Renovation Costs in Greece: What Actually Drives the Price

Why there is no single price

Two properties of the same size can need completely different amounts of work. One may only need new surfaces; the other may need its wiring, pipework, floors and layout replaced before any finish goes on. A price quoted per square metre without seeing the property hides that difference — which is why we do not publish one.

What you can do is understand what the budget is made of. The factors below are the ones that move the total the most.

The property itself

Size

More floor area means more flooring, more paint and more labour. But cost does not scale evenly: kitchens and bathrooms concentrate cost regardless of how large the rest of the property is, so a small apartment can cost more per square metre than a large one.

Condition and age

Older properties often need their electrical and plumbing installations replaced rather than repaired. Damp, uneven floors and problems hidden behind old tiling tend to appear only once demolition starts, so an older property needs a larger contingency.

Property type

A house or villa has elements an apartment does not: a roof, exterior walls, outdoor areas and often its own drainage and water storage. An apartment, on the other hand, comes with shared walls, shared services and building rules that affect how the work is carried out.

The works

Structural work

Removing or moving walls, opening up a layout or reinforcing a structure requires an engineer and usually a permit. It adds cost before any finishing work begins.

Electrical

A full rewire with a new distribution board costs more than extending an existing installation, and modern demands — air conditioning, induction hobs, more lighting circuits — often make a full rewire the sensible choice in an older property.

Plumbing

Renewing supply and drainage lines is a significant part of any older renovation. Moving a kitchen or bathroom to a new position costs more than renewing it where it is.

Kitchens

Cabinetry, worktop material and appliances vary enormously in price. The kitchen is usually the single item where your own choices change the total the most.

Bathrooms

Each bathroom brings waterproofing, tiling, sanitaryware and fittings. The number of bathrooms matters more than their size.

Flooring

The material is only part of the cost. Whether the old floor has to be removed and the surface levelled first often matters just as much.

Windows and doors

Replacing frames and glazing is a large line in the budget when it is needed, and it also affects comfort and energy use for years afterwards.

Insulation and energy upgrades

Insulation, more efficient heating and cooling, and solar water heating raise the initial cost and lower the running cost. They are much cheaper to do during a renovation than afterwards.

Materials and finishes

Tiles, flooring, joinery, sanitaryware and light fittings are available at very different price levels, and the difference adds up across a whole property. Deciding the level of finish early — and keeping to it — is one of the most effective ways to control a renovation budget.

Permits, engineers and architectural requirements

Greek planning rules broadly distinguish between works that need no permit, works covered by a small-scale works approval, and works that need a full building permit. Which one applies depends on what is being done — for example whether the layout, the exterior or the load-bearing structure is affected. A licensed engineer determines this and prepares the application.

Engineering fees and permit costs therefore depend on the scope. Properties in traditional settlements or with protected status can carry additional architectural requirements that influence both the approvals needed and the materials that may be used on the exterior.

Location and island logistics

Where the property is changes how the work is organised. On an island, materials arrive by ferry, crews travel and may need accommodation, and deliveries depend on sailing schedules and weather. In old settlements with narrow lanes, materials may have to be carried in by hand. Some areas also limit building work during the tourist season, which affects when the project can run.

None of this makes an island renovation impractical. It means the logistics need to be planned and priced from the start instead of discovered halfway through.

Project complexity

• Access: floor level, lift availability, parking and unloading space.
• Building rules in apartment blocks, such as permitted working hours.
• How many trades have to work in sequence, and how tightly.
• How many decisions are still open when work starts — late changes are the most common cause of extra cost.

How to get a figure you can rely on

A reliable figure needs a defined scope. The more of the following you can share, the more precise the answer will be:

• Where the property is.
• The type of property and its approximate size.
• Photos of every room in its current state.
• A floor plan, if you have one.
• What you want to change, and how you intend to use the property.
• The level of finish you have in mind.
• When you would like the work to be completed.

When you compare quotes, check that they cover the same scope. A turnkey renovation should state clearly whether it includes permits and approvals, demolition and preparation, electrical works, plumbing, tiling and flooring, drywall, painting, kitchens and bathrooms, lighting, carpentry, doors and fixtures, and project coordination — and whether taxes are included.

This guide is general information, not a quotation. Regulations and costs change; confirm the requirements for your property with a licensed engineer.