Property for sale on the Greek islands

How should you choose a Greek island for a property purchase?

Compare one island and one settlement at a time. Your intended use, travel routes, everyday services, property condition and ownership costs matter alongside the setting. Check the exact address and how you would use the home through the year before comparing listings.

Property search · FAQs · Buying steps

Where can you see the island properties currently listed?

The island project currently published here is an off-plan, two-villa project on Kea. View the planned Kea villas and request the current unit choices, written prices, construction stage and delivery terms. The other island pages are location guides; they do not confirm that a matching property is available.

What information helps shape an island property search?

Send your preferred island or region, property type, purchase-price budget in euros, intended use and timing. Keep a separate allowance for taxes, agreed fees and any works. Mention financing or a residence requirement, and ask for current property documents before reserving. Share your island search brief.

Explore the published Kea project

View the Kea project and request current details · Read the Kea location guide

Property for sale on the Greek islands: how the markets differ

Property in the Greek islands is not one market. It is dozens, and the differences are worth money: gross long-lease yields run up to 6.8% in the Ionian while Mykonos trades at €7,500–€18,000 per m² (BUY GREECE® Greek Property Monitor, Q3 2026), and the Golden Visa threshold doubles or halves depending on how many people live on an island. Compare selected island location guides across the Ionian, the Cyclades and Crete. The published Kea project is presented separately above.

Use BUY GREECE® to discuss your island search and viewing requirements. Have independent qualified advisers assess the exact property and the transaction before you commit.

Updated 28 October 2026. Market figures below retain their stated source dates and are not a valuation of a particular home. Request current written property details and independent legal and tax advice before committing.

The twelve islands

• Corfu: A UNESCO-listed Venetian capital and a villa coast held by international owners for decades; asking prices €2,417 per m² (Spitogatos, Q2 2026).
• Paxos & Antipaxos: Three harbour villages and olive estates that mostly trade by word of mouth; under 3,100 residents, so the €400,000 Golden Visa tier.
• Kefalonia: The largest Ionian island, from protected Fiskardo to the year-round capital of Argostoli.
• Zakynthos: Navagio, the Blue Caves and an established villa market with a busy summer rental season.
• Tinos: Forty villages and UNESCO-recognised marble craft, one ferry stop from Mykonos.
• Mykonos: Prime homes at €7,500–€18,000 per m² in our Q3 2026 Greek Property Monitor; average asking price €7,059 per m² (Spitogatos, Q2 2026).
• Paros: An airport, a year-round town in Parikia and asking prices of €5,263 per m² (Spitogatos, Q2 2026).
• Antiparos: A one-village island across the channel from Paros, at €7,600 per m² average asking price (Spitogatos, Q2 2026).
• Sifnos: Protected villages, a strong food culture and fewer than 3,100 residents, which keeps the €400,000 Golden Visa tier.
• Milos: Volcanic coast, a working port at Adamas and a property market still forming its prices.
• Crete: Four regional markets, two year-round airports and island-wide asking prices of €2,250 per m² (Spitogatos, Q2 2026).
• Santorini: The caldera market, tracked in our Monitor at €4,500–€7,500 per m²; a border area where non-EU buyers need a permit.

New to our coverage: Kea, the Cycladic island closest to Athens, about an hour by ferry from Lavrio and in the €400,000 Golden Visa tier.

The market numbers (Q3 2026)

Figures below are from the BUY GREECE® Greek Property Monitor, Q3 2026, our own quarterly data page; public benchmarks follow under key figures.

• Mykonos prime: €7,500–€18,000 per m². The highest prime band we track.
• Santorini prime: €4,500–€7,500 per m². Caldera supply is fixed by protected-settlement rules.
• Ionian yields: Up to 6.8%. Indicative gross long-lease yields for Zakynthos and the Ionian.
• Crete yields: 5.5–6.5%. Crete and the Peloponnese combine value entry with genuine year-round demand (indicative, gross).

Gross yields before tax and management; short-term letting can run higher where AMA registration is available. Full tables and sources in the Greek Property Monitor.

Homes for sale on the Greek islands now

Homes we present in the islands today. Prices are asking prices; ask about current property options for your chosen island.

• Two Aegean villas with pools, Kea: An off-plan project with two planned sea-view villas, 180 to 240 m². The published starting price is €1,227,320; request the current written unit prices, plans, construction status and delivery terms.

Key figures and sources

• Island air network: Greece's 14 Fraport-operated regional airports, including Corfu, Zakynthos, Kefalonia, Mykonos and Santorini, handled 37,116,000 passengers in 2025, up 3% on 2024. Source: Fraport Greece, January 2026.
• Asking prices by island region: The Cyclades averaged €4,063 per m² (up 6.9%), Lefkada €3,302, Chania €3,102, Kefalonia €2,531, Corfu €2,417, the Argosaronic islands €2,366, Zakynthos €2,300 and the Dodecanese €2,219. Source: Spitogatos Property Index, Q2 2026.
• Crete gateway: Heraklion airport handled more than 10 million passengers in 2025, up 7.1%. Source: GTP, January 2026.
• National price index: Apartment prices outside Athens, Thessaloniki and the other large cities rose 7.1% in the year to Q2 2026, against 5.5% nationally. Source: Bank of Greece residential price index, Q2 2026 (released 15 September 2026).
• Census base: The island populations that set Golden Visa tiers come from the 2021 national census. Source: ELSTAT.
• Client feedback: Read client reviews on Trustpilot.

