Property for sale in Mykonos, Cyclades

Property in Mykonos sits at the top of the Greek market. Whitewashed villas, beaches and a global summer calendar drive both prices and rents: our Q3 2026 Greek Property Monitor tracks prime Mykonos at €7,500–€18,000 per m², and Spitogatos put the island's average asking price at €7,059 per m² in Q2 2026.

Scarcity does the work. Buildable land is limited and becoming scarcer under the island's new planning rules, the brand is global, and 10,704 residents (2021 census) host a large seasonal economy.

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: Cyclades, Aegean Sea; about 25 minutes by air from Athens, plus ferries from Piraeus and Rafina.
The island: 10,704 residents (2021 census) and a globally recognised brand; Delos, the ancient sacred island, lies just offshore.
Access: Mykonos International Airport (JMK) with direct seasonal flights from across Europe and the Middle East.
Best for: Prime villas, seasonal rentals and luxury homes that resell to an international market.
Property types: Cycladic villas and estates, designer maisonettes, boutique apartments.
Golden Visa: Mykonos is explicitly named in the €800,000 zone under Law 5100/2024.

Where to buy in Mykonos

Mykonos prices by address and beach, and the differences per hundred metres are real.

Psarou & Agios Lazaros: The most exclusive beach-club addresses on the island and the top of its price range.
Ornos & Agios Ioannis: Sea-view villas close to amenities and the yacht anchorages, the established family-luxury belt.
Tourlos & around Mykonos Town: Walkable luxury near the harbour and nightlife, apartments and maisonettes with steady rental demand.
Ano Mera & the interior: Larger plots and relative value inland, minutes from the north-coast beaches.
Aleomandra & the west: Sunset-facing villas toward Delos, discreet and in demand with international buyers.
Kalo Livadi: A long beach on the quieter, windier east side of the island.
Ftelia & the north coast: Ftelia bay, about 6 km from Mykonos Town, with Houlakia and Agios Sostis nearby, the island's more secluded villa settings.

What property costs in Mykonos (Q3 2026)

The bands below combine our Greek Property Monitor with transaction comparables from our network.

Prime villas: €7,500–€18,000 per m². The Monitor's tracked band; the Cycladic premium the mainland is repricing against.
The most exclusive product: €20,000+ per m². Beachfront and named estates exceed the tracked band (BUY GREECE® network comparables).
Boutique apartments and smaller homes: €600,000–€1.5M. The entry tier to the island's brand.
Quality villas: €2M–€6M. The core of the international market.
Signature estates: €6M–€20M+. Compounds and landmark properties, often traded off-market.

Indicative bands; well-run villas earn exceptional rental income across the 14-week peak season. Request a live valuation for any specific asset.

Homes for sale in Mykonos

We have no Mykonos homes on the site today. Send us your brief and we reply with the homes that fit, listed and off-market, with recent comparables, or browse all homes for sale in Greece.

Key figures and sources

Air traffic: 1,581,742 passengers used Mykonos International Airport (JMK) in 2025, 2.0% fewer than in 2024. Source: Fraport Greece traffic statistics, 2025, preliminary.
Prime pricing: €7,500–€18,000 per m² tracked for prime Mykonos. Source: BUY GREECE® Greek Property Monitor, Q3 2026.
Asking prices: Median €16,790 per m² for luxury housing and €2,969 per m² for standard resort housing. Source: GEOAXIS via Athens News, August 2026.
Population: 10,704 registered residents. Source: ELSTAT census, 2021.
Golden Visa tier: €800,000, with Mykonos named explicitly in the law. Source: Law 5100/2024.

Who buys and rents in Mykonos

Mykonos attracts global high-net-worth buyers, lifestyle purchasers and yield investors, with American demand arriving through our Chicago office. Short-term rental demand is high; owners register an AMA and follow Greek short-term-rental rules, which BUY GREECE® coordinates end to end.

Building and rental rules in 2026

Mykonos has some of the strictest planning rules in Greece, and they decide what a buyer can do with land. New out-of-town building permits have been frozen pending the island's Special Urban Plan, with the freeze reported to run until late 2026 (To Vima). The draft plan, not yet approved by presidential decree, would raise the minimum plot for a holiday home to 8,000 m², cap exceptional residences at 200 m² and place about two-thirds of the island under protection (ProtoThema and GTP, December 2025). The Council of State has ruled permits issued without Archaeological Service approval illegal, so every permit we review is checked for Ministry of Culture approval.

