Katerina Bali, architect, shares insights for expats navigating the local construction landscape

Drawing from her experience working with both Greek and foreign clients, Katerina Bali explains in this exclusive interview why involving an architect from the earliest stages, even before purchasing land, is essential. She discusses common mistakes made by overseas buyers, the realities of building regulations in traditional areas, and the delicate balance between contemporary design and architectural heritage. The conversation also touches on climate-responsive design, construction costs, timelines, and the importance of local expertise when navigating Greek bureaucracy.

For anyone considering building a home in Greece, whether as a permanent residence, a retirement plan, or a long-term investment, this interview offers a grounded, practical, and inspiring perspective on how a dream can be thoughtfully translated into built reality.

How important is it for an architect to be involved in selecting a plot before purchase?

The purchase of land is extremely important in itself and should be considered part of a broader investment in a place of appreciation and deep personal attachment, as well as a commitment to spending meaningful time there. It may be a strategic move for an investor or the fulfillment of a lifelong dream for a private individual.

An architect’s perspective combines scientific knowledge with artistic vision and helps confirm whether a specific direction is truly viable. The architect can foresee the development potential of a plot within local planning regulations and adapt it to the buyer’s wishes. Acting as an advisor, the architect ultimately helps guide the buyer toward the decision that best fits their needs and expectations.

What are the main factors you examine to determine whether a plot is suitable for building?

First, we must confirm that the plot is legally buildable. We calculate planning parameters such as allowable building volume, coverage, and its relationship to the road. Then we assess whether the plot suits the buyer’s actual needs. A plot may appear ideal at first glance but fail to meet the buyer’s specific requirements.

Are there cases where a plot looks ideal but is not usable in practice?

Unfortunately, yes. It is quite common for a plot to appear attractive while hiding ownership or planning issues that limit or prevent its intended development.

What mistakes do foreign buyers commonly make when choosing land without an architect?

Often, the land is unsuitable for the intended use. Any purchase should begin with legal and planning checks, making both a lawyer and an architect essential advisors.

Are there aesthetic building regulations in Greece, and where are they stricter?

There are several steps and approval committees in the permitting process that affect the final look of the project. In traditional areas, approval by the Architectural Council is required. This council evaluates architectural proposals, often through constructive dialogue that can lead to thoughtful exceptions and allow high-quality contemporary architecture within regulatory limits.

How do local regulations affect the design of a new home?

Architectural design must balance contemporary expression with traditional principles. Human needs remain largely unchanged, and local regulations simply become parameters that the design considers from the very beginning.

How free is an architect to propose modern design in traditional areas?

Design freedom gains value when expressed within a system of rules. Blind repetition of traditional forms leads to uncritical imitation and nostalgia rather than meaningful architecture.

How difficult is it to combine modern aesthetics with local tradition?

It is not easy, but it is essential. Whether designing a new home or adapting an existing structure, the goal is to create contemporary environments that retain subtle traditional elements. Today, we focus on how buildings belong not only to a place but also to their time.

Can a foreigner bring a housing dream inspired by Miami or the South of France to Greece?

Everyone carries personal images of ideal living. While expression differs by country, the core principles of living remain the same. In Greece, that dream is translated through climate, landscape, light, and topography.

How does Greece’s climate influence design?

Climate and location are the starting points of design. Orientation, layout, and spatial organization depend heavily on sun exposure and wind direction. This is the foundation of bioclimatic architecture.

How important is proper insulation?

Although Greece has a mild climate and outdoor living is central, insulation remains crucial. It is an investment that ensures long-term comfort and performance, both in new and existing buildings.

How long does the building permit process usually take?

Regulations change frequently, and requirements vary by location. Today, permitting typically takes between one and one and a half years, though this can change.

What causes the most delays?

Multiple public authorities are involved, each operating on its timeline, which affects overall progress.

What are the main design stages from idea to completion?

Design is a journey shared between architect and client. It begins with in-depth discussion, followed by concept design, preliminary study, final design, permitting, and construction.

When should materials and finishes be decided?

The overall character is defined during the design phase, but final adjustments can be made during construction.

How can an architect help a foreign retiree avoid cost overruns?

Proper architectural planning from the start helps control costs. After design completion, preliminary cost estimates provide a realistic financial framework.

What is the average construction cost per square meter in Greece?

There is no fixed price. Costs depend on location, materials, construction method, and timing. A completed architectural study provides a solid basis for estimating and adjusting costs.

What advice would you give a foreigner who wants to build a dream home in Greece?

Having trusted local advisors is essential. They are the ones who help translate and ultimately realize that dream.

B A A K . Architects
Katerina Bali, Architect Engineer NTUA
Greece
T: +30 6988598185
E: katerina.m.bali@gmail.com
insta: baak.architects

***

If you’re still exploring where to build, take a closer look at Kalamata for its easygoing coastal lifestyle and practical accessibility, or consider Syros for its elegant character, strong infrastructure, and year-round island charm.