Sea view properties in Greece start at about €140,000 in northern Greece and run past €15M in the Aegean islands (BUY GREECE® network, July 2026). We check the view line, title and permits of every home before you make an offer, and the purchase can close without you flying in.
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The figures buyers ask about most, each with its source and date. We update this page when prices, taxes or permit rules change.
From about €140,000 in northern Greece to €15M+ in the Aegean islands. Typical entry prices: €180,000 in the Peloponnese, €200,000 on Crete and €250,000 on the Athens Riviera.
BUY GREECE® network, July 2026
Average asking prices: Crete €2,250 (up 6.9% in a year), Paros €5,263, Mykonos €7,059 and Antiparos €7,600.
Spitogatos, Q2 2026
Greek apartment prices rose 5.5% in the year to Q2 2026, slower than the 9.1% of 2024.
Bank of Greece, September 2026
€800,000 in Attica, Mykonos, Santorini, Crete and islands of more than 3,100 residents; €400,000 on most of the mainland coast. One property of at least 120 m², and no short lets.
Law 5100/2024; Ministry of Migration Circular 1/2026
Santorini, the Dodecanese, Lesvos, Chios, Samos and Skyros are border areas, where non-EU buyers need prior committee approval. Crete, Mykonos, Paros, Attica and the Peloponnese are not.
Law 1892/1990
Transfer tax is 3.09% today. A 15% rate for non-EU individual buyers was announced in September 2026 for 1 July 2027 and is not yet law.
Ministry of Finance, TIF 2026 measures
A let of under 60 days needs an AMA registration number, the safety standards in force since October 2025 and a climate fee of €8 a night from April to October.
AADE; Laws 5162/2024 and 5170/2025
Four homes from our current listings whose own particulars describe a sea view. Prices are asking prices, and we run the full view-line check before any offer.
Kea (Tzia), Cyclades
Two villas with pools to be built on a 6,010 m² plot facing the open Aegean, with building pre-approval in place.
From €1,227,320
Varkiza, Athens Riviera
Six seafront homes 200 m from the beach, including a 207 m² garden maisonette with a pool and sea views.
€1,185,000
Voula, Athens Riviera
A 462 m² penthouse maisonette with a sea-view terrace and private pool, 0.4 mi from Voula Beach.
Price on request
Vouliagmeni–Varkiza, Athens Riviera
Four new homes about 1.5 km from Vouliagmeni Beach; the top-floor penthouse maisonette has open sea views.
From €790,000
Greece has about 13,676 km of coastline (CIA World Factbook), and its homes by the sea cluster in eight regions, from the Athens Riviera to Crete. Each region below shows its character and typical price range. BUY GREECE® is a property technology real estate company with offices in Chicago and Glyfada, Athens.
Hover or tap a region — every region is also listed in full beside the map.
Athens and its Riviera, from Glyfada, Voula and Vouliagmeni to Cape Sounio, pair capital-city life with year-round sea access. The Ellinikon redevelopment is redrawing the coastline south of the city. The Attica guide →
Request Attica & Athens Riviera listingsNafplio, Kalamata, the Mani and Porto Heli offer historic seafront towns, uncrowded beaches and the strongest value per square meter on the mainland. Nafplio guide →
Request Peloponnese listingsGreece's largest island runs a twelve-month economy: Chania and Rethymno for old-town charm, Elounda for five-star seafront, the south coast for unspoiled value.
Request Crete listingsMykonos and Santorini anchor the trophy market, while Paros, Naxos and Rhodes combine Cycladic and Dodecanese character with better entry prices.
Request Aegean Islands listingsCorfu, Kefalonia, Zakynthos and Lefkada: green landscapes, sheltered anchorages and Venetian old towns facing Italy.
Request Ionian Islands listingsPelion's forested peninsula, the Sporades and Evia's long coastline sit within easy reach of Athens and Volos.
Request Central Greece & Thessaly listingsParga, Sivota and the fjord-like coves of the northwest coast face Corfu across a calm channel.
Request Epirus listingsHalkidiki's three peninsulas are northern Greece's summer riviera, forty-five minutes from Thessaloniki's airport.
