How to read zoning and parcel-type records

The first technical document you encounter when buying land is the zoning certificate. Without understanding it, the parcel’s true value cannot be calculated.

FAR (E) and ground coverage

FAR (E) gives the total buildable area. On a 1,000 sqm lot with E:0.40, total buildable area is 400 sqm. Ground coverage tells you what percentage of the lot the building can cover.

Hmax and storey height

Hmax is the maximum building height from ground level. Hmax:6.50 typically implies two storeys; however, attic, parapet and terrace solutions must be examined in detail.

Setbacks

Minimum distances from neighbouring parcels, the road and the rear garden are defined by the zoning plan. These setbacks directly affect the usable building area.

Subdivision, consolidation, dedication

Subdivision splits a parcel; consolidation merges parcels; dedication transfers land to the public for roads or green areas. On shared parcels, independent title is not possible without subdivision.

Parcel type differences

‘Land/lot’ titles are zoning parcels with construction rights. ‘Field’ titles are cadastral; they must be added to the zoning plan before construction. ‘Vineyard’ or ‘olive grove’ titles may fall under conservation laws.