Market Report Second Home Markets | 2026

Message from the CEO

As we navigate a period of profound and continuous evolution, the Greek real estate market has definitively left the era of mere recovery behind. Looking firmly ahead into 2026, the premium real estate sector in Greece is characterized by unwavering momentum and a thriving, renewed sense of confidence. Demand for high-end second homes from an exclusive base of domestic and international buyers remains at historically high levels. This trend is fueled by a clear shift towards qualitative, exclusive investments that redefine the luxury lifestyle across the country's most desirable destinations.

Our clients are approaching the market with an increasingly strategic mindset. For 2026, the emphasis has clearly shifted towards architectural innovation, exceptional construction quality, energy efficiency, and sustainability. High-net-worth individuals and international investors are no longer simply seeking a functional holiday home; they are pursuing rare properties that offer absolute privacy, unobstructed views, and a direct connection to natural beauty.

Whether looking at the discreet luxury of the Cyclades, the authenticity of the Ionian Islands, or the emerging premium hubs of the Peloponnese, the market fundamentals remain exceptionally robust. In an environment where supply in high-profile locations is inherently constrained, acquiring such a property represents the ultimate guarantee for long-term value preservation and capital appreciation.

At Engel & Völkers Greece, our mission for 2026 remains deeply intertwined with the values that placed us at the top: profound insight, absolute integrity,

George Petras CEO, Engel & Völkers Greece

and unparalleled local expertise. With a continuously expanding national presence and a highly experienced team on the ground, we are fully prepared to guide our clients through the most refined investment opportunities with confidence and care.

The future of real estate in Greece isn't just a promise— it is a reality that is already unfolding before us.

From iconic coastal areas to emerging mainland hubs and world-famous islands, the fundamentals remain robust. What ties all of these regions together is a consistent demand for high-quality living, exceptional construction, and environments that promote wellness, connectivity, and return on investment.

Looking Ahead with Confidence

As we move through 2026, we do so with clarity and purpose. This market is no longer defined by recovery— it is characterized by sustained evolution. Preferences are shifting, expectations are rising, and the Greek real estate landscape is more equipped than ever to meet these demands.

At Engel & Völkers Greece, our mission is to provide the insight, integrity, and local expertise our clients trust. With an expanding national presence and a passionate, experienced team on the ground, we remain fully committed to guiding buyers and sellers through every opportunity with confidence and care.

The future of real estate in Greece isn’t just promising— it’s already unfolding.

Warm regards,

Paros

Cyclades Islands

Paros has firmly established itself as one of the most dynamic real estate markets in the Cyclades, combining authentic island character with an increasingly sophisticated lifestyle offering. Supported by ongoing infrastructure improvements, strong tourism growth and rising international visibility, the island continues to attract both lifestyle buyers and investors. This report explores the current dynamics of the Paros real estate market, highlighting key trends, pricing patterns, and the areas experiencing the highest demand.

Paros is currently the most active real estate market in the Cyclades, combining high transaction volumes with strong development activity and evolving demand across different coastal zones.

Average Price per m2Paros:

€ 5.500-10.000/m2

The share of foreign buyers remains high, at approximately 60–70%, with strong representation from French, Swiss, German and Israeli purchasers. Demand is increasingly shifting from purely lifestyle-driven acquisitions towards a combination of lifestyle and investment-oriented purchases.

Across all price segments, buyers consistently prioritise sea views and strong outdoor living features such as private pools. As budgets increase, preferences become more location-specific, with prime coastal positions — particularly beachfront or close proximity to the sea — remaining the most sought-after. Nevertheless, three key criteria remain constant: views, outdoor living and privacy.

Paros continues to see active development, particularly in large luxury villas and hospitality projects. At the same time, well-positioned mid-sized villas (typically 170–300 m²) remain in strong demand and are often absorbed quickly when appropriately priced, highlighting a gap between available supply and buyer expectations. A clear shift in buyer preference is also emerging towards the eastern and south-eastern coastline, including Isterni, Tzanes and Tsoukalia, driven by unobstructed sunrise views, reduced wind exposure and greater privacy.

