We've been building houses, villas and holiday homes on Samos since 2008 — making us one of the most established construction companies on Samos Island. Our in-house licensed civil engineers handle the entire build: first sketch, permit, foundation, finish, key handover. Whether you're on the island or running the project from abroad, we take care of it.
Over seventeen years, dozens of completed projects across the island. If you're serious about building a house on Samos — let's talk.
PortfolioRecent Samos Construction Projects
Who We Are
A Licensed Construction Company on Samos — Not a Crew of Freelancers
Samos Housing has been delivering professional new build projects on Samos since 2008. We design, permit and build custom villas and houses from the ground up — whether you're starting from a plot you already own or buying land first. Every project is run by our own licensed civil engineers, with one point of contact from sketch to keys.
Many of our clients complete the entire build remotely, visiting only at the start and at handover. We take care of everything in between — topographic surveys, architectural design, permits, construction, final registration. If your goal is the Greek Golden Visa, land plus construction on Samos can meet the €800,000 threshold.
Services
What Our Samos Construction Service Covers
Architectural Design
Your villa starts on paper. Our architectural team works around your vision, your budget, and the specifics of the plot — slope, orientation, views, municipal rules. Every design is custom. We don't sell templates.
Permits & Approvals
All Greek building permits go through the e-Adeies system. We prepare every document — architectural drawings, structural calcs, energy studies, topographic surveys — and submit on your behalf. Forestry, archaeological and fire-safety clearances included where needed.
Full Construction
Foundations, structural frame, roofing, plumbing, electrics, tiling, plastering, painting, external works. We manage every trade, every material delivery. Regular photo updates, and we're always a call away.
Topography & Surveys
Before anything starts, a detailed topographic survey — boundaries, elevation, access, buildable area. This determines what you can legally build and catches problems before they become expensive.
Renovations & Extensions
Not every project is new build. Our Samos renovation service covers structural reinforcement, modern interiors, extra floors, pools, energy upgrades — all fully permitted.
Arbitrary Building Regularization
Built without a permit? Common in Greece pre-1990s. Our regularization service handles measurement, documentation, fine calculation, and the submission. Deadline: 31 March 2028.
Process
How a Construction Project on Samos Actually Works
1
Consultation
We talk — in person, by phone, or over video — about what you want to build, where, and for what budget. If you own land already, we visit it. If you don't, we help you find the right plot. No commitment, no cost for the first conversation.
2
Design & Permits
Our civil engineers draw up the plans and prepare every technical study. Permit submission goes through the official Greek e-Adeies system. Typically 3–6 months depending on the municipality.
3
Build & Supervise
Permit issued, ground broken. Full site supervision by our engineers, regular progress photos, video calls when you want them. Many clients visit Samos in this stage — check progress, pick finishes on site, enjoy the island while the house takes shape.
4
Turnkey Handover
Finished, legally registered, inspected, ready to live in. You get the keys, the full technical file, and the energy certificate. From permit to keys: 18–24 months for a standard villa.
Budget
What Does Construction on Samos Actually Cost?
It's the first question everyone asks, and we'd rather give a straight answer than dance around it. Every project is different — a stone-clad hillside villa with an infinity pool costs more than a two-bedroom house on a flat plot — but here are realistic ranges, based on what we've built.
In 2026, construction costs on Samos typically sit between €1,800 and €2,500 per square metre, materials included. That covers the house itself: structural work, roofing, plumbing, electrics, all interior finishes.
What's not included in the per-m² price
Land purchase, permit fees, the mandatory IKA / e-EFKA social-security contributions payable on every Greek construction project, and any surrounding works — terraces, swimming pools, retaining walls, landscaping. On hillside plots these outdoor works can add 15–30% to the budget. We quote each item separately after surveying your plot, so there are no surprises at the end.
Real example: a 180 m² villa
In practice, a 180 m² villa with good-quality finishes on a reasonably flat plot runs €325,000–€450,000 for the house itself — before land, permits, social-security contributions, and any pool, terrace or landscaping works.
If your project is intended as a Golden Visa investment, combined land and construction cost on Samos can meet the €800,000 threshold set by Enterprise Greece for islands with over 3,100 inhabitants.
Location
Where to Build on Samos
Samos is compact but each area has its own character. Where you build affects views, rental potential, the permit process, and how much you actually enjoy the place. Here's what we tell clients after building across the island.
Pythagorion & Heraion — South Coast
The most popular area for new builds. Close to the airport, sunset-facing, established tourism infrastructure. Our Heraion Seafront Villa (2022) and Poseidonio Villa (2024) are in this corridor. Higher land prices, but the strongest rental yields on the island. Browse buildable plots for sale.
Kokkari & Vourliotes — North Coast
Mountain meets sea. Traditional stone architecture, dramatic views, sought-after by buyers who want something more authentic. Our Vourliotes Vista Villa (2021) was built here. Regulations in traditional settlement zones are stricter — exactly why you want a licensed engineer running the permit.
