Your essential guide to building in Corfu

The idea of building your own home in Corfu is a dream many share. Imagine a summer villa with sweeping sea views, a cosy family house surrounded by olive groves, or a relaxing retreat in a traditional village. Corfu offers endless possibilities, but when it comes to construction, Greece has its own unique set of challenges.

Building in Corfu can be a rewarding journey, but it is also complex. Regulations change frequently, bureaucracy can be unpredictable – that is why working with somebody who has local knowledge is essential. Whether you are planning a permanent residence, a holiday getaway, or an investment property, understanding the process and having a local partner like Corfuhomefinders will save you both time and money.

That’s why we created a helpful guide for you, which explores the most important aspects of building in Corfu – from land regulations to permits, preparation, and choosing the right team.

Understanding the regulations

If there’s one thing to know about building in Corfu, it’s this: regulations are constantly evolving. Over the past two years, Greece has updated its building laws several times, and what was once considered a “buildable plot” may no longer qualify today. Here are some key points to know:

✓ Individual plot research is essential: Only a licensed engineer can confirm whether a specific plot of land can be built on.

✓ Conflicting opinions are common: You may consult two different engineers and receive two completely different answers. This doesn’t mean one is wrong – the law itself is often open to interpretation.

✓ Regulations are not fully defined yet: Some rules remain in a transitional state, which means changes are still being clarified at the government level.

For foreign buyers, this can be confusing, that is why we strongly recommend having a local partner like us who can lead you through all of these issues. At Corfuhomefinders, we believe in being transparent about these challenges from the very beginning, so you have realistic expectations before committing to a plot.

Preparation: key questions to ask yourself

Before signing contracts or applying for permits, it’s worth reflecting on some practical questions. These will guide your decisions and help you avoid expensive mistakes:

1. What is my total budget? Beyond the price of the land and construction, remember to include legal fees, taxes, permits, and future maintenance costs.

2. What type of location do I want? A sea view is often the dream, but it isn’t the only option. Homes in mountain villages or near olive groves can offer privacy, natural beauty, and sometimes more value for money.

3. What size plot do I need? Larger plots sound appealing, but maintaining them (for example, with a lot of olive trees) requires time and ongoing expense.

4. What will this home be used for? Bear in mind that:
✓ A permanent residence may need different design considerations compared to a seasonal holiday home.
✓ ​An investment or rental property should be planned with guests and maintenance in mind.

Taking the time to answer these questions will help you avoid regrets later.

The importance of working with the right team

Building in Corfu is not a process you should attempt alone. A reliable team is crucial, and each member plays a different role:

✓ Real estate company:  We will provide you with a variety of available lands for sale options. We help you identify suitable areas, explain zoning rules, and connect you with trusted professionals like engineers, lawyers, and construction companies, who know how to work within Greek regulations.

✓ Engineer: Verifies whether the land is buildable, designs the building plans, and ensures everything complies with regulations.

✓ Lawyer: Reviews ownership documents, checks for debts or legal complications, and safeguards your purchase.

✓ Construction company: Transforms your vision into reality, handling the practical aspects of building.

Without a strong team, projects can face unnecessary delays or even come to a standstill. With the right guidance, the process becomes much smoother, so don’t hesitate to contact us.

Zoning rules and urban planning

In Greece, the building allowance depends heavily on whether the plot is located within or outside an urban plan:

✓ Urban or village zones: Smaller plots may still allow a relatively high building percentage, making them attractive for those who want a house without needing acres of land.
✓ Out-of-plan areas: Generally, you need at least 4,000 m² to build. However, these rules are subject to change, and smaller allowances may apply depending on location.

One key point to remember: rules that apply today may not apply tomorrow. For example, some allowances for out-of-plan plots have already been reduced in recent years. This uncertainty is why professional guidance is not just helpful but essential.

Building permits in Corfu 

Not all plots come with the same status regarding building permits. Understanding the difference will affect both your budget and timeline:

1. Plots without a permit

✓ You must apply for a new building permit, which involves submitting plans and waiting for approval.

✓ This process can take months, depending on local bureaucracy.

2. Plots with pre-approval

✓ The first stage of paperwork is already complete.

✓ You can still make changes to the design, but additional steps will be required.

3. Plots with a full permit issued

✓ Construction can begin almost immediately.

✓ While modifications are possible, they may come with extra costs and delays.

At Corfuhomefinders, we always make sure you know which category a plot falls into before you make a decision.

Common challenges buyers face

Building in Greece isn’t always straightforward. As mentioned before, our goal is to be transparent and help you understand the process as much as possible. That’s why we’re sharing some common difficulties buyers are facing:

✓ Unexpected costs: Maintenance, taxes, and legal fees are often underestimated.

✓ Changing regulations: What’s legal today may not be tomorrow.

✓ Misleading information: Some individual sellers or even other real estate companies advertise plots as “buildable” when, in fact, they are not.

✓ Time delays: Permits and approvals may take longer than expected.

Being aware of these challenges from the beginning helps you prepare and ensures you have realistic expectations.

Why work with a trusted local real estate company?

While lawyers and engineers are indispensable, a real estate company like Corfuhomefinders plays a unique role:

✓ We know the island: From the bustling centre of Corfu Town to quiet villages in the north and south, we understand the lifestyle and building opportunities in each area.

✓ We guide you to the right location: Not every sea view is practical, and not every plot is suitable for long-term living.

✓ We prioritise transparency: Instead of just telling you what you want to hear, we explain the real challenges of building in Greece.

✓ We connect you with trusted professionals: Engineers, lawyers, and construction companies with proven experience.

Our main strengths are – local expertise gained from long experience working on this island and global standards, which come from our highly valuable partnership with Hamptons, well-known global leaders in the real estate business for over 155 years.

Turning your dream into reality

Building a home in Corfu is a dream worth pursuing, but it’s a vision that requires preparation, patience, and the right guidance. Regulations are complex, permits vary, and maintenance costs can add up. Yet with the right team by your side, the process becomes manageable and even enjoyable.

At Corfuhomefinders, we help you navigate every step, from choosing the right plot to working with engineers and understanding the latest regulations. Our goal is to give you confidence and clarity, so your vision of a home in Corfu doesn’t remain just a dream but becomes a reality.