University of Thessaly: How apartment buildings shaped modern Greece

From the formation of the modern Greek state to the present day, the apartment building model has been a key driver of urban development, having a decisive impact on both the real estate market and the character of Greek cities.

According to a study by Serafim Polyzos, Emeritus Professor at the School of Engineering of the University of Thessaly, presented by the Athens-Macedonian News Agency (AMNA), the evolution of urban development and apartment buildings in Greece can be divided into four main periods, each reflecting the economic and social conditions of its time.

The first period extends from 1830 to 1923 and coincides with the establishment and territorial expansion of the Greek state. During this phase, cities gradually took shape, while apartment buildings had not yet become a dominant form of housing.

The second period, from 1923 to 1950, was marked by the mass settlement of refugees following the Asia Minor Catastrophe, as well as the consequences of the interwar period, the occupation and the civil war. Rising housing needs boosted urban construction activity and led to the emergence of the first apartment buildings as an organised housing solution.

The “boom” of apartment buildings in Greece

The true boom of apartment buildings took place during the third period, from 1950 to 1970. Post-war economic growth, strong internal migration towards major urban centres and the system of antiparochi—the exchange of land for newly built apartments—transformed apartment buildings into the dominant model of housing production. Athens and Thessaloniki experienced unprecedented construction growth, driven by high demand and the utilisation of small plots through vertical development.

However, the speed of construction was not matched by equivalent urban planning. The lack of organised city expansions, limited availability of developable land and the inability of public authorities to anticipate market needs resulted in unplanned urbanisation and the spread of out-of-plan development, particularly in Attica.

From the early 1970s onwards, the fourth phase of urban development began. This period has been characterised by efforts to modernise urban planning policy, the introduction of stricter building regulations, the gradual reduction of building coefficients and the mandatory provision of parking spaces in new developments. At the same time, Greece’s accession to the European Economic Community (EEC) contributed to the incorporation of sustainable development and environmental protection principles into national legislation.

During this period, the social identity of the apartment building also changed. While in the 1930s and 1940s it represented a symbol of social advancement, it gradually became the primary housing solution for middle- and lower-income groups. At the same time, suburban expansion and improved transport networks encouraged many higher-income households to move away from densely built urban centres.

From the past to the present

Mr Polyzos notes that the signs of ageing in the apartment building model are now increasingly evident. High population density, traffic congestion, environmental pressures and the loss of traditional neighbourhood structures highlight the limitations of a development model that dominated Greek cities for more than six decades.

As the professor emphasises, the enduring challenge of Greek urban development has been that urban planning followed demand rather than anticipating it. The absence of long-term planning and adequate infrastructure created distortions in the land market, encouraged unauthorised construction and contributed to many of the challenges Greek cities continue to face today.

Today, as the real estate market enters a new phase focused on sustainable development, energy upgrades and urban regeneration, the experience of previous decades provides valuable lessons for shaping the future of Greek cities.