Greek draft law would let owners merge adjoining flats on the same floor, even across two buildings
Article 70 of Greece's draft electricity bill would let owners use neighbouring properties on the same floor as one, provided the buildings stay structurally sound; comments close on 24 October 2026.
5We read 5 sources, 4 in Greek, 1 of them official documents, including the full text of article 70 of the draft bill on opengov.gr, so you can read this in 4 minutes. What we checked ↓
Does this affect you?
- Owners of a flat, shop or office next to another property on the same floor
- You could use two neighbouring or adjoining properties on the same floor as one, even if they are in neighbouring buildings or on neighbouring plots, with the consent of a majority of at least 67% for each property being merged and the buildings remaining structurally sound.1
- Other co-owners in the building
- For a same-floor merger, the consent of the owners of the properties being merged would be enough, regardless of the building's deed and regulation; work on the load-bearing structure normally needs your consent, but some of it could go ahead without it if a structural adequacy study shows the building stays sound.1
- Buyers and investors looking at adjoining small flats
- Nothing changes yet. If the rule passes as drafted, a merger could later be undone under the same conditions.1
What to do Nothing changes yet: this is a draft law.1 You can comment on article 70 on opengov.gr until 10:00 on Saturday 24 October 2026.1
Where it stands
Checked 12 October 2026At a glance
- Proposed, not law: article 70 of a draft electricity-market bill would let owners functionally merge neighbouring or adjoining properties on the same floor, in the same or a neighbouring building or plot; comments close at 10:00 on Saturday 24 October 2026.
- The consent of the owners of the properties being merged, by a majority of at least 67% for each property, would be enough, regardless of the building's deed establishing horizontal ownership and co-owners' regulation, provided the buildings remain structurally sound.
- The text speaks of 'functional' merging and would allow the properties to be functionally split again; it says nothing about title deeds or the land registry.
Two flats side by side on the same floor are two separate properties, and a Greek draft law now in public consultation would make it easier to use them as one.1 The rule is article 70 of a bill from ΥΠΕΝ, the Ministry of Environment and Energy (Υπουργείο Περιβάλλοντος και Ενέργειας, Ypourgeio Perivallontos kai Energeias), and it would also cover neighbouring properties in two different buildings or on two plots.1 The bill is open for comments on opengov.gr, the government's consultation website, until 10:00 on Saturday 24 October 2026, and it is not yet law.1
Why is a flats rule in an electricity bill?
The bill is mainly about the electricity market, and we explained its energy measures in our article on the PSO charge and fixed-price contracts.1 Its Part C, "other provisions within the remit of the Ministry of Environment and Energy", includes a chapter of provisions for the ministry's General Secretariat for Spatial Planning and Urban Environment (Γενική Γραμματεία Χωρικού Σχεδιασμού και Αστικού Περιβάλλοντος, Geniki Grammateia Chorikou Schediasmou kai Astikou Perivallontos), and article 70 sits in that chapter.1 The same chapter includes article 69, which corrects errors in the Spatial and Urban Planning Code «Νικόλαος Ταγαράς» (Kodikas Chorotaxias kai Poleodomias "Nikolaos Tagaras"), the Planning Code for short; Ecopress counted 23 changes, corrections and additions over 10 pages.15
Article 70 would amend paragraph 5 of article 220 of the Planning Code, the article on existing buildings, adding two sentences and restating the paragraph in full.1 The Planning Code is already law: it was ratified by law 5306/2026, published in the Government Gazette (ΦΕΚ, Fyllo Efimeridas tis Kyverniseos) A΄ 88 on 8 June 2026.15
What would article 70 allow?
The new paragraph would allow the "functional merging" of individual neighbouring or adjoining properties on the same floor that are in the same building or in a neighbouring building or plot.1 The bill's own heading for article 70 speaks of adjoining properties on the same level "in different buildings".1 Naftemporiki and Ecopress described it as covering both homes and business premises; Ecopress named offices, shops and medical practices.23
For a same-floor merger, a majority of at least 67% for each property being merged would be enough, whatever the building's deed and regulation say.
