Municipal Council of the “3V”: Landmark Decision on the Interpretation and Implementation of the New Building Code

Posted on September 16, 2025 2:39 pm by manager
Civil Engineer Konstantinos Kioleoglou writes on NouPou about the new decision by the Municipal Council of Vari – Voula – Vouliagmeni, which clarifies key issues regarding the implementation of the New Building Regulation (NOK) and paves the way for the restart of construction activity, which had been frozen for the past twenty months.
  • 15/09/2025
  • Author: NouPou.gr
  • On Monday, September 8, 2025, during the 14th Regular Session of the Municipal Council of the Municipality of Vari – Voula – Vouliagmeni, and in the presence of Mayor Mr. Grigoris Konstantellos, an important decision was taken, clarifying critical issues concerning the implementation of beneficial and other provisions of the New Building Code (NOK), as well as matters related to the Local Urban Planning Scheme (LUPS).

    The decision, numbered 325/2025, aims to provide clarity to a framework that had been clouded by recent rulings of the Council of State, which had caused disruption in the market. Taking into account document No. 5506/5.9.2025 of the Directorate of Urban Planning Services, the Municipal Council met, deliberated, and decided by majority vote to approve the application of the beneficial provisions of the NOK exclusively for the following:

    1. Increase in building height: A maximum increase of up to one (1.00) meter in permitted building height is allowed in cases where:
      a) the ground floor is used at least 50% for vehicle parking, or
      b) the building is constructed on stilts (pilotis), pursuant to Article 11, paragraph 6, case iz of the NOK, and the semi-open space is used exclusively for parking.
    2. Attics (lofts): Attics with an area less than or equal to half of the floor below, provided they are functionally connected to it and do not constitute an independent floor, are not counted in the floor area ratio. (Full technical details as in the original decision apply).
    3. Common staircases: Mandatory common staircases, elevators, corridors, and related spaces are excluded from the floor area ratio, within specific surface limits per level, as defined in the decision.
    4. Incentives for nearly zero-energy buildings:
      a) A 5% increase in the floor area ratio for buildings classified in the highest energy performance category under the Building Energy Performance Regulation (KENAK).
      b) A 10% increase in the floor area ratio for residential buildings with primary energy consumption <16% of the Reference Building, or for non-residential buildings with the same energy performance and exceptional environmental performance.
    5. Basements outside the building footprint: Expansion of underground spaces beneath open yards is permitted under certain conditions, depending on the land use (residential, office, etc.), with specific provisions regarding parking spaces.
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    Additional LUPS Regulations

    1. A) For the “Pigadakia” area (Municipal Unit of Voula), the permitted building coverage is increased from 20% to 30%, and a minimum lot size of 200 sq.m. is established by way of exception.
    2. B) For the “Korbi” area (Municipal Unit of Vari), the requirement to provide one parking space per apartment over 50 sq.m. is abolished, and the coverage ratio is amended from 40% to 30%.

    According to the Municipal Council decision, these provisions:

    1. Protect the municipality’s established urban planning rights.
    2. Modernize the existing regulatory framework.
    3. Adapt the current situation to prevent future conflicts.
    4. Harmonize with existing building regulations and decrees, in preparation for the forthcoming LUPS study and the Environmental Impact Assessment (EIA/SEA) consultation process.

    This decision is expected to reinvigorate construction activity, which over the past twenty months had effectively come to a standstill, with a marked decline in the issuance of new building permits both in the “3V” area and across Greece. The Municipality of Vari – Voula – Vouliagmeni demonstrated swift reflexes through its Urban Planning Service, which introduced the proposal, and through the Municipal Council, which promptly and decisively approved it.

    Safeguarding the environmental assets of the “3V” area, while simultaneously acknowledging the need for modernization and balanced urban development, remains a top priority for both the municipal authority and the residents. The real estate market expects other municipalities across the country to follow the example of Vari – Voula – Vouliagmeni, in order to clarify the contentious provisions of the Building Code and allow construction activity to proceed within a clear and approved regulatory framework.

    Read More/ Source : NOUPOU

     

     

     

    Kioleoglou Konstantinos REV

    Civil Engineer, N.T.U.A
    Meng in Structural Engineering, N.T.U.A
    MSc in Real Estate Investment and Finance, Heriot Watt University
    Recognised Expert Property Valuer & European Valuer ,Tegova
    Certified Safety Engineer by the Greek Ministry of Labour