NOK: The Greek New Building Regulation

What is the NOK?

The Neos Oikonomikos Kanonis, or NOK (New Building Regulation), is the legal framework that defines what you can build on every plot in Greece. It establishes the rules for construction parameters: how tall a building may be, what percentage of your plot can be covered by construction, which spaces can be fully enclosed or semi-open, and many other building features.

The purpose of the NOK is to ensure that all buildings in a given area are planned and built consistently with local characteristics and public land-use policies. It also provides owners, engineers, and builders with a clear and transparent legal foundation for their work.

What law is the NOK and when was it enacted?

The NOK was enacted as Law 4067/2012 and published in the Official Government Gazette (Φ.Ε.Κ.). It replaced a patchwork of regional building codes with a unified national building standard for all of Greece.

The full legal text is available on Greek legal databases such as kodiko.gr and the Official Government Gazette (elinyae.gr). The law has been amended and updated by subsequent legislation, so if you are planning a project, always verify the current version.

What does the NOK regulate in practice?

The NOK addresses a range of building elements:

• Building heights: The maximum permitted height depends on the plot location and is often expressed as a ratio of street width (e.g., 1:2, meaning height cannot exceed half the street width). In residential zones, typical ratios are 1:2 or 1:1.5.
• Building coefficient (ΣΔ): This is the ratio of total built floor area to plot size. If your plot is 1,000 m² with a building coefficient of 2, you can build up to 2,000 m² of total floor space (across one or more storeys).
• Coverage ratio: The percentage of your plot that may be covered by building. A 60% coverage limit on a 1,000 m² plot means your building footprint cannot exceed 600 m².
• Semi-covered spaces: Areas such as loggias and semi-enclosed spaces have semi-outdoor characteristics but are not fully interior. The NOK sets limits on their size and features.
• Balconies and green roofs: These are specifically defined in the NOK and are counted differently in calculations of built area or building coefficient, depending on their characteristics.

Building incentives and recent developments

Building incentives are special provisions that may allow increases in height, building coefficient, or other parameters under specific conditions. These might apply to:

• Renovation and redevelopment of older buildings
• Green building and energy efficiency projects
• Development in designated zones or areas of strategic interest

Important: The framework for building incentives has been subject to rulings by Greece's Council of State and has undergone legislative changes in recent years. Some incentives that existed previously no longer apply, or have changed in scope or process. For this reason, it is essential to verify the current incentives applicable to your situation with a licensed engineer or architect, or with your local municipality.

Where does the NOK apply?

The NOK (Law 4067/2012) applies across all of Greece: urban areas, semi-urban zones, rural areas, and islands. However, the specific building terms (heights, building coefficients, coverage ratios, etc.) vary significantly based on where your plot is located.

Each municipality has established its own building parameters for the areas under its jurisdiction, in accordance with the general principles of the NOK. These may be found in building ordinances, urban plans, or special municipal regulations.

The NOK and the building permit

The NOK and the building permit are two different but closely related things. The NOK sets the rules: what you are legally allowed to build on your plot. The building permit is the approval you receive from the municipality for your specific project, after verification that it complies with the NOK and other legal requirements (environmental, safety, etc.).

You cannot obtain a permit for work that violates the NOK. Therefore, your first step should always be to verify that your intended construction plans comply with the NOK for your specific plot.

What the NOK means for your plot

For any owner or investor, understanding the NOK is the foundation of planning any construction project. Knowledge of the NOK allows you to:

• Know the maximum buildable capacity of your plot
• Design projects that will receive approval without complications
• Avoid costs associated with non-compliant designs
• Understand the true development potential of your property

Many owners discover only when applying for a permit that their plans violate the NOK, resulting in delays and expense. Early consultation with a licensed engineer is the best investment.

Frequently asked questions