Under article 70, the consent that suffices for a same-floor merger is that of the owners of the properties being merged, by an increased majority of at least 67% for each property, in our translation of the bill.1 That applies regardless of what the building's deed establishing horizontal ownership («πράξη σύστασης οροφοκτησίας», which divides a building into separately owned units) and its co-owners' regulation («κανονισμός σχέσεων συνιδιοκτητών», the rules governing co-owners' rights and shared parts) say.1 The condition is that the buildings remain structurally sound after the alterations.1
The same paragraph also covers two other cases, each subject to the buildings remaining structurally sound: merging the buildings on neighbouring plots with an increased majority of at least 67% of the plots' owners, for as long as the private contract provides, and merging self-contained properties in the same building with an increased majority of at least 67% of the owners of that building's properties.1
What is "functional merging", and what is it not?
The Greek term in article 70 is «λειτουργική ενοποίηση» (leitourgiki enopoiisi, functional merging), which we take to mean using the properties together as one space; the bill does not define it.1 Article 70 says nothing about title deeds, rewriting the deed establishing horizontal ownership, or registration with the land registry.1 We therefore cannot say whether two merged flats would become one property on paper.1
A merger under article 70 would not be one-way.1 Under the same conditions, the properties could be functionally split again and returned to their previous state, in all the cases the paragraph covers.1
What about walls and the load-bearing structure?
Under article 70, work on a building's load-bearing structure for a merger or internal rearrangement needs the consent of the building's co-owners.1 As an exception, it may be done unilaterally («μονομερώς», that is, without the other co-owners' consent), departing from the building's regulation, if a structural adequacy study shows the building stays sound.1 Where that study calls for reinforcement of the load-bearing structure, the work also needs co-owners' consent, but may be done unilaterally if it does not touch the columns and beams and the study shows the building stays sound.1
Article 70 also says that reinforcement work required by the study may be carried out unilaterally, at the expense of the owners of the merged properties, if it stays within those properties.1
What does the bill leave open?
Article 70 does not say whether the 67% majority counts owners by head or by ownership share.1 Dnews's English edition wrote of "67% of the ownership interests" in each property, which is one reading, not the bill's wording.41
Article 70 does not list the paperwork for a merger.1 Ecopress wrote that article 327 of the Planning Code already sets extra documents for this kind of case, including an engineer's technical report, architectural drawings, proof of consent and an amended fire-protection study.3 We have not checked article 327 ourselves.
The bill says it adds a new third sentence and a new eighth and last sentence to paragraph 5 of article 220.1 By our reading, the new third sentence is the same-floor rule and the new eighth is the reversal rule, but we have not compared the draft with the current text of the Planning Code.1
When could the merger rule apply?
Nothing changes yet: comments on the bill close at 10:00 on Saturday 24 October 2026.1 We have not found an announced date for tabling it in Parliament. Article 70 would apply only once the bill is voted and published in the Government Gazette, and its wording may change after the consultation.1
Follow this story
We update this article when it moves: the tracker above shows where it stands. To keep up: add the key dates to your calendar, follow our updates feed or get the daily brief. All bills we follow are on one page.
What we checked
Highlights from our fact-check against the original Greek documents. Every claim in the article went through the same check.
- Confirmed
Naftemporiki reported that owners could merge neighbouring flats or business premises on the same floor with a majority of at least 67% per property, without a corresponding majority of all the owners of the apartment blocks (our translation).2
Article 70 says the consent of the owners of the properties being merged is enough, with a majority of at least 67% for each property, regardless of the building's deed and regulation. Work on the load-bearing structure still normally needs the co-owners' consent.1
- Not in the document
Dnews's English edition described the threshold as owners representing at least 67% of the ownership interests in each affected property.4
Article 70 says «αυξημένη πλειοψηφία τουλάχιστον εξήντα επτά τοις εκατό (67%) ανά έκαστη διηρημένη ιδιοκτησία» (an increased majority of at least 67% for each divided property) and does not say whether that is counted by head or by ownership share.1
- Confirmed
Ecopress reported that, under the same conditions, merged properties could be split again and returned to their previous state.3
The new last sentence of the paragraph says exactly this, for all the cases the paragraph covers.1
What we don't know yet
- Whether the 67% majority counts owners by head or by ownership share: article 70 does not say.
