In recent days, there has been a stir due to the publication of Presidential Decree 129/2025 (Government Gazette D’ 194/15.05.2025) entitled: “Determination of criteria, method and procedures for delimiting settlements in the country with a population of less than two thousand (2,000) inhabitants […] and general terms and restrictions on building”.
Many headlines in the media caused confusion, talking about “devaluation of properties” or “90% of the value of plots will be lost”. We, at the Fyrrogi Real Estate Agency in Kythera, carefully read the Government Gazette and present to you in a simple and understandable way what it provides, what is currently in force and what you should pay attention to.
1. The PD does not have immediate effect – It does not change anything yet
The Presidential Decree is not immediately applicable, but will only enter into force when the corresponding PD delimitation is issued for each specific settlement. Until then, the existing urban planning regulations for each settlement will normally apply.
2. Three development zones within settlements
The PD introduces three different development zones within each settlement:
Zone A: Coherent section (historical core)
Zone B: Scattered section
Zone B1: Sparsely built section
The general building coefficient is 0.8 in all Zones, however, exceptions are provided for on a case-by-case basis, depending on the characteristics of the plot.
3. No, it’s not only the plots over 2,000 sqm. buildable.
The PD defines 2,000 sqm. as a new artiotita clause, but makes clear provisions for smaller plots, especially depending on when they were created and in which zone they are located.
Examples of Understanding:
Zone A (historical core):
• Plot existing before 1983: Buildable if it is over 300 sqm. and has a facade on a common area.
• Plot existing before 1979: Buildable from 150 sqm., and if it has a facade on a common area.
Zones B & B1:
• Plots over 300 sqm with a facade of at least 10 m on a common area are buildable.
• Plots under 300 sqm will not be buildable based on the new PD.
✅What does this mean for owners?
If you own a plot of land within a settlement in areas such as Kythera, there is no reason to panic. The regulations have not yet come into force and for the time being the well-known urban planning laws applies.
However, it is important to study the characteristics of your plot (area, facade, age) in collaboration with your engineer and real estate agent, in order to:
- Understand whether and how the PD affects you in the future
- Evaluate and plan your options for your property (transfer, construction, etc.)
We are here for you
At the Fyrrogi real estate agency in Kythira, we are constantly informed of all legislative developments that affect owners and investors. Contact us for personalized advice or to assess together the value and potential of your property.
📞 Phone: +30 697 211 8656
📧 Email: info@fyrrogi.gr