Ground Floor Residential Apartment
2 Floor Stone Villa by the Waterfront
2 Floor Villa with an Attic
3 Villas in Kokkari
2 Floor Villa with Swimming Pool
2 Floor Villa in Vourliotes Samos
The best on design and construction of Villas and Vacation Residencies
- Design and build your house | Villa | Vacation Residency on the beautiful island of Samos GR
- Building permits, architectural building design and engineering construction of your house or island villa, on the islands of Samos and Ikaria, as well as land and building cost evaluation and market value evaluation reports for any purposes.
- Remodelling and renovation on existing houses on Samos Island.
Architectural design and engineering construction on your newly bought land or you newly bought traditional house that needs repair, renovation.
Here you will find all the essential information concerning construction on the Greek Islands.
Contact us about anything you need to know around Real Estate and constructing houses in Greece.
If you are a current resident, our expert engineers and building advisors can help you in any circumstance.
We can provide you with detailed info on what to do and to expect should you decide to build your own house.
Samos Housing undertakes the whole process of constructing your new house.
As soon as you are excited about the design plans, we undertake the whole process and deliver you a brand new house which you will call home.
Construction on Samos
What you need to know about building construction on Samos Greece
“I want to have an ‘Eat, Pray, Love’ experience where I drop off the face of the planet and move to Greece”
General Guidelines on Town and Village Plots
•In Samos there are many planning zones called (oikismoi), which are mostly villages or areas right next to
Samos Town, Karlovasi and Pythagoreion.
On a piece of land in that planning zone you are able to build up to 240 m2 or 2.583,34 ft2 or on some villages like Ano vathi 400 m2 or 4305 ft2 of housing. These are the most common scenarios on plots in Villages .
However, if the land is larger than 2000 m2 or 21527 ft2, in most cases,then you will be able to divide the land and build even more housing facilities say, up to 800 m2 or 8611 ft2. If the land of your choice is within the limits of Samos Town, Karlovasi or Pythagoreion the maximum allowed construction is considerably more.
If the land of your choice is very small say a 100 m2 or 1076 ft2, then the maximum allowed construction depends on construction coefficient ie Building Allowance (Sidelestis Domisis) and on the maximum allowed Building Footprint (Sidelestis Kalipsis), which varies depending on the case (usually 60-70% of the total plot area for town or village plots and 10% for agricultural plots).
Our office is able to tell you exactly what your options are in any given case.
Furthermore, In the Ancient Samos area (Pythagoreion and Ireon of Samos), you have to be extra careful because most plots have to get a certificate by the archaeological department that there are no underlying ancient antiquities present. So if you decide to buy in those places, the land has to be officially approved as non-archaeological site.
Real Estate Prices have to be also straightforward.
Also, bear in mind that contract fees, tax fees and general expenses may increase total cost up to 11-12% of initial sale price and in most cases are covered by the buyer unless there is a different agreement between the two parties.
Last but not least you will always need an engineer.
If you decide to buy land, house, or even renovate an old house you will always need a certified engineer by the Technical Chamber of Greece (TEE).
Engineer Prices are set by the Technical Chamber of Greece. We charge according to the price list set by the Technical Chamber of Greece.
Our office undertakes the whole process of designing and building your new house, with top quality construction and straightforward process so at every stage you know exactly the procedures and most importantly what you are spending and why.
There are many other aspects that require specific attention and expertise.
Our Company expertises on undertaking a construction project from start to finish.
Who Can Buy a plot and Build a Villa?
By Law any non-Greek citizen can build or buy a house in Greece.
For EU citizens things are very simple. You jut need a Greek tax number which is obtained with a valid EU Passport and a Greek Bank Account.
For non EU Citizens things are more complicated. You need to pick the property you wish and go through a committee that examines your request. However, if you spend more than 250,000€ you are eligible for a Golden Visa
To buy land in Samos and Greece in general you have to pay attention to a few important aspects.
General Guidelines on Rural Plots
•Get a certificate with a new or recent survey plan with GPS coordinates from an Engineer that the land of your choice is buildable.
For Pricing to do the Survey through us please check The Surveys page
•That in your newly bought land, a future building can be connected with the electricity, and water mains.
It’s good practice to make sure that internet connection is also available in that area.
