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How to read a Greek topografiko
Every land transaction in Greece requires a topographic survey. It's in Greek, with Greek coordinate systems, Greek abbreviations, and measurements that look like gibberish. This guide translates every element.
Bookmark this page. You'll need it during due diligence.
What it is
A τοπογραφικό διάγραμμα (topografiko diagramma) is a certified technical drawing of a land parcel prepared by a licensed surveyor-engineer. It shows boundaries, dimensions, coordinates, elevation, neighbours, road frontage, and building terms. Signed and stamped by a TEE-registered engineer who is personally liable for its accuracy.
You need one for: property purchases, building permits, cadastral registration, land division, bank financing, inheritance, and boundary disputes — and it determines your building terms. You cannot do any of these without it.
What's on the document
The 10 things on every topografiko
Owner name, municipality, purpose, scale, date, engineer details
EGSA '87 coordinates for every vertex (corner point)
Solid lines = surveyed. Dashed = approximate. Lengths in metres.
Εμβαδόν: total area in τ.μ. and/or στρέμματα
Πρόσωπο: frontage length + road width. Must be ≥25m ektos schediou.
Ιδιοκτησία + name along each boundary
Βορράς / B — oriented to EGSA '87 grid north
Σ.Δ., Σ.Κ., max height, setbacks, zone, land use
TEE stamp + signature = legally certified. No stamp = worthless.
Ισοϋψείς: elevation above sea level. Shows slope and drainage.
Greek abbreviations translated
Every abbreviation you'll encounter on a topografiko, with what it means and how to read it.
| Abbr. | Greek | English |
|---|---|---|
| Σ.Δ. | Συντελεστής Δόμησης | Building coefficient (FAR) |
| Σ.Κ. | Συντελεστής Κάλυψης | Coverage ratio |
| Ο.Τ. | Οικοδομικό Τετράγωνο | Building block number |
| Κ.Χ. | Κοινόχρηστος Χώρος | Public/common space |
| τ.μ. | τετραγωνικά μέτρα | Square metres |
| στρ. | Στρέμματα | Stremma (1,000 sqm) |
| ΚΑΕΚ | Κωδ. Αριθμ. Εθν. Κτηματολογίου | Cadastre code (12-digit) |
| Ο.Γ. | Οικοδομική Γραμμή | Building line |
| Ρ.Γ. | Ρυμοτομική Γραμμή | Street alignment line |
| Α.Μ. | Αριθμός Μητρώου | Registration number |
| ΓΠΣ | Γενικό Πολεοδομικό Σχέδιο | General Urban Plan |
| Π.Δ. | Προεδρικό Διάταγμα | Presidential Decree |
| ΦΕΚ | Φύλλο Εφημερίδας Κυβ. | Government Gazette |
| Υψ. | Υψόμετρο | Elevation (m above sea level) |
| Κλ. | Κλίμακα | Scale |
| Εκτός Σχ. | Εκτός Σχεδίου | Outside city plan |
| Εντός Σχ. | Εντός Σχεδίου | Inside city plan |
The coordinate system: EGSA '87
All Greek topografika use EGSA '87 (GGRS87 internationally, EPSG:2100). Coordinates are expressed as Easting (X) and Northing (Y) in metres.
GPS coordinates (WGS84) are not the same. Small errors in the transformation can mean metres of boundary shift — significant for building setbacks and disputes. Only a licensed surveyor should perform the conversion.
Y range (mainland): 3,800,000 – 4,600,000
If you see HATT coordinates: The survey is outdated. The HATT system was replaced by EGSA '87. All official submissions require EGSA '87. The survey must be redone or converted by a licensed surveyor.
Red flags
These are the things that should make you pause, ask questions, or walk away. Some are on the topografiko itself. Others require cross-referencing with external sources.
Differences >2-5% between the topografiko and the title deed or cadastral record indicate a boundary dispute or survey error. The cadastre is presumed correct after registration — correcting it requires court proceedings.
Check dasmap.gr independently. If any part of the property appears green on the forest map, it cannot be built upon — constitutionally protected. This is the single biggest deal-killer in Greek real estate. The topografiko may not show it.
If the property is near the coast and the topografiko doesn't show the coastal zone demarcation, the surveyor may not have checked. The aigialos (foreshore) is state property — no construction. Get the official determination separately.
If the coordinate system is HATT (the pre-1987 system), the survey is outdated. All official submissions require EGSA '87. The survey must be redone or converted.
No stamp = invalid document. The engineer must be a current, active member of the Technical Chamber of Greece (TEE). Verify their registration number (Α.Μ.) is valid.
If the city plan requires the road to be widened, part of your plot will be taken. This reduces your buildable area. Check the Ρ.Γ. (street alignment line) vs the actual road edge.
If a neighboring property's owner is unknown, there may be an inheritance dispute, abandoned property, or state claim. This can complicate boundary agreements and future construction.
Watercourses have mandatory setbacks of 10-20m+. Building near a rema is heavily restricted. If one appears on the survey, verify the setback zone with the authorities.
This means the plot doesn't meet current minimums (size or frontage) but is buildable under older, grandfathered rules. These exceptions can be fragile — verify the specific legal basis and confirm it still applies.
City plans change. Cadastral data updates. Forest maps get revised. Coastal zones get re-demarcated. An old survey may not reflect current conditions. For a building permit, authorities want a recent survey.
Getting a topografiko made
Hire a surveyor
Must be a licensed τοπογράφος μηχανικός registered with TEE. Find one via TEE's directory (portal.tee.gr) or through your notary/lawyer. Use a local surveyor — they know the terrain and local regulations.
Field survey + office work
The surveyor visits the property with GPS/total station equipment, measures all vertices, elevations, structures, and features. Then processes everything in the office: CAD drawing, area calculations, building terms research, cross-checking with the cadastre and forest maps.
Delivery + submission
You receive a signed, stamped hard copy plus digital versions (PDF and/or DXF/DWG). For building permits, the surveyor submits directly via the e-Adeies platform with their digital signature. For property sales, the notary attaches it to the deed.
Always get your own. Do not rely on the seller's topografiko. Boundary disputes are common, and a seller's surveyor may present favourable boundaries. Budget €500-€2,000 as a due diligence cost — cheap insurance against a bad investment.
Need help reading a specific topografiko?
If you're evaluating a property in Messinia and have a topografiko you can't parse, we're happy to take a look. We've been through this process on our own land and know what to look for.
Get in touch