- Which sentences of the paragraph are new. By our count the bill adds the third sentence (same-floor properties in the same or a neighbouring building) and the eighth and last (splitting merged properties again), but we have not compared it with the current text of the Planning Code.
- Whether a functional merger has any effect on title, the deed establishing horizontal ownership or the Hellenic Cadastre (Ελληνικό Κτηματολόγιο, Elliniko Ktimatologio, the land registry): the text mentions the deed only to say the consent rule applies regardless of it, and does not mention title or the Cadastre.
- What paperwork a merger needs and who checks the structural adequacy study: article 70 does not list documents or name an authority, and Ecopress points to article 327 of the Code, which we have not checked.
- When the bill will be tabled and voted in Parliament, whether article 70 will change after the consultation, and from what date it would apply.
«Σε περίπτωση που η λειτουργική ενοποίηση αφορά μεμονωμένες όμορες ή εφαπτόμενες διηρημένες ιδιοκτησίες ιδίου επιπέδου (ορόφου) που ευρίσκονται στο ίδιο ή σε όμορο κτίριο ή γεωτεμάχιο, αρκεί η συναίνεση των ιδιοκτητών των προς ενοποίηση διηρημένων ιδιοκτησιών με αυξημένη πλειοψηφία τουλάχιστον εξήντα επτά τοις εκατό (67%) ανά έκαστη διηρημένη ιδιοκτησία, ανεξάρτητα από τα οριζόμενα στις οικείες πράξεις σύστασης οροφοκτησίας και κανονισμού σχέσεων συνιδιοκτητών, εφόσον διασφαλίζεται η στατική επάρκεια των κτισμάτων μετά τις προβλεπόμενες διαρρυθμίσεις.»
Where the functional merging concerns individual neighbouring or adjoining divided (separately owned) properties on the same level (floor) located in the same or in a neighbouring building or plot, the consent of the owners of the divided properties to be merged suffices, with an increased majority of at least sixty-seven per cent (67%) for each divided property, regardless of the provisions of the relevant deeds establishing horizontal ownership and regulations of co-owners' relations, provided that the structural adequacy of the buildings is ensured after the planned alterations. (in our translation)
«Σε περίπτωση που κατά τη μελέτη στατικής επάρκειας απαιτούνται επεμβάσεις ενίσχυσης στον φέροντα οργανισμό, αυτές δύνανται να πραγματοποιούνται μονομερώς με δαπάνη των ιδιοκτητών των αυτοτελών οριζόντιων ιδιοκτησιών που ενοποιούνται, με την προϋπόθεση ότι οι επεμβάσεις αυτές περιορίζονται εντός των συγκεκριμένων αυτών ιδιοκτησιών.»
Where, according to the structural adequacy study, reinforcement work on the load-bearing structure is required, this may be carried out unilaterally at the expense of the owners of the self-contained horizontal properties being merged, provided that the work is confined within those particular properties. (in our translation)
«Υπό τις ίδιες προϋποθέσεις είναι δυνατή η λειτουργική κατάτμηση και επαναφορά των πραγμάτων στην προτέρα κατάσταση, για τις ανωτέρω περιπτώσεις της παρούσας.»