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Specifically, the following trends are observed:

Key Market Trends:

• The Paros property market has recorded consistent growth in recent years and is now entering a more mature phase, characterised by steady and sustainable demand.

• Transaction activity remains strong, supported by ongoing development and increasing international exposure. While short-term rental performance has slightly normalised compared to peak years, demand remains healthy — particularly for well-located, high-quality properties, with limited supply continuing to support price resilience.

Popular areas:

Naoussa and the wider area towards Ambelas remain the most sought-after locations, driven by their lifestyle appeal, proximity to amenities and strong rental performance. The western coastline between Punda and Agia Irini follows as a key secondary hotspot, attracting buyers seeking sunset views and easy access to Parikia. Santa Maria, Kolymbithres, Chrissi Akti and Dryos represent wellestablished markets with sustained demand, while Aliki and the southern coastline are emerging as a value-driven alternative. The eastern side of the island — particularly Isterni, Tsoukalia and Tzanes — is attracting growing interest supported by new developments and larger plots.

Mykonos

Cyclades Islands

The Mykonos real estate market continues to command strong international attention, remaining one of Greece's most established and globally recognised luxury destinations. Renowned for its cosmopolitan lifestyle, iconic architecture, and vibrant hospitality scene, the island consistently attracts high-net-worth individuals and international investors. Mykonos remains the leading Cycladic island in global image, brand recognition and international awareness, which continue to support its long-term appeal as both a lifestyle and investment destination. In 2025, the market demonstrated a notable recovery, with a significant increase in transaction activity compared to the previous two years, reflecting renewed buyer confidence and sustained global demand for premium properties.

Foreign buyers continue to play a major role in the Mykonos market, accounting for approximately 60–70% of demand, with the main buyer groups coming from Italy, Lebanon and France. Buyer demand remains focused on move-in-ready properties offering sea views, privacy and high-quality outdoor living spaces. A key factor shaping the current market is the ongoing freeze on new building permits, expected to remain in place in the coming years. As a result, the supply of new developments is highly constrained — particularly in the luxury segment — supporting price stability and, in prime locations, continuing to drive strong asking prices for high-end villas.

Specifically, the following trends are observed:

• The restriction on new construction is reinforcing a supply-driven market, particularly in the luxury segment, with limited new pipeline supporting price resilience.

• Demand remains predominantly international, with foreign buyers representing a significant share of transactions and investment interest remains strong, supported by the island's premium positioning and established rental market.

Popular areas:

The western side of Mykonos continues to command the highest demand, primarily due to its proximity to Mykonos Town and uninterrupted sunset views. Areas such as Agios Ioannis and Aleomandra remain among the island's most sought-after locations for their exclusivity, tranquility and residential character. On the eastern side, Ftelia, Kalafatis and Kalo Livadi continue to attract interest, particularly among buyers seeking larger properties and more serene beachfront settings. Ornos and Kanalia are also experiencing growing interest among buyers seeking proximity to Chora, easy access, sea views and a vibrant lifestyle.

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Syros

Cyclades Islands

Nestled in the heart of the Cyclades, Syros combines cosmopolitan charm with traditional Greek elegance, emerging as a distinctive and increasingly attractive destination for property investment. As the administrative and cultural capital of the region, the island benefits from a vibrant year-round economy, well-developed infrastructure, and a rich neoclassical architectural heritage, particularly in Ermoupoli. Unlike many seasonal islands, Syros maintains consistent activity year-round, making it suitable for both primary residences and second-home ownership. In recent years, the island has attracted growing interest from both domestic buyers and a selective international audience, drawn by its authenticity, accessibility, and comparatively lower entry prices within the Cyclades.

Average Price per m2Syros: € 2.500-5.000/m2

Buyer demand in Syros is more balanced compared to other Cycladic islands, with a strong presence of Greek buyers alongside a growing number of international purchasers. Foreign interest is primarily driven by European buyers — particularly from France, Germany, the UK, the Netherlands and Belgium — alongside a growing presence of US buyers. Buyers are typically drawn to the island's authentic character, cultural depth and year-round livability, with demand focusing on properties offering proximity to the sea or located within Ermoupoli. While outdoor features are appreciated, the emphasis remains on location, architectural character and functionality.