Request Macedonia & Thrace listingsAthens and its Riviera, from Glyfada, Voula and Vouliagmeni to Cape Sounio, pair capital-city life with year-round sea access. The Ellinikon redevelopment is redrawing the coastline south of the city. Stock runs from marina apartments to gated seafront villas. Attica guide →
Request Attica & Athens Riviera listingsNafplio, Kalamata, the Mani and Porto Heli offer historic seafront towns, uncrowded beaches and the strongest value per square meter on the mainland. Direct flights via Kalamata and the Athens motorway keep access simple. Read the full Nafplio property guide → Kalamata & Messinia guide →
Request Peloponnese listingsGreece's largest island runs a twelve-month economy: Chania and Rethymno for old-town charm, Elounda for five-star seafront, the south coast for unspoiled value. Rental demand holds year-round.
Request Crete listingsMykonos and Santorini anchor the trophy market, while Paros, Naxos and Rhodes combine Cycladic and Dodecanese character with better entry prices.
Request Aegean Islands listingsCorfu, Kefalonia, Zakynthos and Lefkada: green landscapes, sheltered anchorages and Venetian old towns facing Italy. A long-established international market with steady resale demand.
Request Ionian Islands listingsPelion's forested peninsula, the Sporades and Evia's long coastline sit within easy reach of Athens and Volos. Mountain-meets-sea living at mainland prices.
Request Central Greece & Thessaly listingsParga, Sivota and the fjord-like coves of the northwest coast face Corfu across a calm channel. A quieter market prized for scenery and authenticity.
Request Epirus listingsHalkidiki's three peninsulas are northern Greece's summer riviera, forty-five minutes from Thessaloniki's airport, with Kavala and Thasos extending the coast east. A favourite of European buyers.
Request Macedonia & Thrace listingsPrices by the sea are highest where supply is tight and demand is international: Antiparos, Vouliagmeni and Mykonos all average more than €7,000 per m² in asking prices (Spitogatos, Q2 2026). Crete and the Peloponnese give you the most coast for the money. Two rules change from place to place, so check them before you compare views: the Golden Visa threshold and, on some islands, a permit for non-EU buyers.
| Region | Price guide | Golden Visa minimum | Permit for non-EU buyers |
|---|---|---|---|
| Athens Riviera (Glyfada, Voula, Vouliagmeni) | Price guideFrom €250,000; €3,500–€10,000+ per m² in our comparables; Vouliagmeni €7,364 per m² average asking | Golden Visa minimum€800,000 | Permit for non-EU buyersNot needed |
| Peloponnese (Nafplio, Kalamata, Mani, Porto Heli) | Price guideFrom €180,000; €800–€5,500 per m² in our comparables | Golden Visa minimum€400,000 | Permit for non-EU buyersNot needed |
| Crete | Price guideFrom €200,000; €2,250 per m² average asking | Golden Visa minimum€800,000 | Permit for non-EU buyersNot needed |
| Mykonos | Price guide€7,059 per m² average asking; €7,500–€18,000 per m² in our comparables | Golden Visa minimum€800,000 | Permit for non-EU buyersNot needed |
| Paros | Price guide€5,263 per m² average asking | Golden Visa minimum€800,000 | Permit for non-EU buyersNot needed |
| Santorini | Price guide€4,500–€7,500 per m² in our comparables | Golden Visa minimum€800,000 | Permit for non-EU buyersNeeded (border area) |
| Rhodes and the Dodecanese | Price guideFrom €300,000 across the Aegean islands | Golden Visa minimum€800,000 on islands of more than 3,100 residents | Permit for non-EU buyersNeeded (border area) |
| Ionian islands (Corfu, Kefalonia, Zakynthos) | Price guideFrom €220,000; €2,531 per m² average asking | Golden Visa minimum€800,000 | Permit for non-EU buyersNot needed on the main islands |
| Pelion and Evia | Price guideFrom €150,000 across Central Greece and Thessaly | Golden Visa minimum€400,000 in Pelion; €800,000 on Evia | Permit for non-EU buyersNot needed |
| Halkidiki and northern Greece | Price guideFrom €140,000 across northern Greece | Golden Visa minimum€400,000 in Halkidiki | Permit for non-EU buyersNot needed in Halkidiki; needed in Evros, Xanthi and Rhodope |
Average asking prices: Spitogatos, Q2 2026. Entry prices and comparables: BUY GREECE® network, July 2026. Golden Visa: Law 5100/2024 and Ministry of Migration Circular 1/2026; the minimum applies to one property of at least 120 m². Border areas: Law 1892/1990. Confirm each property with a Greek lawyer.
