Greece is preparing changes to its urban planning framework that could allow nearly 1.9 million square meters of additional construction in selected areas, including northern Athens and several regional cities, under a proposed system for transferring unused building rights between properties.
The Ministry of Environment and Energy has opened public consultations on studies establishing Building Coefficient Reception Zones (ZYS), designated areas where property owners could purchase additional development rights under specific conditions.
The initial proposals identify 91 zones across 26 municipal districts, potentially allowing 1,854,688 square meters of additional construction. The broader first phase involves 194 proposed zones across 50 municipal districts, although their final approval remains subject to further legal and administrative procedures.
Higher building coefficients proposed in Athens and regional cities
The changes could permit higher building density and, in some locations, additional floors, particularly in northern Athens.
In Kifissia, the proposed building coefficient could increase from 0.50 to 1.00, effectively doubling the permitted floor area on eligible plots. In Chalandri, coefficients could reach 1.30 from 0.80, depending on the neighborhood, while in Nea Ionia some residential and industrial areas could see increases from 0.80 to 1.40 or from 1.00 to 1.60.
Other proposed increases concern Filothei, Psychiko, Papagou, Cholargos, Lykovrysi and Metamorfosi in Attica. The figures do not represent blanket increases across entire municipalities. They concern specific designated zones and remain subject to detailed planning restrictions.
The Ministry’s official consultation records confirm the publication of studies covering northern and eastern Attica, Thessaloniki and several other regions. Thirteen studies had been released by November 5, including a proposal for eastern Attica that identifies 37 additional zones.
The combined potential additional construction in northern and eastern Attica could reach approximately 1.63 million square meters under the studies’ proposed scenarios.
Digital Land Bank to facilitate transfer of building rights
The initiative forms part of Greece’s long-delayed effort to activate the transfer of building coefficients through the Digital Land Bank, operated with the involvement of the Technical Chamber of Greece.
The mechanism would allow owners of listed buildings, protected properties or plots affected by planning restrictions to transfer development rights they cannot exercise on their original properties. Official figures presented by the Ministry of Environment and Energy indicate that 3,837 active building-rights certificates currently exist, corresponding to approximately 428,602 square meters of transferable construction capacity.
The government’s Digital Land Bank platform is already operating on a pilot basis, allowing eligible property owners and authorized engineers to register existing certificates.
The proposals follow controversy over provisions of Greece’s New Building Regulation (NOK), after the Council of State ruled certain incentives allowing additional building heights unconstitutional.
The new zones must undergo public consultation, environmental assessment and legal review before being established through presidential decrees. The proposals have also raised concerns about additional pressure on roads, parking, green spaces and public infrastructure. Municipal authorities and residents will be able to submit objections during the consultation process before any final decisions are made.
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