Greece’s environment ministry posted studies on 3 November 2026 that propose zones where transferred building rights could be used, in nine regional units including Chania, Heraklion and the northern sector of Athens. The public has 60 days to comment on the environmental study that comes with each one.
The Ministry of Environment and Energy (YPEN) published the studies for the regional units of Drama, Magnesia, Fthiotida, Chania, Argolida, the Northern Sector of Athens, Heraklion, Achaia and Kastoria. Each study proposes building coefficient receiving zones (zones ypodochis syntelesti domisis, ZYS) and was prepared under the “Konstantinos Doxiadis” urban planning reform programme, according to the ministry’s notices. The notices do not list the municipalities or streets covered.
Under article 128 of the Spatial Planning–Urban Planning Code (Law 5306/2026, ΦΕΚ Α’ 88/08.06.2026), a transfer of building coefficient moves buildable floor area from an “offer” property to a “receiving” property. The receiving property must lie inside a receiving zone. Zones are approved by presidential decree on the proposal of the environment minister, after a strategic environmental impact study, a special urban planning study and opinions from the municipal or regional councils and the Central Council for Urban Planning Issues and Disputes.
The Code keeps receiving zones out of historic sites, traditional settlements, archaeological sites, protection zones, historic city centres, the first two blocks from the shoreline, open blocks, blocks with a natural slope above 25% and blocks next to forest land. Each study must also set the maximum floor area that can be transferred into the zone.
The consultation is on the strategic environmental impact study that accompanies each zone study. Comments go in writing to the ministry’s Directorate of Environmental Licensing, by email to sec.dipa@prv.ypeka.gr or by post, within 60 days of the notice’s publication on the ministry website. The study files are linked from each notice and can also be seen at the General Secretariat for Spatial Planning and Urban Environment in Athens.
What it means for buyers
Inside a future receiving zone, a plot could carry more floor area than its current building terms allow, but only through transferred rights and only after the decree is issued. For buyers around Chania, Heraklion or the northern suburbs of Athens, the studies are the first step towards zones where more building could later be allowed. Until a decree is published, a plot’s current building terms apply. Buyers should confirm how this applies to them with a Greek lawyer or accountant.
What happens next
After the consultation, each zone still needs the opinions set out in the Code and a presidential decree before it applies. We covered the wider planning reform in our report on the cabinet’s Cadastre and building control plan, and plot rules in our guide to buying land in Greece.
Sources
- Ministry of Environment and Energy: receiving zone study, Chania (3 November 2026)
- Ministry of Environment and Energy: receiving zone study, Heraklion (3 November 2026)
- Ministry of Environment and Energy: receiving zone study, Northern Sector of Athens (3 November 2026)
- Ministry of Environment and Energy: public consultations (Drama, Magnesia, Fthiotida, Argolida, Achaia, Kastoria)
- Law 5306/2026, article 128 (receiving zones)