We review zoning and build rights on every plot between the property and the water, so you know whether the view can be built out under current zoning.
Sunset-facing or morning-sun aspect changes how a home lives — and how it rents. We map it before you fly.
The summer meltemi can make or break a terrace. Local knowledge decides it — our team lives on this coast.
Genuine walk-to-water versus a view from afar — verified in person, on foot, not from listing photographs.
Pools, terraces and extensions are checked against building permits and coastal-zone rules before any offer is made.
Realistic yield modelling for your specific property, not a regional average. See the market statistics →
I recently purchased a 3-bedroom villa in Glyfada, Athens, and the entire experience was handled with precision and care. Kirill and Mitchell went above and beyond, sourcing properties that matched my vision perfectly. When Kirill sent me the listing that eventually became my home, I knew he had understood exactly what I was looking for. From negotiation to closing, everything was handled transparently and efficiently. Truly grateful for their professionalism and commitment.
We just started the process of buying our property in Greece and I couldn’t express how smooth and enjoyable they have made this experience! Wouldn’t have been this way working with anyone else. Highly recommend.
From about €140,000 in northern Greece to over €15M in the Aegean islands, depending on the region and the line to the water. Typical ranges start at €180,000 in the Peloponnese, €200,000 in Crete and €250,000 on the Athens Riviera (BUY GREECE® network, July 2026). Per square meter, the Peloponnese runs about €800–€5,500, Santorini €4,500–€7,500 and Mykonos €7,500–€18,000.
On the mainland, the Peloponnese has the lowest prices for genuine seafront, at about €800–€5,500/m² (BUY GREECE® network comparables, July 2026). That range covers Nafplio, Kalamata and the Mani. Among the islands, Crete's asking prices average €2,250/m², up 6.9% in a year, against €7,059/m² on Mykonos and €5,263/m² on Paros (Spitogatos, Q2 2026).
Yes, through the usual AFM tax number, Greek lawyer and notary. Non-EU buyers need prior committee approval in border areas, which include Santorini, Skyros, Rhodes and the other Dodecanese islands, Lesvos, Chios and Samos (Law 1892/1990); Crete, the Peloponnese, Attica, Mykonos, Paros, the main island of Corfu, Kefalonia and Zakynthos are not border areas. Pools and terraces near the shore also need permit checks. See the U.S. buyer legal guide.
Yes, if a single property meets the regional threshold and has at least 120 m² of main living space. The threshold is €800,000 in Attica, Mykonos, Santorini, Crete and other islands of more than 3,100 residents, and €400,000 on most of the mainland coast, such as the Peloponnese (Law 5100/2024). A Golden Visa home cannot be short-let, which matters for holiday-rental plans. Details are in our Golden Visa guide.
Yes, as a long let or, outside the Athens and Thessaloniki freeze zones, as a registered short let. A short let of under 60 days needs an AMA number, the safety standards in force since October 2025 and a nightly climate fee of €8 from April to October (€15 for detached houses over 80 m²). Golden Visa homes may only be let long-term.
Rarely with a genuine sea view. The lowest typical ranges we see start around €140,000 in Macedonia and Thrace and €150,000 in Central Greece and Thessaly (BUY GREECE® network, July 2026). Below €100,000, expect older homes that need renovation, small units or homes set back from the water. Budget for an engineer's survey and permit checks, which matter most on cheaper coastal stock.
Start with the lower-priced coasts: Halkidiki and the rest of northern Greece from about €140,000, Pelion and Evia from €150,000, the Peloponnese from €180,000 and Crete from €200,000 (BUY GREECE® network, July 2026). Small beach houses there are often older stone or village homes, so budget for an engineer's survey and check that every terrace, pool and extension has a permit.
Yes, if the land between the home and the water still has unused building rights. Before an offer, an engineer should check the zoning, building coefficient and height limit of every plot in the view line. A view across a public road, protected land or a plot already built to its limit is far safer than one across an empty buildable plot.