Build it from anywhere. Without being there.
Planning permission, contractor management and full construction oversight across the territory. We act as your representative on the ground, so you do not have to be.
For clients commissioning a new villa, restoring a stone house, or stepping into a build that has stalled. We cover both the planning side, which is administrative and slow, and the construction side, which is operational and demanding. Most international clients use both. Some come to us partway, and we pick up from where the project sits.
We act as the client's representative throughout. The contracts are with the architects and builders. The accountability is with us.
What's Included?
Feasibility assessment of what can be built on a given plot, including planning classification, footprint allowances, height restrictions and any archaeological or coastal-zone constraints. Adeia Oikodomis (building permit) management end to end, including municipal coordination, archaeological survey where applicable, environmental clearances and the full administrative climb. Architectural coordination, with our panel of Greek architects briefed and managed against the client's design brief.
Tendering of the build to a vetted shortlist of regional builders, with transparent quote comparison. Contract management on the client's behalf, including payment schedule oversight. Site visits and photographic milestone reports, monthly or more frequently as the project demands. Quality control and snagging at completion. Utility connections (electricity, water, broadband). Final completion certificate (Pistopoietiko Apoperatosis) and handover. Optional roll-through into furnishing and management.
How it works
Feasibility.
Before contracts are signed, we confirm what can actually be built on the site.
Permit.
Adeia Oikodomis lodged and pursued through the municipality. Six to eighteen months depending on the region and complexity.
Tender.
Three vetted builders quote against the design. We compare, you decide.
Build.
Construction begins. Monthly milestone reports, regular site visits, real-time issue resolution.
Snag.
Completion walkthrough, defects logged, builder closes them out before final payment.
Handover.
Utilities connected, certificate issued, keys handed over.
Why it matters in greece
The Greek planning system is regional, paper-heavy and slow. The pace varies sharply by municipality. Archaeological surveys are mandatory for any plot near a recorded site, which in our territory means Epidaurus, Mystras, Ancient Corinth, Troizinia, the Mani and several smaller corridors. Coastal-zone restrictions are strictly applied, and the line between buildable and unbuildable land is not always where the original sale brochure suggested.
Restoration in protected zones, including parts of the Mani and the entirety of Hydra, requires specialist architects with a track record on the relevant island or region. The wrong architect on a Hydra restoration can lose months. The wrong builder on a coastal-zone build can lose more.
Construction in Greece is, in our experience, generally good. Quality varies more by builder than by region. The discipline that protects a foreign client's investment is a transparent tender, a properly drafted contract, milestone-based payments and an advocate on site.
We work with a panel of vetted Greek architects, regional builders, civil engineers and project managers. The panel is small by design. Architects are selected for vernacular knowledge in their region (mountain stone in Arcadia, tower-house restoration in the Mani, conservation rules on Hydra). Builders are tracked across multiple completed projects before being added to the panel.
The panel is not published, and we do not introduce a partner we have not used.
Build management is billed as a percentage of the construction budget, scaled to project size and complexity. The fee is structured against milestones rather than time, and is confirmed in writing before any work begins.
Architectural and contractor fees are billed by partners directly, on transparent fixed or staged fees. BREGL does not mark up partner fees.
Frequently Asked Questions
Permit to completion is typically twelve to twenty-four months for a new villa, depending on the region, the complexity, the planning timeline and the builder’s order book. Restorations are similar. Hydra projects run longer.
No. The majority of our build clients live outside Greece for the duration. We provide monthly milestone reporting, regular video updates, and real-time issue escalation.
Construction costs vary by region and specification. As a working benchmark, mid-specification new build in our territory currently runs €1,800 to €2,800 per square metre, with restoration projects often higher per square metre because of the bespoke work involved. We quote properly during feasibility.
We pick up partway. Stalled projects are common in Greece, and an experienced project manager can usually unstick the situation faster than the client expects.
Yes. Restoration is, if anything, more demanding than new build, and we have specialist architects on the panel for stone and traditional construction.
If you are buying, you will almost certainly also need Legal structure and Golden Visa. If you are commissioning a build, the next step is Planning and build management. Once you own the property, Property and rental management takes over.
Build it once. Build it properly.
The conversations that go best are the ones that begin before the land is bought. Tell us what you are thinking and we will tell you, honestly, where it should sit and what it should cost.