Building a House in Mani, Greece as a Foreign Buyer: Land, Permits, Tax Number, Timeline
Written by: Ioannis Garanis, Nikos Notis · Last updated: · 9 min
Short answer
Get a Greek tax number (AFM), have an engineer check the plot before you buy (is it buildable, how much, under which rules), then commission the topographic survey, designs and building permit through the Technical Chamber's e-Permits system. Construction of a 150–250 m² house with a pool in Mani usually takes 14 to 20 months, after the permit.
Many of the homes built in Mani belong to people who live abroad. The process is the same as for Greek owners, with a few extra steps (tax number, bank account, a lawyer) and one rule that matters more than any other: check the plot before you sign. This guide follows the order we work in on our projects in East Mani (Laconia).
Step 1: Greek tax number and paperwork
Any property purchase in Greece needs a Greek tax number (AFM). Non-residents usually obtain it through a lawyer or accountant acting with a power of attorney. Most buyers also open a Greek bank account and appoint a lawyer to check the title.
Non-EU buyers need a special permit to buy in designated border areas of Greece; your lawyer checks whether this applies to the plot before you sign.
Step 2: check the land before you buy
An engineer checks whether the plot is legally buildable (minimum area and road frontage), how much can be built, whether it lies inside a town plan, outside it or inside a designated traditional settlement, and whether there are forestry or archaeological restrictions. Access, water and electricity are checked on site.
Outside town plans the general rule is a minimum plot of 4,000 m², with exceptions for older plots. The rules have changed several times in recent years and road frontage now matters a great deal, so buildability is always checked plot by plot.
Step 3: designs and building permit
A topographic survey is followed by architectural, structural and MEP designs that respect the local rules on stone, openings and roofs. The building permit is filed electronically on the Technical Chamber of Greece (TEE) e-Permits system and checked by the local building authority.
Step 4: construction and handover
On sloping Mani plots the site is organised before excavation starts: deliveries, storage, retaining walls and water. Stone masonry is done with local stone and local crews. Owners abroad get regular photo reports and approve choices remotely.
| Stage | What happens | What we need from you |
|---|---|---|
| Paperwork | Tax number, bank account, lawyer | Passport, power of attorney |
| Land check | Engineer's due diligence before purchase | Plot location and title deeds |
| Designs & permit | Survey, designs, e-Permits filing | Room programme, design approval |
| Construction | Excavation to finishes (usually 14–20 months for 150–250 m² with a pool) | Timely choice of materials |
| Handover | Inspection, utility connections, technical file | Joint final inspection |
Frequently asked questions
- Can a foreigner buy land and build in Mani?
- Yes. EU and non-EU citizens buy property in Greece regularly; non-EU buyers need a special permit in designated border areas, which a lawyer checks for the specific plot.
- Do I need a Greek tax number?
- Yes, a Greek tax number (AFM) is needed to buy property in Greece. Non-residents usually get it through a lawyer or accountant with a power of attorney.
- How do I know a plot is buildable?
- Ask an engineer to check it before you sign: minimum area, road frontage, planning zone, traditional settlement rules, forestry status, access and utilities.
- How long does it take to build a house in Mani?
- Construction of a 150–250 m² house with a pool usually takes 14 to 20 months, depending on slope, access and stonework. Designs and the permit come first.
- Can I manage the build from abroad?
- Yes. We send regular photo reports, you approve choices digitally and we communicate in English.
Written by: Ioannis Garanis, Civil Engineer (NTUA) · Member of the Technical Chamber of Greece (TEE) · Reg. no. 172640 — Nikos Notis, Electrical Engineer
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