Tips and advice

The following pages have been created to help make the construction of your dream home in Kefalonia as smooth and as stress free as possible. Here you will find information on Greek property law, property development costs and general information on lifestyle and culture.

If you are planning a permanent move to the island you will also find plenty of useful tips and advice on all aspects of your move including info on financial matters, moving your belongings and importing your car.

Chris and Rozalia went through the same process during the summer of 2008 so most of the information you'll find here should be up-to-date.

Why shall I consider buying a property on Kefalonia?
The reasons are many. Here are a few to consider:

Kefalonia is a short flight (just under 3 hours) from most British airports. There are direct flights between April and October from London Heathrow, Gatwick, Luton, Manchester, Bristol, East Midlands and Newcastle airports. So visiting your property or your loved ones back home is convenient and relatively inexpensive.

Kefalonia's climate is mild and slightly wet in the winter and warm and dry in the summer. Expect 7-8 hours of sunshine daily on average.

Thanks to its unique and unconventional shape Kefalonia offers easy reach to both mountain and sea. You are never too far from the beach or the top of a mountain.

Kefalonia is the fourth biggest Greek island but has a population of just 45,000. No over-crowding or traffic jams here, not even during the busy summer period.

Greece has one of the lowest crime rates among all EU nations. Kefalonia itself has one of the lowest crime rates in Greece.

What is special about Kefalonia – perhaps compared to the other places in Greece?
Kefalonia is truly unique in many respects. Firstly, the weather is near-perfect. Summers are warm but mainly dry and winters are mild with a bit of rain. Other Greek islands can feel significantly hotter. Secondly, the island never feels over crowded. It is a very large island with lots to see and do but its population is under 50,000. Thirdly, the island has managed to keep its unique Greek identity. Finally, the average cost of living is lower than most other Greek islands.

What does it have to offer British holiday home buyers and retirees?
Near-perfect weather, virtually zero crime rate, easy access to both sea and mountain, outstanding and varied scenery, a great mix of pebble and sandy beaches, most of the island is unspoilt/undiscovered. Kefalonia is very close to the UK - most flights are under 3 hours to any UK airport and just two hours from the Greek mainland by ferry and under 30 minutes from Athens by plane. Kefalonia is also much better for long term property investment compared to places such as Spain and Cyprus. There are also several work opportunities for people with the right skills.

What kind of people buy in Kefalonia?
They fall into three main categories:

1) Retirees or semi-retirees of all ages who have worked hard in the UK and now deserve several weeks a year of total relaxation and high quality of living.
2) People with chronic health conditions (asthma, arthritis, polio, etc) who are looking for a healthy dry climate all year round.
3) Investors who are looking to buy property that offers steady growth over a longer period. It is important to mention that despite the worldwide credit crunch property prices overall have not dropped. Compare this to the property bubbles in some parts of Spain or Cyprus.

Is Kefalonia for everyone?
The honest answer is that Kefalonia may not appeal to you if you are used to visiting the so-called tourist hotspots of Cyprus and Spain. The vast majority of people who decide to buy a property here do so because they want to get away from large crowds and organised British communities.

Are property prices on Kefalonia reasonable?
Yes, very much so. €200,000-€250,000 will buy you a 2 bedroom villa and a pool with spectacular sea and mountain views.

Do Kefalonia property prices suffer from the boom and bust cycle seen in some parts of Europe?
The short answer to this is no. Greek planning regulations are very strict and have been formulated to prevent the mass production of properties seen in parts of Spain for instance. This guarantees a steady growth of property prices year-on-year as opposed to two-digit growth over a 5-7 year period followed by a corresponding collapse. For this reason Kefalonia is an ideal place for long term property investment.

Can you expand a little on Greek planning regulations?
Property in built up areas can be of any size and the total build area must not exceed 80% of the plot's size. A distance of 2.5 metres must exist between the building itself and the plot's boundary.

Property within village limits requires a minimum of 500 square metres of land. The total build area must not exceed 80% of the plot's size. A distance of 2.5 metres must exist between the building itself and the plot's boundary.

As far as property outside village limits is concerned the law states that a minimum of 4,000 square metres (43,000 square feet or 1 acre) of land is required. The total build area must not exceed 200 square metres. A distance of 15 metres must exist between the building itself and the plot's boundary. Where plots are outside village limits but within the specified residential zone 2,000 square metres is sufficient.

What are the main options when it comes to building a property?
There are two main choices: a) Concrete construction and b) Timber construction with concrete foundations. Hybrid constructions (such as half-concrete, half-timber) are also possible.

What are the pros and cons of a timber build?
The benefits:
1) Shorter construction timescales
2) Once constructed, timber walls can be easily moved or removed to alter the property's configuration
3) More cost effective than concrete
4) Large range of central heating/cooling options
5) Up to 50% more energy efficient compared to concrete
6) Longer life

The drawbacks:
1) More susceptible to fire damage
2) Not well understood by wider public - misinformation could lead to incorrect choice of timber
3) Not suitable for homes that are likely to remain unoccupied for long periods of time due to humidity being absorbed faster than concrete

What are the pros and cons of a concrete build?
The benefits:
1) Well understood by wider construction community
2) Better for building on steep plots of land
3) More suitable for 2-story buldings
4) Less susceptible to fire damage

The drawbacks:
1) Shorter life compared to timber
2) Less energy efficient
3) Less scope for repair in the event of an earthquake or fire
4) Longer construction timescales

What are the main costs involved?
Costs to the buyer are divided into two main categories:

- Land and home purchase costs (should you decide to buy your own land or buy an existing house respectively)
- Building costs (should you decide to build a property on land that you already own)

I am moving to Kefalonia. Shall I bring my own car or buy one when I arrive?
Let's try answer this questions first by confirming that Greek drivers and roads are some of the worst in Europe! Overtaking around a bend with virtually zero visibility is a national sport and for this reason alone we would strongly advise that you import or purchase a left hand drive car on purely safety grounds.

Greek law allows British nationals moving permanently to Greece to import a car free of tax subject to meeting certain criteria. For more information on this, visit the Greek Consulate's website. Note: The website does not work very well if you are using the Firefox web browser. Use Internet explorer instead. Also, we strongly advise that you give the Greek Consulate a call prior to your visit in order to collect and produce all of the required documents (website may be out of date).

There are several reputable car dealers in the UK that sell quality used left hand drive cars. The quality of second hand cars in Greece is inferior and prices are much higher. If your budget allows, you may want to consider buying a new car in Greece (prices are similar to UK) but remember that you will not enjoy the tax free benefit mentioned earlier.

If you do decide to use a removal company to bring your own car from the UK there are two main methods:

1) By ferry. This is the least expensive option (around £600-£900) but the main drawback is that your car will probably have to go through the port of Piraeus which from time to time may underperform due to prolonged strikes by dockers. Check with your transport company before making a booking.

2) By lorry. This is a viable alternative but is more expensive. Expect to pay in the region of £1,500 to transport your car this way. The main benefit of this option is that your car can be collected and delivered with your other household goods.

Alternatively, you may wish to drive the vehicle yourself through England, France, Italy and then loading it onto the Brindisi to Kefalonia ferry. The total distance of the driving trip (i.e. excluding the ferry journey from Brindisi) is around 1,000 miles. Consider the cost of petrol, accommodation, insurance and breakdown cover before going ahead with this option.

To contribute to this section please email your questions to Chris