Golden Visa on the islands

Law 5100/2024 split the island map in two. The €800,000 investment tier applies to Mykonos, Santorini and every island with more than 3,100 residents at the 2021 census, which captures Corfu, Kefalonia, Zakynthos, Tinos, Paros, Milos and Crete. Islands under that line, including Sifnos, Antiparos, Paxos and Kea, keep the standard €400,000 threshold, and a €250,000 route applies only to converting a non-residential building or restoring a formally listed one. Small islands in Attica (Hydra, Agistri) or in the Santorini regional unit (Ios, Folegandros) stay at €800,000 whatever their size; the full island-by-island list is in our guide to Greek islands under 3,100 residents. We confirm the applicable tier for every specific property before you commit; the full framework lives in our Greece Golden Visa guide.

Who buys and how we work

Whether you are comparing a rental home, a village property or a villa, start with the exact property documents and intended use. Discuss your island search with BUY GREECE® and read client reviews. Your independent advisers should assess the transaction, including any permissions and settlement protections.

Costs and taxes for buyers (2026)

On top of the price, plan for about 5% to 7% in taxes and fees without an agent's commission, or 8% to 10% with one. On an €800,000 home, the Golden Visa minimum on Mykonos, Santorini and islands of more than 3,100 residents, that is €24,720 in transfer tax plus roughly €18,400 to €29,600 in notary, lawyer and registry fees (our calculation).

• Transfer tax: 3.09% (3% plus the municipal levy), paid by the buyer on the higher of the price and the property's tax value. A new build can carry 24% VAT instead, unless the developer suspends it; the suspension runs to 31 December 2026.
• Notary, lawyer and registry: notary about 0.8% to 1.2%, lawyer about 1% to 2%, land registry or Cadastre about 0.5%. These are indicative; ask for quotes.
• Tax on rental income: for individuals from tax year 2026, 15% up to €12,000 a year, 25% from €12,001 to €24,000, 35% from €24,001 to €36,000 and 45% above, with no tax-free allowance (Law 5246/2025, Art. 8).
• Yearly property tax (ENFIA): charged every year on the property's value, size and location, and paid by non-resident owners too.
• Capital gains on resale: the 15% tax on gains by individuals is suspended until 31 December 2026 (Income Tax Code, Art. 72); no extension had been enacted as of October 2026.

Frequently asked questions

Which Greek island is best to buy property on? It depends on the brief. Crete has the largest year-round market, Mykonos and Santorini carry the highest prime bands (€7,500–€18,000 and €4,500–€7,500 per m² in the BUY GREECE® Greek Property Monitor, Q3 2026), Paros and Milos are newer markets still forming their prices, and the Ionian pairs lower entry prices with indicative long-let yields of up to 6.8% gross.

Which Greek islands are cheapest to buy property on in 2026? Among the large islands, Crete and the Ionian. Spitogatos put average asking prices at €2,250 per m² for Crete (Lasithi €1,944), €2,300 for Zakynthos, €2,417 for Corfu and €2,531 for Kefalonia in Q2 2026, against €4,063 in the Cyclades. Smaller islands are priced home by home, so ask for current comparables before you compare.

Which Greek islands have fewer than 3,100 inhabitants, and why does it matter? It sets the Golden Visa tier. Under Law 5100/2024, islands with more than 3,100 residents at the latest census need €800,000, while smaller ones stay at €400,000. Of the islands we cover, Kea, Antiparos and Paxos were under the line at the 2021 census (ELSTAT), and Sifnos was under it on the resident count. The full list, with the small islands that still need €800,000, is in our guide to Greek islands under 3,100 residents. Confirm the tier for each property with a Greek lawyer.

What should I know before buying property in the Cyclades? Three things: price, Golden Visa tier and permits. Cycladic asking prices averaged €4,063 per m² in Q2 2026 (Spitogatos), the highest island region in that index. Mykonos and Santorini sit in the €800,000 Golden Visa tier, as do Cycladic islands over 3,100 residents. Santorini is also a border area, so non-EU buyers there need a committee permit under Law 1892/1990.

What should I know before buying property in the Ionian islands? The Ionian combines lower entry prices with higher yields. Spitogatos put asking prices at €2,417 per m² on Corfu (up 7.9% in a year), €2,531 on Kefalonia (up 8.5%) and €2,300 on Zakynthos in Q2 2026, and our Q3 2026 Greek Property Monitor tracks indicative gross long-let yields of up to 6.8%. Corfu, Kefalonia and Zakynthos sit in the €800,000 Golden Visa tier, and their main islands are not border areas.

Can Americans buy property on the Greek islands? Yes, on most islands with no extra permit. The exceptions are border areas under Law 1892/1990, including Santorini, Skyros, the Dodecanese and Lesvos, Samos and Chios, where non-EU buyers need prior approval from a regional committee. Elsewhere you need a Greek tax number (AFM), a lawyer and a notary.

Ready to move? Request island listings, list your property, or open the market data in the Greek Property Monitor.