Property for sale in Kea (Tzia), Cyclades

Kea, also called Tzia, is the Cycladic island closest to Athens. Its port of Korissia is about 40 minutes to an hour by ferry from Lavrio, and Lavrio is roughly 35 km from Athens International Airport. The island has 2,335 year-round residents (2021 census), no airport, and a property market that prices well below the better-known Cyclades.

That combination of proximity and price is why Kea keeps appearing on the shortlists of buyers who want a Cycladic home they can reach from Athens for a long weekend. Median asking prices for standard homes were €2,184 per m² in August 2026, against €2,969 per m² on Mykonos (GEOAXIS).

Last reviewed October 2026. Prices, rents and rules on this page are checked against the latest public data and current Greek law.

Quick facts

Location: Western Cyclades, about 60 km southeast of Athens and 20 km from Cape Sounion, in the South Aegean Region.
The island: 2,335 residents (2021 census); Ioulida (Chora) is the hilltop capital and Korissia the port.
Access: Ferries from Lavrio in about 40 minutes to an hour, with up to eight crossings a day; there is no airport on the island.
Best for: Second homes within reach of Athens, traditional village houses, homes by the bays.
Property types: Village houses in Ioulida, coastal homes around Vourkari and Otzias, holiday homes and villas around Koundouros.
Golden Visa: With fewer than 3,100 residents and outside Attica, Kea falls in the €400,000 zone under Law 5100/2024 (we confirm per property).

Where to buy in Kea

Kea is small enough to know village by village, and each village suits a different kind of buyer.

Ioulida (Chora): The hilltop capital with a car-free centre, a Venetian castle site and the archaeological museum; mainly traditional village houses.
Korissia: The main ferry port and the island's busiest coastal village.
Vourkari: A former fishing village beside the yacht marina, with a waterfront of tavernas that is lively in summer.
Otzias: A sheltered bay with a wide, shallow sandy beach, popular with families.
Koundouros: The southwest resort area of small coves, where holiday homes and villas concentrate.
Pisses: A small village in a fertile valley behind a long beach, busy in summer.

What property costs in Kea (2026)

Kea has no published transaction data, so the figures below are asking-price medians, the public benchmark available for the island.

Standard homes: €2,184 per m². Median asking price for standard housing, August 2026.
Luxury homes: €6,549 per m². Median asking price for luxury housing, up 5.36% year on year.
Mykonos, for comparison: €2,969 and €16,790 per m². The same standard and luxury medians on Mykonos.

Asking-price medians from GEOAXIS, adjusted by 10% and reported by Athens News in August 2026. Request a live valuation for any specific property.

Homes for sale in Kea now

Homes we present in Kea today. Prices are asking prices; ask for the full list, including homes that are not advertised.

Two Aegean villas with pools: Two sea-view villas on Kea, 180 to 240 m², from €1,230,000.

Key figures and sources

Population: 2,335 registered residents. Source: ELSTAT census, 2021.
Ferry access: Lavrio to Korissia in about 40 minutes to an hour, with up to eight crossings a day. Source: Ferryhopper route data, 2026.
Asking prices: Median €2,184 per m² for standard and €6,549 per m² for luxury housing. Source: GEOAXIS via Athens News, August 2026.
Golden Visa tier: €400,000, as an island of fewer than 3,100 residents outside Attica. Source: Law 5100/2024.
Short-term rentals: AMA registration and the Law 5170/2025 safety standards apply. Letting without an AMA is fined 50% of the short-let income, at least €20,000; breaches of the safety standards draw fines reported from €5,000. Source: Law 5170/2025; Law 5162/2024; press reports.
Cyclades: €4,063 per m² average asking price, up 6.9% in a year, with asking rents of €14.44 per m² a month, about 4.3% gross on that average (our calculation). Source: Spitogatos Property Index, Q2 2026.

