Greece reopens regularisation scheme for category 5 public buildings until 2028

Under a provision included in a bill submitted for public consultation, the possibility of regularising Category 5 unauthorised structures under Law 4495/2017 is being reinstated, exclusively for specific categories of public and municipal facilities. The deadline for submitting applications is set for 1 February 2028.

Category 5 covers buildings constructed without a building permit, as well as structures involving serious planning violations, such as exceeding the permitted building density or site coverage by more than 40%. The general possibility of regularisation ended on 30 September 2020, during the tenure of Minister Kostis Hatzidakis, on the grounds that the practice of repeatedly extending deadlines for the legalisation of major unauthorised developments had to come to an end.

Since then, the legislative framework has retained a limited number of exemptions, resulting in different regularisation options depending on the category of the property and the manner in which it was acquired.

Which Public Properties Will Be Unblocked?

The proposed provision applies to primary and secondary schools, municipal nurseries and childcare facilities, municipal sports facilities, and social welfare establishments.

Its scope also includes specific properties falling under the responsibility of Ktir iakes Ypodomes S.A. (KTYP), the state-owned company responsible for the development and modernisation of public building infrastructure.

The measure is linked to the requirement to obtain an Electronic Building Identity Certificate, as unresolved unauthorised constructions may prevent the completion of technical studies, the implementation of energy efficiency upgrades, and the inclusion of projects in funding programmes.

From 30 September 2020 to the Present

The general prohibition on regularising Category 5 unauthorised constructions has now been in force for six years, with no comprehensive solution having been established for privately owned properties. By contrast, the deadline for regularising less serious planning violations falling under Categories 1 to 4 has been extended by the State until 31 March 2028.

This distinction has direct implications for the property market. Properties involving serious planning violations remain excluded from transactions, are unable to obtain the required Electronic Building Identity Certificate, and face restrictions on financing and investment opportunities. The problem extends beyond individual property owners, affecting commercial properties, older building complexes, and assets that could otherwise return to the market through redevelopment or a change of use.

The Window for Banks and Loan Servicers Has Also Closed

Of particular significance is the fact that the special deadline allowing the regularisation of Category 5 unauthorised constructions in properties acquired through compulsory auctions, including by banks and investment entities, expired on 31 December 2025.

This exemption had been introduced under Article 128 of Law 4759/2020, allowing specific properties to be brought within the regularisation framework within one year of the issuance of the auction award certificate, and in any event no later than the end of 2025.

As of 1 January 2026, this option is no longer available for new applications.