Short-term letting requires AMA registration and, since 1 October 2025, compliance with the Law 5170/2025 safety standards; letting without an AMA is fined 50% of the short-let income, at least €20,000, and breaches of the standards draw fines reported from €5,000. The Special Spatial Framework for Tourism (FEK Δ' 658/7.8.2026) classes Mykonos as a Group II island and allows zone-based letting limits to be set later; no Mykonos-specific registration freeze is in force today.

Buying and the Golden Visa

Mykonos is explicitly named in the €800,000 Golden Visa zone under Law 5100/2024, so a qualifying property can also bring EU residency; a Golden Visa property cannot be let short term. Non-EU buyers purchase freely: AFM tax number, lawyer, notary, all possible by power of attorney without flying. BUY GREECE® guides international buyers through due diligence, the notarial purchase, rental setup and the Golden Visa process, from Chicago and Glyfada, Athens.

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 €800,000 home, the Golden Visa minimum in Mykonos, 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.
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

How much is a house in Mykonos in 2026? Prime villas run €7,500–€18,000 per m² in our Q3 2026 Greek Property Monitor, and the most exclusive beachfront product exceeds €20,000. Spitogatos put the island's average asking price at €7,059 per m² in Q2 2026, a small decline. In money terms, boutique apartments start near €600,000 and quality villas run €2M–€6M in our network comparables.

Where should I buy property in Mykonos? Psarou and Agios Lazaros are the highest-priced addresses, and Ornos and Agios Ioannis the established family-luxury belt. Tourlos and the town fringe have steady rental demand, Ano Mera offers larger plots inland, and Aleomandra and the west face Delos at sunset. Ftelia and the north coast have quieter villa settings.

Can you build a new villa on Mykonos in 2026? Not easily. New out-of-town building permits are frozen pending the island's Special Urban Plan, a freeze reported to run until late 2026 (To Vima), and the draft plan would raise the minimum holiday-home plot to 8,000 m². Existing, fully permitted villas are the realistic route, and every permit should be checked for Archaeological Service approval.

How do I avoid property scams and title problems in Mykonos? Pay nothing until your own lawyer has checked the title. That means the Hellenic Cadastre record and its KAEK code, the building permit and any legalisation, Archaeological Service approval, tax clearance and the energy certificate. The Council of State has ruled permits issued without archaeological approval illegal, so a villa that lacks it carries a serious risk.

What does a real estate adviser cost for a Mykonos property? There is no official fee scale in Greece. Agent commissions of 2–3% plus VAT are common in our experience, so on a €10M villa that is €200,000–€300,000 before VAT. Add the 3.09% transfer tax and notary, lawyer and registry costs. A buyer's own adviser is worth having, because the seller's agent works for the seller.

Is Mykonos eligible for the Greek Golden Visa? Yes, at €800,000. The Mykonos regional unit is in the top tier with Attica, Thessaloniki and Santorini under Law 5100/2024. The amount must go into one property of at least 120 m², and a Golden Visa home cannot be short-let: breaking that rule means losing the permit and a €50,000 fine. That matters on an island bought for rental income.

Can Americans buy property in Mykonos? Yes. Mykonos is not a border area under Law 1892/1990, so Americans need no special permit, unlike buyers on nearby Santorini. You need a Greek tax number (AFM), a lawyer and a notary, all workable by power of attorney. The 15% transfer tax on non-EU individuals announced for July 2027 is not yet law and excludes companies; a Greek lawyer confirms how it would apply.

What rental income and short-let rules apply to a Mykonos villa? Well-run villas earn strong income across the summer peak, and short lets are allowed with an AMA registration number; no Mykonos-specific freeze is in force. Since 1 October 2025 the Law 5170/2025 safety standards apply, and letting without an AMA is fined 50% of the income, at least €20,000. Our Q3 2026 Greek Property Monitor tracks short lets at 6–10% gross.

Read our Mykonos investment guide for returns by neighbourhood, compare neighbouring Tinos, or explore the region on the Greek Islands hub. Contact BUY GREECE® for current Mykonos availability, or list your Mykonos property with us.

Property for sale in Mykonos, Cyclades