Who buys in Kea

Kea draws Athenians looking for a second home they can reach without a flight, and international buyers who want the Cyclades within easy reach of Athens. Most visitors arrive by ferry from Lavrio rather than by air, and the island's villages, bays and walking paths are the reason people return. See our two sea-view villas with pools on Kea.

Buying and the Golden Visa

Kea falls in the €400,000 Golden Visa zone under Law 5100/2024, because it has fewer than 3,100 residents and sits in the South Aegean Region rather than Attica; we confirm the applicable threshold for each property before you commit, and a Golden Visa property cannot be let short term. Short-term letting of other homes requires AMA registration with AADE and compliance with the Law 5170/2025 safety standards, and the Special Spatial Framework for Tourism of August 2026 allows zone-based limits to be introduced later, though none is in force on Kea today. Non-EU buyers purchase with an AFM tax number, a lawyer and a notary, all possible by power of attorney. BUY GREECE® runs the process remotely from Chicago and Glyfada, Athens, with six-check due diligence on every candidate.

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 a €400,000 home, the Golden Visa minimum in Kea, that is €12,360 in transfer tax plus roughly €9,200 to €14,800 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.
Proposed tax for non-EU buyers: a 15% transfer tax (15.45% with the levy) on homes bought by non-EU individuals was announced in September 2026 for 1 July 2027. It is not yet law, and Greek and EU citizens and long-term residents would be exempt.

Frequently asked questions

Where can I buy a luxury villa in Kea? Mostly around Koundouros in the south-west, where Kea's holiday homes and villas concentrate among small coves. There are also coastal homes by the bays at Otzias and Vourkari. Luxury housing had a median asking price of €6,549 per m² in August 2026 (GEOAXIS via Athens News), against €16,790 on Mykonos. Kea is also called Tzia, so listings appear under both names.

Is Kea a good place to buy property? Yes, for buyers who want a Cycladic home within reach of Athens. Kea is 40 minutes to an hour by ferry from Lavrio, has 2,335 residents (ELSTAT, 2021) and prices well below Mykonos: median asking prices were €2,184 per m² for standard homes against €2,969 on Mykonos in August 2026 (GEOAXIS via Athens News).

How much does property cost in Kea in 2026? Median asking prices were €2,184 per m² for standard homes and €6,549 for luxury homes in August 2026 (GEOAXIS via Athens News). Luxury asking prices were up 5.36% on a year earlier. These are asking prices; no island-level transaction data is published, so each home is priced against current comparables.

How do you get to Kea from Athens? By ferry from Lavrio to Korissia, which takes about 40 minutes to an hour, with up to eight crossings a day (Ferryhopper route data, 2026). Lavrio is roughly 35 km from Athens International Airport, so Kea works for long weekends. The island has no airport.

Is Kea eligible for the Greek Golden Visa? Yes, at €400,000 on current figures. Islands with more than 3,100 residents at the latest census move to the €800,000 tier under Law 5100/2024; Kea had 2,335 in 2021 (ELSTAT), so check the latest census figure before you commit. The investment must be one property of at least 120 m², and a Golden Visa home cannot be short-let.

What are the short-term rental rules on Kea? Short lets are allowed with an AMA registration number, and no registration freeze applies on Kea. Since 1 October 2025 each property must meet the Law 5170/2025 safety standards, and a climate resilience fee of €8 a night applies from April to October (Law 5162/2024). Letting without an AMA is fined 50% of the income, at least €20,000. The August 2026 tourism spatial framework allows local limits later; none is in force on Kea.

Can Americans buy property in Kea? Yes. Kea is not on the Law 1892/1990 list of border areas where non-EU buyers need a permit; in the Cyclades, the law names Thira (Santorini). You need a Greek tax number (AFM), a lawyer and a notary, and a lawyer confirms the current list for each property. A 15% transfer tax for non-EU buyers was announced in September 2026 for July 2027, but it is not yet law.

Explore the rest of the region on the Greek Islands hub, compare Mykonos, or contact BUY GREECE® for current Kea availability. Selling? List your Kea property with us.

Property for sale in Kea (Tzia), Cyclades