Syros offers a strong cultural and artistic identity, with a dynamic calendar of festivals, music events and creative activity that reinforces its position as one of the most authentic and intellectually vibrant islands in the Cyclades. The market remains relatively stable, with moderate transaction activity and limited speculative development, resulting in a balanced environment with steady demand for well-located properties.

Specifically, the following trends are observed:

• Syros is positioned as a stable and accessible market, offering lower entry prices compared to other Cyclades destinations, with demand driven by a mix of lifestyle buyers and long-term investors rather than purely short-term rental investors.

• Limited new development and gradual supply contribute to price stability, while increasing interest in renovation projects — particularly neoclassical buildings in Ermoupoli — and growing demand for land plots signal a gradual evolution towards a more contemporary residential offering.

Popular areas:

Ermoupoli remains the island's focal point, particularly for buyers seeking neoclassical architecture, urban living and year-round accessibility, with Vaporia standing out as one of the most prestigious micro-locations, offering unique architectural properties with direct sea access and strong long-term value. On the southwestern side, Finikas combines marina infrastructure with a well-established resort environment, with its proximity to Posidonia and Galissas positioning as a key hub for seaside living and nautical activity. Kini is also a highly attractive option for buyers seeking proximity to Ermoupoli while enjoying a more relaxed coastal setting, well-suited for both primary residences and holiday homes.

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Kythnos-Kea

Cyclades Islands

As two of the Cycladic islands closest to Athens, Kythnos and Kea combine accessibility, authentic island character and growing real estate appeal, making them increasingly attractive destinations for second-home ownership and lifestyle-driven investment. Kea can be reached in less than two hours from Athens International Airport, while Kythnos is accessible in around two and a half hours, making both islands especially appealing for weekend escapes as well as international visitors arriving from abroad. Although often grouped together due to their location, the two islands present distinct residential profiles — Kea as the more established and higher-value market, and Kythnos retaining a more understated, authentic character for buyers who prioritise privacy and a less commercialised atmosphere.

Average Price per m2Kythnos: € 4.500-6.500/m2

Average Price per m2Kea: € 3.500-7.000/m2

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The buyer profile in Kythnos reflects a diverse demand base shaped by the island's accessibility and unspoiled character. Greek buyers account for around 40%, mainly families and professionals from Athens seeking holiday homes and weekend retreats, alongside a strong Greek diaspora segment from Europe, the US, Canada and Australia.

In Kea, Greek buyers similarly account for around 40%, while foreign buyers make up the remaining 60%, coming especially from Germany, the UK, France and North America. Across both islands, demand is strongest for detached villas with sea views, private outdoor areas and convenient beach access, combining traditional Cycladic aesthetics with modern comfort.

Both islands continue to see steady development activity, with growing interest in villa construction and boutique residential projects. Kea represents the more mature luxury segment, while Kythnos remains more understated and selectively developed.

Specifically, the following trends are observed:

• Both islands benefit from their proximity to Athens, supporting weekend-home ownership, repeat seasonal use and broad appeal among domestic and international buyers, with demand driven primarily by second-home purchasers and lifestyle-oriented

investors.

• Buyer preferences are becoming more selective, with growing emphasis on sea views, privacy, outdoor amenities and well-positioned properties, while investment activity is gradually increasing — more limited in Kythnos and more mature in Kea.

Popular areas:

In Kythnos, the most sought-after areas include Agios Dimitrios, Kanala, Loutra and Merichas, with Kanala and Agios Dimitrios especially valued for their coastal setting and sea views, and Loutra and Merichas for their accessibility and proximity to services. Selected properties in Chora and Dryopida also attract buyers seeking traditional village character. In Kea, Koundouros and Otzias remain among the island's most desirable areas for seaside properties with views, while Pisses stands out for its beachside appeal and Ioulida attracts buyers who appreciate traditional architecture and elevated village atmosphere.