In addition, those basic needs are somehow guaranteed if the land of your choice is within a town planning zone.
Complications may occur if the land of your choice is outside the town planning zone on a rural area.
For construction outside town planning it is essential that the plot has already a forest department classification (telesiikia) as an agricultural land or non forest land. It is very common that some rural plots have both forest areas and agricultural segments.
The general rule is that the agricultural area has to be big enough to have the required distance from the boundaries of 15m and 10m from the forest areas within the plot, if any.
Furthermore, Rural areas on Samos by law, is divided into zones.
If and to what extend, you are able to build, is depending on which zone your land is.
For example in zone H you are able to build 200 m2 or 2152 ft2of housing
if the area of your land is 4000 m2/43055 ft2 or greater.
Whereas on zone E for example, you can only build up to 20m2 of agricultural storage facility.
That is why you have to be extra careful for the regulations of the land you want to buy
does not contain segments which are considered forest areas by the forrest administration of Greece.
Our company can guarantee you that the land should you choose to buy, is within those specifications, and therefore a building can be constructed.
What are the Construction Phases?
Construction Key Stages
The key stages for construction Samos are:
-Pick a favourite spot to build your house
-Preliminary Housing Proposal
-Building Permit Process and Architectural Committe Approval
-Construction Phase (2 Building inspections – One initial and one Final)
-Your New Home is Ready!
Typical completion process from start to finish 8-12 months
Prices for building construction, comprise of the following:
- Planning, surveying and building Permit Fees
- Labour fees and materials costs
- Labour Social Security (IKA)
- Management Fees
We Are Here To Help You With Any Questions You May Have
Usually we Give a time frame of 12 months plus 2 month justified delay due to weather conditions which can be extreme during the winter months. For larger projects, on Rural plots and above 120m2 the time frame is 18 months minimum depending on the terrain, villa size and surrounding space.
The Absolute Correct way is to get an Engineering Team like Samos Housing and start the process of Drafting and planning the permit and architectural committee approval.
Approval By the Architectural Committee is mandatory for all new or old building to be renovated where their external view are altered.
In General you have to keep in line withe the Island style of Samos, tile roof, symmetrical openings, plaster or stone coating on the walls.
We work together with our customers and we provide quality options for tiles, toilets, Kitchens, and Doors and Windows. It is a good practice to agree first on the quality of the materials and then quote the construction phase, or quote the whole construction process without quoting specific aspects like tiles, bathroom toilets, sinks etc and in general personal aesthetics and let our customers choose these items by themselves while we only quote on the labour for installations and the installation materials.
Enjoy your new Home, however you will always be in need of an accountant in Greece, and perhaps a care – taker for your house, especially if there is a pool in the villa or house. In General what you will need is a median proeprty tax about 400-600€ depending on the size and location of your property, about 300€ per month for a caretaker depending on the job description (can be more when there is a hadling of a pool), and the utilities are usualy another 300-400€ per month again depening in size and consumption. We assist you on these matters every step of the way.
The Permit fees contain Social Security advance fees, as well as statutory “management” fees which are actually mandatory and are in reality Technical assurance fees, meaning that is fees that the engineer who planed you house and mechanical systems can guality that the quality of the planning is adequate for your House or Villa. Social security fees are also mandatory by the Greek State are always paid by the owner for the benefit of the workers involved on the
It is always a good practice to install a spare water tank on your building. That is because especially on summer months water outings are frequent and may up to several days, so a 2000-5000L water tank is encouraged together with a pressure pump. Thsi is a supplementary cost and is never calculated on the quote.
From our 17 Year Experience on the Construction, the average price that is appropriate for a good quality Construction is between 1250 – 1350€ / m2 of building plus VAT on a flat terrain.
On ideal Conditions (simple configuration), it can be less, but we need to take a thorough look on the final architectural plans before quoting.
Below this average price, quality and materials are compromised and you end up with a poor construction which is in constant need of maintenance.
Prices will be higher if there are for stone works, swimming pools and many bathrooms are included
For Reselling in general it is easy to resell if the quality is good.
If a poor quality is implemented things become harder for anyone involved, Owners, Engineers, Realtors, and Potential Buyers are considerably less. Especially if you want to make a profit. That is why we give an average baseline price mentioned above.