A single parcel in the mountains of the Peloponnese: the Krathis river below, 270 metres of road frontage above, a clean title, and a ski resort and the sea both within half an hour.
Twenty thousand square metres, five kilometres below the traditional stone village of Zarouchla, in the Chelmos range of the northern Peloponnese.
The land rises in a gentle slope from the Krathis river on its lower edge, planted with mature walnut trees and open scrub, with unobstructed views across the mountains and no dense development in the sightlines.
The eastern boundary runs along the Akrata–Zarouchla provincial road for approximately 270 metres. That gives year round, all weather access and, for a developer, the option of several separate entrances rather than a single track. Electricity and water are both close by, with straightforward connection.
It is offered directly by the owner. There is no agency involved and no commission on the sale.
↓ Download the information pack (PDF)| Area, title | 20,003 m² |
| Area, cadastral survey | 21,215 m² |
| Perimeter | 736 m |
| Extent | 165 × 220 m |
| Road frontage | approx. 270 m |
| Coordinates | 38.0252° N 22.2542° E |
| Municipality | Aigialeia, Achaia |
| Ownership | Full, 100% |
| Forestry designation | None |
| Archaeological restrictions | None |
| Encumbrances | None recorded |
| National Cadastre | Registered |
| Building conditions | Coverage 20% Coefficient 0.20, max 200 m² Setback 15 m · height 7.50 m |
| Price | €400,000 |
The surveyed area exceeds the title area by 1,212 m², which falls within the officially accepted deviation of ±1,485 m² recorded on the cadastral diagram.
Ninety seconds over the parcel, the road frontage and the surrounding valley.
The outline below is plotted from the official cadastral survey coordinates, not drawn by hand.
Walnut trees, open meadow, the Krathis river below, and the provincial road running along the eastern edge with the power line already in place.
The shape beside is not an illustration. It is the parcel drawn from its 49 official cadastral survey points, in the Greek national grid, exactly as recorded on the cadastral diagram.
That matters for a land purchase. You are seeing the same geometry a surveyor and a notary will work from, before you spend anything on a visit.
| Boundary points | 49 |
| Perimeter | 736 m |
| Widest extent | 165 × 220 m |
| Surveyed area | 21,215 m² |
The plot sits in the Chelmos range of Achaia, in a working rural landscape of terraced cultivation and scattered stone dwellings. Lake Tsivlou, the Mt. Chelmos hiking network, the Zarouchla Tower and a scattering of Byzantine chapels are all close by.
Eco-lodges or mountain chalets, a boutique hotel or wellness retreat, or a private mountain estate.
The combination of the river, mountain views, a ski resort twenty five minutes away and the sea thirty minutes away is unusual in the Peloponnese. It means a hospitality development here has genuine year round occupancy rather than the three month summer season that limits most Greek coastal sites.
Twenty thousand square metres is enough for a phased scheme, and the length of the road frontage means the phases need not share a single entrance.
At €400,000 this property meets the Greek Golden Visa investment threshold for the Achaia region under Law 5100/2024.
Undeveloped land qualifies, and the 120 m² minimum floor area requirement does not apply to bare plots. No construction is required for eligibility. A residence permit extends to the investor, their spouse and dependent children.
Building conditions recorded by a licensed civil engineer in 2009: coverage 20%, coefficient 0.20 with a maximum of 200 m² for a residence, 15 m setback from boundaries, maximum height 7.50 m. A tourism development falls under a separate framework. The full topographic diagram and the engineer's declaration are provided to serious enquirers, and are being refreshed to current date.
My parents bought this land two decades ago with a plan they were open about from the start: enjoy the forest and the valley for twenty years or so, then pass it on.
That is what is happening now. There is no dispute, no debt, no planning problem and no deadline forcing our hand. The land has done exactly what it was bought to do, and it is time for someone else to make something of it.
It is why the file is in order and why we are selling it ourselves rather than through an agency. We know the plot, we can answer questions about it directly, and there is no commission sitting between you and the price.
No agency, no commission, and no intermediary adding a margin to the asking price.
You deal with the family throughout. Documents, viewings and negotiation all go through one point of contact, and your own lawyer verifies everything independently.
This matters if you are thinking about a lodge, a guesthouse or a retreat. A mountain plot only fills beds if there is something for guests to do, and this corner of Achaia has an unusual concentration of it, in summer and in winter.
An estate at Zarouchla offers horse riding, archery, mountain biking and ATV routes through the forest, with ponies, horses and deer on site. Five kilometres from the land.
The river runs below the property and feeds Lake Tsivlou. Its banks are walkable, the water is clear and cold, and it threads the whole chain of villages down the valley.
Blue-green water ringed by forest, formed by a landslide that buried a village in 1913. Picnics and swimming in summer, walking and cycling the perimeter the rest of the year.
A short canyon walk near the village of Solos, partly through running water, ending at the falls. Popular with hikers and easy to reach from the valley road.
The Mavroneri falls on the flank of Mt. Chelmos, the river of the underworld in Greek myth and the water Achilles was dipped in. One of the more remarkable walks in the Peloponnese.
The Chelmos–Vouraikos Geopark covers the whole massif, with marked trails, gorges, fir forest and some of the highest peaks in the Peloponnese on the doorstep.
The main winter destination of southern Greece, twenty five minutes away. It is what gives a development here a real winter season rather than a summer-only one.
Thirteen terraced underground lakes near Kastria, a geological formation with few equivalents anywhere. One of the most visited sites in the region.
Thirty minutes down the valley to the Corinthian Gulf: pebble beaches, seafront tavernas and the summer crowd, with the mountains still behind you.
Plane trees, cold springs at the source of the Aroanios, and the trout farms the village is known for, several of them with tavernas serving what they raise.
Built into the rock face and tracing its history to the fourth century, among the oldest monasteries in Greece and a short drive down the Vouraikos.
The 1896 cog railway climbs the Vouraikos gorge from Diakopto to Kalavryta. It is a genuine tourist draw in its own right and runs year round.
Attractions and distances given as a guide. Opening times and operators change by season.
The questions international buyers ask most often, answered plainly.
General information gathered from public sources in August 2026, not legal or tax advice. Rates and timelines change and vary by case. Confirm everything with your own lawyer and accountant before committing.
Full legal document pack, cadastral diagram, boundary files and the complete aerial footage are available to serious enquirers. Site visits and video walkthroughs can be arranged.
Costas Koutsonikolas
zarouchlaland@gmail.com
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