The distance from the property line is one of the standard parameters in the design and construction of buildings, and there are several reasons why buildings should be set apart from each other.
Most commonly, it’s due to: preserving privacy, ensuring light penetration, enabling easier maintenance of buildings, maintaining the harmony of the neighborhood, and no less importantly, preventing the spread of fire.
Distances from the property line are defined in the spatial plan of each municipality, and the most frequently stated value is 3 meters.
This means that if each house is set back 3 meters from the plot boundary, the total distance between houses will be a decent 6 meters.
Houses can be built directly on the boundary only when they are attached or semi-attached, but the rule with such constructions is that they must be built simultaneously.
Although the 3-meter distance is almost a standard, certain municipalities, such as the City of Hvar, Ližnjan, and Makarska, have slightly stricter rules and define the required distance from the property line as 4 meters.
Apart from fixed values, it is also common for the required distance from the boundary to be prescribed as H/2.
This means that the distance from the property line is defined as half the height of the building being constructed.
A common question on this topic:
Question:
My neighbor legalized a house built 2 meters from the boundary, and now he’s allowing me to build at the same distance. Is that allowed?
Answer:
In the past, some spatial plans allowed for deviations from the rules with the neighbor’s consent. However, such cases are extremely rare today and virtually nonexistent.
What matters is what is written in the spatial plan — beyond that, the neighbor has no authority to permit more or restrict what is prescribed.
In addition to the main buildings on a plot, the distance from the property line is also regulated for other structures. Auxiliary structures, such as garages, canopies, swimming pools, etc., have separate rules, which are usually more lenient than those for main buildings.
You can also learn more about the rules regarding distances from the property line in our illustrated informational video.
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