final cutoff of December 31, 2026. The restrictions apply to new buildings, additions, swimming pools, and any form of water-related infrastructure within the broader Caldera zone, including both Thera and Thirassia.
In Attica, YPEN plans to prolong the construction ban on Mount Hymettus and within the Metropolitan Parks of Goudi and Ilisia. The extension runs until December 31, 2026, covering all forms of building activity from pre-approvals to full construction permits.
These restrictions will remain in place until a new Presidential Decree defining Hymettus’ protection standards is issued, replacing the 2011 decree that was annulled by the Council of State in 2017.
Longer deadlines for legalizing unauthorized structures
The ministry is also giving property owners additional time to resolve unauthorized construction issues. The deadline to legalize unapproved buildings or land-use changes under Law 4495/2017 is extended to December 31, 2027. All supporting documentation deadlines will be extended by an additional 36 months. Older legalization systems under Laws 4178/2013 and 4014/2011 are also included.
In the protected Evros Delta, illegal structures may be legalized until December 31, 2026. During this period, demolition orders and financial penalties will be suspended. Another measure states that unauthorized buildings completed up to October 31, 2025 will not require a “legalization permit,” provided they comply with current or past zoning rules.
Additional time granted for active building permits
A major component of the new framework focuses on extending the validity of existing building permits. Projects with a completed structural framework—where only exterior elements remain unfinished—will receive one- to two-year extensions.
These extensions apply to permits issued under Law 2831/2000, as well as older permits and revisions issued before March 2012 or 2017, depending on the category.
In addition, the mandatory relocation of fuel stations, LPG facilities, and natural gas installations is postponed until December 31, 2026.
Adjusted timelines for out of plan construction requests
For properties outside approved urban plans, the deadline to obtain written certification from the local Building Service (YDOM) is extended to June 30, 2026. This applies to all cases where a building permit or pre-approval application was filed by December 31, 2024. Existing pre-approvals will remain valid until June 30, 2026, regardless of their original expiration dates.
These rules mainly affect older parcels subdivided before 1978, ranging from 750 square meters to two hectares. Required road frontage varies between 10 and 25 meters depending on whether the land borders national, regional, municipal, or abandoned roads—or is adjacent to railway lines.
