The first thing to know about any plot in Kefalonia is whether it lies inside the town plan or the limits of a settlement, or outside them. Inside, building follows the local building terms. Outside, a plot generally needs at least 4,000 m² and road frontage. On PlotX, plots inside the plan ask €76/m² and the rest €30/m² (median, Q4 2026).
This guide is general information, not legal advice. For a specific plot, your engineer confirms what can be built. It is part of our guide to buying land in Kefalonia.
What does "inside the town plan" mean?
A plot is "inside the plan" when it lies within an approved town plan or within the official limits of a settlement (village). These plots can be built on under the building terms that apply to that area: how much floor space you can build relative to the plot, and how much of the plot the building may cover.
Inside the plan, plots are usually small and close to a village, with roads and services nearby. The building terms differ from place to place, so the same 800 m² can allow a different house in two different villages. Your engineer reads the terms for the exact plot.
Fiskardo, a village in the north of Kefalonia. Photo: Christos Vittoratos, public domain, via Wikimedia Commons (cropped).
What does "outside the plan" mean?
Everything that is not inside a town plan or settlement limits is "outside the plan". Here the general rule is stricter: a plot needs at least 4,000 m² and frontage on a road to be buildable.
Outside the plan you usually find larger plots in open countryside, often with views, and fewer neighbours. In return, there are more things to check before you buy: the road, forest maps, water and electricity.
Open countryside by the sea in Kefalonia. Photo: Berit from Redhill/Surrey, UK, CC BY 2.0, via Wikimedia Commons (cropped).
Can you build on a plot smaller than 4,000 m² outside the plan?
Only in one case, and it ends soon. Plots below 4,000 m² that relied on the older exceptions can still be built on only if an application was submitted by 9 December 2022 and the building permit is issued by 30 June 2027 (Article 133, Law 5317/2026).
In practice: if a seller offers a plot outside the plan that is smaller than 4,000 m², ask for proof of that application before anything else. Without it, the plot is not buildable under the general rule.
What do the two kinds of plot cost in Kefalonia?
In our Q4 2026 Kefalonia Land Price Index, plots declared inside the plan ask more than twice as much per square metre as the rest, and they are about a quarter of the size.
| Plot group (Kefalonia, Q4 2026) | Plots | Median asking price | Median plot size |
|---|---|---|---|
| Inside the town plan or settlement limits | 396 | €76/m² | 1,147 m² |
| Other plots | 482 | €30/m² | 4,965 m² |
| Explicitly listed as outside the plan | 123 | €32/m² | 5,000 m² |
The same pattern holds in the four areas of the index with the largest samples:
| Area | Inside the plan: plots · median | Other plots: plots · median |
|---|---|---|
| Leivathos | 118 · €74/m² | 163 · €30/m² |
| Argostoli | 119 · €89/m² | 108 · €29/m² |
| Skala | 44 · €69/m² | 74 · €36/m² |
| Paliki | 46 · €75/m² | 66 · €24/m² |
All figures are asking prices from listings on PlotX, not completed sales. "Other plots" are plots whose listing does not declare them inside the plan: most are outside it, but not necessarily all. Pylaros, Sami and Erissos have smaller samples and are shown with that note in the full Kefalonia Land Price Index.
How do you check which kind a plot is?
Ask the seller for the plot's documents, then have your own engineer confirm. The engineer checks:
- Planning status: inside the plan, inside settlement limits, or outside.
- Area and road frontage: whether the plot meets the rule that applies to it.
- Building terms: how much you can build and how much of the plot you can cover.
- Forest maps: land classed as forest cannot be built on.
- Seashore zone: plots by the sea have extra restrictions.
- Water and electricity: how far the nearest connection is.
Do this before you agree on a price. A plot that cannot be built on is worth far less than one that can, and the price per square metre in the tables above shows it.
Which kind of plot suits you?
Inside the plan suits buyers who want a smaller plot near a village, with roads and services close by, and who are willing to pay more per square metre. Outside the plan suits buyers who want more land and space, and who are ready for more checks before they buy.
Either way, browse current plots on the Kefalonia land for sale page, and read the full step-by-step guide to buying land in Kefalonia for the legal side, costs and process. PlotX charges a 1% platform fee, paid by the buyer only.
