What will change in 2026 in terms of unplanned construction?

From mid-2026, the status of unplanned construction is expected to change radically, as the Ministry of Environment and Energy is promoting a new, unified framework that aims to put an end to the current urban planning chaos. Until the new system is established, urban planning continues to operate with double standards: some authorities issue building permits based on existing data, while others block them, even though the conditions are the same. The result is the creation of "lucky" areas, where owners can still build, and "dead" urban planning zones, where no permits are granted.

This uncertainty has frozen the land market in areas outside the plan and left thousands of owners without a clear answer as to what they can do with their properties. Plots of land that once had high commercial value remain unsold, as no one can guarantee that they are buildable. Based on current data, any land that does not face a recognized road is at risk of being classified as non-buildable—unless there is a specific provision in the Local Urban Plans.

The year 2026 brings significant changes, starting with the definitive establishment of the road network. For the first time, roads considered public will be officially mapped, based on aerial photographs from 1977, which replace the outdated 1923 boundary. In this way, the state seeks to acquire a realistic and reliable tool for assessing the buildability of each plot of land.

The road recognition process is already underway and includes the recording and evaluation of all unplanned roads per municipal unit. A road will be considered public only if its existence is legally documented, it appears in the 1977 aerial photographs, it is recorded in the Land Registry, or it is functionally connected to public spaces and infrastructure. This new "road registry" will definitively clarify which agricultural plots have legal access to a road and can be built on.

The presidential decree, which will come into force in 2026, will set out the criteria for recognizing roads, the technical specifications for studies, and the rules for roadside construction. At the same time, Local Urban Plans will incorporate the new data, ensuring that each area will have a uniform, clear, and legally secure spatial planning framework.

For properties that do not have frontage on a recognized road, the most likely scenario is that they will not be considered buildable—which could lead to a significant loss in value.