Can you build on the beach? A comprehensive guide to beach construction regulations 2025

Having your own cabin and lakeside sauna is a Finnish dream. However, building near the shoreline is one of the most strictly regulated forms of construction in Finland. Navigating the jungle of legislation and zoning can seem challenging, and incorrect assumptions can lead to costly disappointments.

This article provides a clear and understandable explanation of the key principles of coastal construction. It discusses the factors that determine building rights, how distances from the shoreline are determined, and what kind of permits are needed to make your dream come true.

Zoning is king: What determines construction?

The first and most important rule in waterfront construction is this: zoning determines almost everything. The location of the plot and the plan drawn up for it are the starting point that determines what, where and how much can be built.

• Beachfront plan: If the plot is located in an area with a valid beachfront plan, construction is the clearest. The plan specifies the building sites, the amount of building rights (floor area in square meters), the intended use of the buildings (e.g. holiday home or permanent residence) and often also construction instructions.
• Master plan: If an area has a master plan, it usually provides guidelines for construction. However, a master plan is not as detailed as a city plan, and building based on it often requires a separate permit.
• Unplanned area: A large part of the coastal areas are unplanned. In these areas, construction is most restricted and almost always requires a special permit procedure.

Construction outside planned areas: Deviation permit and planning needs solution

If the plot does not have a waterfront plan, obtaining a building permit usually requires one of the following:

• Planning needs solution: The municipality assesses whether the construction project meets certain requirements set out in the law. The assessment takes into account, among other things, landscape values, nature conservation and other land use in the area. Only a positive decision gives permission to apply for an actual building permit.
• Deviation permit: This is required if the construction deviates from the valid plan, building restrictions or other provisions of the Land Use and Building Act. In coastal areas, deviations are often requested, for example, regarding the location of the construction site or the size of the building.

The decision on granting permits is made by the municipality, but the ELY Centre (Centre for Economic Development, Transport and the Environment) often plays a significant role in issuing statements. The process is multi-stage and almost always requires the assistance of a professional planner.

How close to the beach can you build?

There is no single, nationwide standard for this. The distance requirement depends on the plan and terrain. However, there are some rules of thumb and general principles:

• Coastal zone: The Land Use and Building Act defines a special coastal zone for beaches, where construction is generally prohibited without a plan or a deviation permit. The zone is typically 50–200 meters wide.
• Sauna building: Often, plans allow the construction of a sauna closer to the shore than the main building, but even then the distance is typically at least 15–30 meters measured from the mean water level.
• Landscape and nature: Buildings must be placed appropriately in the landscape and must not unnecessarily overlook the water area.

Checklist for the beach builder

1. Find out the planning situation: First, contact the building control department of the municipality where the plot is located. They will provide you with information about the current plans and general restrictions.
2. Get a preliminary decision: In unclear cases, you can apply for a fee-based preliminary decision, in which the municipality issues a binding statement on the conditions of the building permit.
3. Hire a professional: Get a qualified lead designer (e.g., an architect) on the project as early as possible. They can navigate the permitting process and design a project that has a chance of passing.
4. Set aside time and money: Permit processes in unzoned coastal areas can take a long time (even over a year) and cost thousands of euros with no guarantee of a positive decision.

Coastal construction is regulated very strictly in Finland.

The plan is the most important: The coastal area plan tells you exactly what can be built.

In an unzoned area, a planning solution or a deviation permit is almost always required.

There is no single, universally applicable distance in meters from the shore; it always depends on the plan and municipal guidelines.

A sauna can generally be built closer to the shore than a residential building.

ALWAYS start the project by contacting your local building inspector and hiring a professional designer.