Property for sale on Paxos and Antipaxos

Property for sale on Paxos and Antipaxos

Property on Paxos is scarce. The island is ten kilometres of olive groves and three harbour villages, with 2,466 registered residents (2021 census, municipality including Antipaxos), and nothing here is built at scale: supply is a handful of stone houses, olive-press conversions and discreet villas, most of which change hands privately.

Antipaxos, the vineyard islet to the south, is smaller still: a few dozen residents, the Voutoumi and Vrika beaches, and property that rarely comes up for sale.

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: Ionian Sea, seven nautical miles south of Corfu; no airport, and that is the point.
• The islands: 2,466 registered residents across the municipality (2021 census); three harbour villages on Paxos.
• Access: Sea only, by ferry or boat from Corfu and Igoumenitsa; Corfu International Airport (CFU) is the air gateway.
• Best for: Privacy buyers, stone-house restorations, olive-estate assembly, boat-first living.
• Property types: Harbour-village houses, stone farmhouses and olive-press conversions, villas above the east-coast bays.
• Golden Visa: With a population under the 3,100-resident line, Paxos falls in the standard €400,000 zone under Law 5100/2024 (we confirm the threshold for each specific property).

Where to buy on Paxos

Distances are minutes here; the choice is about harbour character and exposure.

• Gaios: The capital, wrapped around a channel harbour guarded by two islets. Townhouses and apartments, and most of the island's year-round services.
• Loggos: The smallest of the three villages, a pocket harbour of waterfront houses that almost never list publicly.
• Lakka: The yacht-filled northern bay, houses and villas above a horseshoe of turquoise water.
• The east-coast slopes: Villas and restorations between the villages, olive terraces running to swimming coves.
• Antipaxos: Vineyard land and a tiny number of houses above Voutoumi and Vrika beaches; opportunities are rare and move by word of mouth.

What drives prices on Paxos

• Absolute scarcity: A ten-kilometre island with protected building rules and no room to grow; good houses trade privately between a small international circle.
• The boat filter: Sea-only access keeps mass tourism out and keeps the buyer pool select, which protects values on the resale side.
• The Corfu gateway: Forty minutes from Corfu's international airport by fast boat, close enough for a summer of weekends.
• Per-asset pricing: With inventory this thin there is no meaningful per-square-metre band; we price against the handful of real closings our Ionian network sees each year.

Homes for sale in Paxos

We have no Paxos 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

• Population: 2,466 registered residents across the Paxos municipality, including Antipaxos. Source: ELSTAT census, 2021.
• Access: No airport on either island; all connections run by sea from Corfu and Igoumenitsa. Source: public ferry schedules.
• Gateway traffic: The air gateway, Corfu International Airport, handled about 4 million passengers in 2025. Source: Fraport Greece / HCAA traffic data, 2025, provisional.
• Regional yields: Gross long-lease yields up to 6.8% tracked for Zakynthos and the Ionian, indicative. Source: BUY GREECE® Greek Property Monitor, Q3 2026.
• Golden Visa tier: €400,000 standard tier, with the municipality under the 3,100-resident line. Source: Law 5100/2024.
• Corfu regional unit: €2,417 per m² average asking price, up 7.9% in a year, with asking rents of €10.00 per m² a month; the unit includes Paxos. Source: Spitogatos Property Index, Q2 2026.

Who buys on Paxos

Paxos draws buyers who could purchase anywhere and choose quiet: British and Italian families with decades on the island, sailors, and Americans discovering the Ionian through Corfu. Life is olive groves, sea taxis, long lunches above the water and a winter population that all knows each other.

Buying and the Golden Visa

Paxos sits in the standard €400,000 Golden Visa zone under Law 5100/2024, given its population under the 3,100-resident line (we confirm the applicable threshold for each specific property). Non-EU buyers purchase freely: AFM tax number, lawyer, notary, all possible by power of attorney without flying. BUY GREECE® sources on- and off-market through the Ionian network and runs every candidate through six-check due diligence, 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 €400,000 home, the Golden Visa minimum in Paxos, 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.
• Short lets: allowed with an AMA registration number from AADE, and since 1 October 2025 every short let must meet the Law 5170/2025 safety standards. A home bought for the Golden Visa cannot be short-let.

Frequently asked questions

Can you buy property on Paxos? Yes, but supply is small: a handful of harbour houses, stone restorations and villas each year, much of it sold privately. With 2,466 residents across the municipality (ELSTAT, 2021) and protected building rules, the island has no room to grow, so good houses trade within a small circle.

Is there cheap property for sale on Paxos with sea views? Rarely. With so few sales each year there is no meaningful price per square metre on Paxos; homes are valued against the handful of real closings. For context, the Corfu regional unit, which includes Paxos, averaged €2,417 per m² on asking prices in Q2 2026 (Spitogatos), but sea-view stone houses on Paxos trade on scarcity, and restoration projects are the usual lower-cost entry.

How do you get to Paxos? By sea only, from Corfu or Igoumenitsa; fast boats from Corfu take under an hour. Corfu International Airport, which handled about 4 million passengers in 2025 (Fraport Greece), is the practical gateway, with direct seasonal flights from across Europe. Sea-only access keeps mass tourism out.

Is Paxos eligible for the Greek Golden Visa? Yes, at €400,000 on current figures. The Paxos municipality, including Antipaxos, had 2,466 residents at the 2021 census (ELSTAT), under the 3,100 line above which islands need €800,000 under Law 5100/2024; check the latest census figure first. The investment must be one property of at least 120 m², and it cannot be short-let.

Can Americans buy property on Paxos? Yes. Paxos is not on the Law 1892/1990 list of border areas, so Americans and other non-EU buyers need no special permit. You need a Greek tax number (AFM), a lawyer and a notary, and a power of attorney covers the steps you cannot attend. A 15% transfer tax for non-EU buyers was announced for July 2027 but is not yet law.

Is Antipaxos property ever for sale? Rarely. Antipaxos is mostly vineyard land with a very small number of houses above Voutoumi and Vrika beaches, and opportunities surface by word of mouth. Any house that does come up needs its permits and title checked with particular care. Tell us your brief and time horizon, and we track the islet through our Ionian network.

Explore the rest of the region on the Greek Islands hub, or contact BUY GREECE® about Paxos. Selling? List your Paxos property with us.