Karlovasi — West
Larger plots, lower land prices, a university-town energy. Excellent for permanent residence or larger projects. Good road connections and a growing community of year-round residents.
Vathy / Samos Town — East
The capital. Main harbour, hospital, schools, government offices. Best for commercial builds and primary residence. Our office is here — close supervision on any project in the area. Plots are smaller but fully serviced.
Marathokampos & Votsalakia — South-West
Remote, quiet, long sandy beaches. Ideal for private retreats and second homes. Fewer neighbours, more privacy, stunning sunsets. Services are further away — but for many clients, that's the whole point.
Bureaucracy
How Building Permits Work on Samos
The Greek permit process has a reputation for being slow and complicated. It can be — if you don't know the system. We've navigated it hundreds of times over seventeen-plus years, for new builds, renovations, extensions and regularizations. Here's what's actually involved.
All building permits in Greece are submitted electronically through the e-Adeies system. Our licensed engineers prepare and upload everything: architectural drawings, structural calculations, electromechanical and energy studies, and a topographic survey. We also handle forestry, archaeological and fire-safety clearances where they apply.
The permit process on Samos typically takes 3 to 6 months, depending on the municipality and project complexity. We factor this into every timeline we quote.
Once the permit is issued, construction starts immediately. From permit to key handover is usually 18 to 24 months for a standard villa.
Risk
Why It Matters Who Builds Your House
There's no shortage of freelance builders on Greek islands offering a price over a handshake. Some do decent work. But there are real problems that surface months or years later when the person managing your build isn't a registered professional.
The false economy we see again and again: an owner skips professional engineering management to save money upfront, then hires freelance crews piecemeal — one trade at a time, on a handshake, with no written scope, no single person accountable. Within months the real cost surfaces. Work redone because it wasn't specified correctly. Deadlines slipping because each contractor moves on to higher-paying jobs and only comes back to your site between shifts. Disputes over what was agreed eating weeks. Paperwork never properly filed, leading to legal fees later. The project that was meant to cost less ends up costing significantly more — and takes far longer to finish.
Professional project management isn't an optional line item. It's what keeps the budget and the timeline intact. A licensed civil engineer running your build means written scope of work, enforceable deadlines, transparent tendering that reveals the real market price for each trade, and a single point of accountability — in your language, from first drawing to key handover.
Permit Liability
If the build deviates from approved plans — even slightly — the legal responsibility falls on the owner, not the builder. A licensed engineer supervises every stage against the filed drawings and handles amendments through the official system before they become a problem.
Resale & Mortgages
A house without properly filed technical drawings cannot be legally sold or used as mortgage collateral in Greece. We've seen clients come to us to fix exactly this on properties built by unlicensed contractors years earlier. Fixing it after the fact is always more expensive.
Insurance Coverage
An unlicensed construction site isn't covered for on-site accidents. Under Greek law, the property owner can be held personally liable. Every project we quote is with insurance included.
Golden Visa Qualification
Enterprise Greece requires proper legal documentation for the investment to count. A build without the right paperwork won't qualify, regardless of how much you spent.
Our engineers are registered with TEE (the Technical Chamber of Greece). Every build carries full legal, technical and insurance documentation from day one.
For Overseas Buyers
Building on Samos as a Foreign Buyer
EU and non-EU citizens can both buy land and build on Samos. The process is straightforward — see our buying property FAQ for the full picture — but there are a few requirements specific to Greece, and to Samos in particular, since the island sits in a border region.
Non-EU buyers need clearance from the Greek Ministry of Defence for property purchases on border-region islands. Samos qualifies, but the clearance is routine — a few weeks, not months. We handle the application as part of our service.
Every foreign buyer needs a Greek AFM (tax number), which we arrange, and a Greek bank account, which requires one visit in person. Most overseas clients grant Power of Attorney to a Greek lawyer so the purchase and build can continue when they're not on the island.
One thing we flag for every foreign buyer: if you're buying an existing plot with an older structure on it, check for unpermitted additions from a previous owner — in Greece, that liability transfers with the title. We audit for it before you sign, and handle the regularization if needed. If the plan is to keep the old house and extend or modernize it, see our Samos renovation service instead — same team, different scope.
Many clients visit Samos regularly during the build — to check progress, pick finishes, or just enjoy the island while their house takes shape. We keep everyone informed with photos and video calls, so you always know exactly where things stand.
Why Us
Why Choose Samos Housing as Your Construction Company on Samos
Building on Samos Since 2008
Over seventeen years of completed projects across the island. We know the land, the regulations, the suppliers, and the people. No learning curve when you work with us.
Licensed Civil Engineers
Every project is managed and supervised by qualified, TEE-registered engineers. No subcontracting surprises, no unregistered labour, no legal grey areas.
Turnkey Delivery
Design, permits, construction, legal registration. You get a finished, move-in-ready property with all documentation in order. One company, one point of contact, start to finish.
Remote Project Management
Ideal for overseas buyers — regular photo and video updates mean you stay fully informed without travelling to Samos.
Golden Visa Eligible Projects
Land and construction on Samos can meet the €800,000 Greek Golden Visa threshold for qualifying investors.
