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Buying land in Corfu, what 'buildable' really means
Not every plot in Corfu can be built on. Here's how to read the zoning rules before you make an offer.
Inside vs. outside the village zone
Plots inside the official village boundary (entos oikismou) can usually be built on with fewer restrictions and on smaller surface areas.
Outside the village (ektos oikismou) the standard rule requires a minimum of 4,000 m² of agricultural land to build a house. The old 'by exception' route that let smaller off-plan plots (down to 750 to 2,000 m² in some cases) qualify has been effectively closed after Council of State decisions 176/2023 and 177/2023, and the new Spatial & Urban Planning Code (Law 5306/2026) confirms the stricter framework. In practice, off-plan plots below 4,000 m² can no longer be relied on to obtain a building permit.
Coverage and height limits
Each plot has a maximum building coverage (kalipsi) and total built area (domisi). A typical 4,000 m² agricultural plot allows around 200 m² of built area on two floors, subject to the coefficients set by the current Code.
Access, water & electricity
Check that the plot has road access (or a legally registered right of way), and how far the nearest water and electricity connections are, extending utilities can add tens of thousands of euros to a project.
Last updated July 2026. This guide is for information only and does not constitute legal advice, always consult a qualified Greek lawyer for your specific situation.
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