Under the same conditions, functional division and restoration of things to their previous state is possible, for the above cases of this paragraph. (in our translation)
Sources
- opengov.gr / Υπουργείο Περιβάλλοντος και Ενέργειας · Άρθρο 70 Λειτουργική ενοποίηση όμορων ιδιοκτησιών ιδίου επιπέδου (ορόφου) που είναι εφαπτόμενες και βρίσκονται σε διαφορετικά κτίρια - Τροποποίηση παρ. 5 άρθρου 220 Κώδικα Χωροταξίας και Πολεοδομίας «Νικόλαος Ταγαράς» (δημόσια διαβούλευση #1731) · 10 October 2026 · in Greek · Open ↗
Passage we quote: Article 70 (article 220, paragraph 5, third sentence, of the Planning Code)
«Σε περίπτωση που η λειτουργική ενοποίηση αφορά μεμονωμένες όμορες ή εφαπτόμενες διηρημένες ιδιοκτησίες ιδίου επιπέδου (ορόφου) που ευρίσκονται στο ίδιο ή σε όμορο κτίριο ή γεωτεμάχιο, αρκεί η συναίνεση των ιδιοκτητών των προς ενοποίηση διηρημένων ιδιοκτησιών με αυξημένη πλειοψηφία τουλάχιστον εξήντα επτά τοις εκατό (67%) ανά έκαστη διηρημένη ιδιοκτησία, ανεξάρτητα από τα οριζόμενα στις οικείες πράξεις σύστασης οροφοκτησίας και κανονισμού σχέσεων συνιδιοκτητών, εφόσον διασφαλίζεται η στατική επάρκεια των κτισμάτων μετά τις προβλεπόμενες διαρρυθμίσεις.»
Where the functional merging concerns individual neighbouring or adjoining divided (separately owned) properties on the same level (floor) located in the same or in a neighbouring building or plot, the consent of the owners of the divided properties to be merged suffices, with an increased majority of at least sixty-seven per cent (67%) for each divided property, regardless of the provisions of the relevant deeds establishing horizontal ownership and regulations of co-owners' relations, provided that the structural adequacy of the buildings is ensured after the planned alterations. (in our translation)
Passage we quote: Article 70 (article 220, paragraph 5, seventh sentence, of the Planning Code)
«Σε περίπτωση που κατά τη μελέτη στατικής επάρκειας απαιτούνται επεμβάσεις ενίσχυσης στον φέροντα οργανισμό, αυτές δύνανται να πραγματοποιούνται μονομερώς με δαπάνη των ιδιοκτητών των αυτοτελών οριζόντιων ιδιοκτησιών που ενοποιούνται, με την προϋπόθεση ότι οι επεμβάσεις αυτές περιορίζονται εντός των συγκεκριμένων αυτών ιδιοκτησιών.»
Where, according to the structural adequacy study, reinforcement work on the load-bearing structure is required, this may be carried out unilaterally at the expense of the owners of the self-contained horizontal properties being merged, provided that the work is confined within those particular properties. (in our translation)
Passage we quote: Article 70 (article 220, paragraph 5, eighth sentence, of the Planning Code)
«Υπό τις ίδιες προϋποθέσεις είναι δυνατή η λειτουργική κατάτμηση και επαναφορά των πραγμάτων στην προτέρα κατάσταση, για τις ανωτέρω περιπτώσεις της παρούσας.»
Under the same conditions, functional division and restoration of things to their previous state is possible, for the above cases of this paragraph. (in our translation)
- Ναυτεμπορική (Naftemporiki) · Συνενώσεις ιδιοκτησιών και νέοι όροι δόμησης στο πολεοδομικό νομοσχέδιο του ΥΠΕΝ · 12 October 2026 · in Greek · Open ↗ · Archived copy
- Ecopress · ΥΠΕΝ: νέα ρύθμιση για ενοποίηση διαμερισμάτων σε διαφορετικές πολυκατοικίες · 12 October 2026 · in Greek · Open ↗ · Archived copy
- Dnews (English edition) · Greece Moves to Ease Property Mergers, Bypassing Building Owners' Veto Power · 12 October 2026 · Open ↗ · Archived copy
- Ecopress · Νέο νομοσχέδιο ΥΠΕΝ: σε 10 σελίδες, 23 αλλαγές και διορθώσεις στον Κώδικα «Ν. Ταγαράς» · 12 October 2026 · in Greek · Open ↗ · Archived copy
Every figure in the text links to its source. Our own calculations are marked as such. Translations from Greek are ours. Archived copies are snapshots saved on the Internet Archive when we published.
Corrections & updates
No corrections to this article. Spotted an error? Tell us. Corrections policy