Andros

Cyclades Islands

As the northernmost island of the Cyclades, Andros combines accessibility, natural beauty and architectural character, emerging as an increasingly attractive destination for second-home ownership and lifestyle-driven investment. Just two hours by ferry from Rafina, the island offers a compelling alternative for buyers seeking an authentic Cycladic setting within easy reach of Athens. Andros stands out for its neoclassical villages, diverse landscapes, rich cultural identity and extensive hiking network, as well as its strong maritime legacy — reflected in the refined architecture of Chora and Messaria and preserved in the island's Maritime Museum. Unlike the more commercialised islands of the region, Andros has retained a balanced development pattern and a strong sense of local character, attracting growing interest from both domestic and international buyers drawn by its authenticity and relative affordability within the wider Cyclades market.

Average Price per m2Andros: € 2.200-3.200/m2

Buyer demand in Andros reflects a mix of Greek and international purchasers. Greek buyers remain particularly active, especially Athens-based second-home seekers looking for easy-access weekend properties or longer seasonal stays. International demand is selective but growing, driven mainly by buyers from France, Italy, Switzerland, the UK, Germany, Belgium, the Netherlands and Israel, drawn by the island's authenticity, privacy and

lower-density character. Demand is strongest for detached houses and villas with sea views, ideally located close to the coastline or within reach of beaches, villages and port access. Turnkey condition is increasingly important, particularly among international buyers and those considering short-term seasonal use.

The Andros market remains moderate in scale, with limited large-scale development activity and demand driven primarily by individual buyers and small-scale investors. Renovation activity continues to shape the market, particularly through the repositioning of traditional houses into upgraded private homes or boutique hospitality units.

Specifically, the following trends are observed:

• Andros is positioned as a value-driven and lifestyleoriented market, offering more accessible entry prices than many competing islands, with demand driven by second-home buyers rather than high-volume speculative investors.

• Buyer preferences are becoming more selective, with stronger emphasis on sea views, privacy, outdoor amenities and turnkey condition.

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Popular areas:

The highest real estate demand stretches from Fellos to Paleopolis, encompassing the coastal settlements of Gavrio, Batsi and Ano Aprovato. Batsi remains especially popular due to its vibrant seafront, tourism infrastructure and broad appeal for both private use and seasonal rental activity. Gavrio offers strategic convenience and year-round practicality as the island's main entry point, while Ano Aprovato stands out for its elevated position, privacy and traditional character. Beyond this western and northwestern corridor, selected villages and coastal locations continue to appeal to buyers seeking a more tranquil and authentic setting.

Tinos

Cyclades Islands

As one of the most authentic and culturally rich islands of the Cyclades, Tinos combines architectural character, spiritual heritage, natural beauty and a strong gastronomic identity, making it an increasingly attractive destination for secondhome ownership and lifestyle-driven investment. Easily accessible from Athens, the island appeals to buyers seeking a more genuine Cycladic setting, with 34 traditional villages, open landscapes and a lower-density environment than many neighbouring islands. Unlike more commercialised Cycladic destinations, Tinos has retained a balanced development profile and a strong local identity, attracting growing interest from both Greek and international buyers drawn by its authenticity, sea-view housing stock and increasingly established position within the wider Cyclades property market.

Average Price per m2Tinos: € 3.000-5.000/m2

Buyer demand in TInos reflects a mix of Greek and international purchasers. Greek buyers remain active, particularly second-home seekers from Athens seeking a more refined, less commercialised Cycladic destination. International demand is also strong, led by buyers from Germany, France, Belgium, the Netherlands, Switzerland and North America, drawn by the island's privacy, traditional architecture, natural beauty, gastronomy and understated residential character. Demand is strongest for detached houses, renovated traditional homes and sea-

view residences near villages, beaches or elevated coastal areas. Turnkey condition is increasingly important among international buyers, while well-positioned properties with renovation potential also remain highly attractive.

Tinos is increasingly positioned as an authenticity-driven and lifestyle-oriented market, gaining visibility within the Cyclades supported by sustained transaction activity and growing recognition among second-home buyers. Renovation activity continues to shape the market, particularly through the repositioning of traditional houses into upgraded private homes or boutique hospitality assets.

• Specifically, the following trends are observed:

• Tinos is evolving as a less commercialised alternative to more saturated island destinations, with demand driven primarily by second-home buyers and individual lifestyle purchasers rather than highvolume speculative or hospitality-led investment.