Arbitrary Building Legalization
We handle regularization of unauthorized structures before the 31 March 2028 deadline — protecting your property's resale value.
Certified Property Valuations
Need an appraisal for your build? Our certified property valuations are accepted by all major Greek banks. Construction and valuation under one roof.
Bilingual Communication
We work fluently in Greek and English throughout every stage — no translation barriers, no misunderstandings on specifications, ever.
Arbitrary Building Regularization — Deadline 31 March 2028
If your Samos property was built without a permit — common in the 1970s and 1980s — Greek law requires legalization before 31 March 2028. Once we measure and assess your property, identify violations, and calculate the fine, 50% of the work is already done. Don't risk penalties or complications when selling.
Learn About Illegal Buildings →
Reviews
What Our Construction Clients Say
Over seventeen years of completed villas and renovations on Samos. Every review below is verified on our Google Business Profile.
★★★★★
"From the initial scouting to the final construction, Giannis was an invaluable guide. He assisted with every step — purchasing the plot, refining the architectural design, obtaining building permits, and overseeing the actual build. Building a house in another country while not being physically present is a significant challenge; I placed that trust in Giannis, and he exceeded my expectations. He honored all agreements, was pragmatic when dealing with deviations, and coordinated a fantastic team under his leadership."— Arjen Evers
Plot purchase + full build · remote owner
★★★★★
"Reliable, dedicated, skilled, expert knowledge, thinking along and proactive, always available and quick responding. Our holiday home in Ireon needed renovation and the result is stunning — new roof, windows and shutters, electricity and plumbing, kitchen and bathroom. Giannis kept us continuously updated by video calls, photographs and films while we were abroad. He did not exceed our budget, nor the agreed completion date — an impressive achievement in itself."— Jan & Anneke Granum Kamerling
Ireon renovation · on time, on budget
★★★★★
"Building a house in Greece without being there yourself — does that work? YES it does, and excellently with Giannis Paleokastritis and his team. For all the questions and decisions we faced when buying the land, designing the house and during the construction, Giannis was at our side. We were informed almost daily with photos and videos. The craftsmen worked professionally and efficiently, still 'in love with the detail.' Giannis promised us more than a year in advance that we would be able to move in in April — and we did."— Horst & Eva Kahrs, Berlin
Land + design + build · moved in on schedule
FAQ
Frequently Asked Questions
Which construction company on Samos should I work with?
Look for three things: licensed civil engineers on staff (not subcontracted), a real portfolio of finished projects you can visit, and full legal and insurance documentation on every build. Samos Housing meets all three — we've been building on Samos since 2008, our engineers are TEE-registered, and every project carries full legal cover. If a "construction company" can't show you completed work or written engineering credentials, walk away.
Can I build a house on Samos as a foreigner?
Yes. EU and non-EU citizens can legally build on Samos, subject to Greek planning regulations. Non-EU buyers need additional clearance from the Ministry of Defence for border-region islands — we handle this as part of our service. The clearance is routine and typically takes a few weeks. See our buying property FAQ for more.
How long does a Samos construction project take?
From permit approval to key handover, a standard villa takes 18 to 24 months. The permit process itself takes 3 to 6 months before construction begins. We provide a realistic schedule from day one and keep you updated throughout.
How much does it cost to build a house on Samos?
Construction costs in 2026 typically range from €1,800 to €2,500 per square metre, fully inclusive of materials and covering the house itself — structural work, roofing, plumbing and electrics, all interior finishes. That rate does not include land purchase, building permit fees, the mandatory IKA / e-EFKA social-security contributions on every Greek construction project, or surrounding works such as terraces, swimming pools, retaining walls, and landscaping, which can add significantly to the total on hillside plots. A 180 m² villa typically costs €325,000–€450,000 for the house itself on a reasonably flat plot. We provide detailed, itemised quotes after surveying your plot.
Can a Samos construction project qualify for the Golden Visa?
Yes. For islands over 3,100 inhabitants like Samos, the Greek Golden Visa requires a minimum investment of €800,000, as set by Enterprise Greece. The combined cost of land purchase and construction can meet this threshold.
Do you handle building permits in Greece?
Yes. Our licensed civil engineers prepare and submit all architectural drawings, structural studies, technical files, and planning applications through the official Greek e-Adeies system. We navigate the bureaucracy on your behalf — you don't need to deal with it.
What is arbitrary building regularization?
Arbitrary buildings are structures built without a permit — very common in Greece before the 1990s. Greek law allows owners to legalize them by paying a calculated fine before 31 March 2028. We handle measurements, documentation, fine calculation, and the full submission process.
Do I need a property valuation for my construction project?
A certified property valuation is often required for mortgage financing, Golden Visa applications, or post-construction registration in Greece. Samos Housing provides both the construction service and the certified appraisal — under one roof.
Ready to Build on Samos?
Tell us about your project — plot size, vision, budget, timeline. You can also browse our current properties for sale on Samos to find the right plot or house to build on.
Discuss Your Construction Project →