Two municipalities in Athens’s northern suburbs, Papagou-Cholargos and Filothei-Psychiko, have formally objected to being included in building-rights receiving zones proposed by the environment ministry. On 5–6 November 2026 Papagou-Cholargos asked the ministry to withdraw the provision and Filothei-Psychiko asked to be excluded.
The zones come from a study for the Northern Sector of Athens, one of the regional units whose studies the Ministry of Environment and Energy posted on 3 November, as we reported in our report on the consultation. A building coefficient receiving zone (ZYS) is an area where plots could take extra floor area transferred from other properties. The studies are proposals in consultation; no zone has been approved.
What the municipalities say
In a statement of 5 November, the mayor of Papagou-Cholargos, Ilias Apostolopoulos, said the municipality was firmly opposed to its inclusion and asked the ministry to withdraw the provision. He said the General Urban Plan for Papagou set a reduced building coefficient of 0.9, and that the area has no listed buildings or street-plan expropriations that would justify transfers.
Filothei-Psychiko said in a press release of 6 November that it categorically opposes the zones and asked to be excluded. It cited Article 24 of the Constitution on environmental protection and Council of State rulings 1071–1073/1994, issued after a challenge by the then Municipality of Neo Psychiko. Its municipal council meets on 11 November with the zones as the only item.
How the zones would work
Under article 128 of the Spatial Planning–Urban Planning Code (Law 5306/2026), a zone is approved by presidential decree on the environment minister’s proposal. Before that, it needs, among other steps, a decision starting the process published in the Government Gazette, a strategic environmental impact study, a special urban planning study, an opinion from the municipal or regional council and an opinion from the Central Council for Urban Planning Issues and Disputes. The Code describes the council’s role as giving an opinion.
Transfer titles are handled only through the Digital Land Bank, which the ministry runs, under article 124. Comments on the environmental study can be sent within 60 days of the notice, by email to sec.dipa@prv.ypeka.gr, according to the ministry notice republished by Papagou-Cholargos.
What it means for buyers
The objections show local resistance to added building in suburbs where Filothei-Psychiko describes its areas as garden suburbs. A zone exists only once its presidential decree is issued; until then, the current building terms of each plot apply. The consultation and the council opinions will show whether these suburbs stay in the final study. 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. Other regional units are in the same process, including Thessaloniki and East Attica.
Sources
- Municipality of Papagou-Cholargos: mayor’s statement (5 November 2026)
- Municipality of Papagou-Cholargos: ministry consultation notice (6 November 2026)
- Municipality of Filothei-Psychiko: press release (6 November 2026)
- Law 5306/2026, article 128 (receiving zones)
- Law 5306/2026, article 124 (Digital Land Bank)
- Ministry of Environment and Energy: receiving zone study, Northern Sector of Athens (3 November 2026)
