This section describes all you need to know about building and renovating property in Greece. Even if you buy a property that is 'ready-to-move-into', it is likely that you will plan some renovation - such as adding a pool for example.

Building from scratch

• Planning: To be able to build a house you need to own a specified amount of land or more. In rural areas this is four stremmas (a stremma is 1000m²). In village areas that have been designated as a development area (Ikismos) then you can build a house with less than a stremma of land.

• Assuming you own at least the minimum amount of land, you can design your house and submit the plans for approval. The planning procedure takes about 2-3 months. During this time it is necessary to invite the archaeological department to the land. They will ask you to dig various small test sites - so they can look for archaeological remains. If they find any then your plans will be put on hold while they excavate the the site! Could take several years - but the possibility is quite rare - do not go scattering old coins or hide old pots in the ground to tempt them! Assuming they do not find anything they will give the all clear to the planning department.

• Once your plans are approved, then building may commence. Most use their architect to oversee the construction work. He will normally charge a commission of between 8-12% of the cost. Most architects have their own team of builders / workers. The fate of you new holiday home is in their hands - so make sure you find one you trust. Incidentally I would ignore any assurances about 'when the house will be ready by and for how much'. All of them are later than they say and spend much more!

• Eka: This is the tax and national insurance that is payable for the workers. You the owner have to pay it - often this can come to about 10% of the total building cost. There are stringent rules to enforce payment and you will not be able to have the electric supply connected to the house until you have paid in full - although you can get a temporary supply while building.

• Having now told you about the 'hidden costs' and almost putting you off, now the good news. You will find labour much cheaper in Greece than the rest of Europe. Rates range from 30 Euros (20 pounds Sterling) per day for a unskilled labourer to 80 Euros per day for a tradesperson.

Anaplasis