• Buyer preferences are becoming more selective, with stronger emphasis on sea views, privacy, outdoor amenities, traditional character and turnkey condition.

Popular areas:

The highest real estate demand remains concentrated in Chora, thanks to its central location, port access, yearround activity and broad appeal for both private use and seasonal stays. Strong buyer interest is also recorded in Triantaros, Agios Fokas, Agios Romanos, Kardiani, Ysternia and Pyrgos, as well as other traditional villages and selected coastal locations combining accessibility with a more private residential setting. Village settings such as Kardiani, Ysternia and Pyrgos are particularly valued for their architectural charm and elevated outlooks, while Agios Fokas and Agios Romanos benefit from coastal appeal and proximity to beaches and services.

Antiparos

Cyclades Islands

Antiparos continues to rank among the most exclusive destinations in the Cyclades, combining understated luxury with natural beauty, privacy and a distinctly refined island atmosphere. Known for its laid-back charm, crystal-clear waters and close proximity to Paros, the island has become a preferred destination for high-net-worth individuals and international buyers seeking second homes that offer both discretion and sophistication. Its appeal lies not only in its premium coastal lifestyle but also in its controlled, lowdensity development profile — limited land availability, strict building regulations and a strong preference for privacy continue to support Antiparos' premium real estate positioning, reinforcing its status as a niche but high-value market within the Greek property landscape.

Buyer demand in Antiparos remains strongly international, with foreign purchasers continuing to represent a substantial share of the market. Interest is driven primarily by buyers from the UK, Germany, France, Italy, Switzerland, the Netherlands, Belgium, the UAE and the United States, alongside a selective Greek buyer base seeking premium second-home ownership. These buyers are typically drawn to the island's discreet character, natural beauty and limited development profile, with demand focused on villas and detached homes offering privacy, sea views, proximity to the coast and strong architectural identity. Homes with pools, generous outdoor areas and seamless indoor-outdoor living remain especially desirable, while turnkey condition continues to command a premium.

The market continues to be shaped by limited supply, high barriers to new development and sustained demand for welllocated villas in prime settings. Regulatory and compliance considerations have become increasingly relevant for income-producing use, following Greece's updated shortterm rental framework which took effect in October 2025.

Specifically, the following trends are observed:

• Antiparos remains one of the most supply-constrained residential markets in the Cyclades, with limited inventory, strict planning conditions and low-density development continuing to support premium values and competition for existing high-quality homes.

• Demand is driven predominantly by lifestyle purchasers and high-net-worth second-home buyers rather than purely yield-focused investors, with the island’s proximity to Paros further enhancing its appeal while preserving its more discreet and selective identity.

Popular areas:

Antiparos Town (Chora) remains the island's focal point, combining Cycladic charm with immediate access to shops, dining and the port, while also achieving some of the island's highest asking prices. Soros continues to attract buyers seeking proximity to one of the island's bestknown beaches and greater privacy, making it particularly appealing for second-home use in a premium coastal setting. Agios Georgios, on the southwestern side of the island, remains one of the most prestigious residential zones, known for its dramatic sea views, exclusive villas and direct connection to the island's luxury positioning.

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Santorini

Cyclades Islands

As one of the most iconic and sought-after destinations in the Mediterranean, Santorini continues to stand out as a leading market in Greece's luxury and second-home property segment. Combining dramatic volcanic landscapes, worldfamous sunsets and distinctive Cycladic architecture, the island remains highly attractive to high-net-worth individuals and lifestyle-driven investors seeking premium holiday homes with strong long-term appeal. Limited supply, strict planning regulations and the island's unique topography continue to support values in prime areas such as Oia, Imerovigli and Fira, reinforcing Santorini's position as a key player in Greece's high-end residential market. During 2025, market activity became more cautious, influenced by heightened scrutiny of construction and the temporary impact of early-year seismic activity on buyer confidence - however, conditions have since normalised and buyer confidence has returned.

Buyer demand in Santorini remains strongly international, with the majority of purchasers coming from the United States, the United Kingdom, Germany, France and Italy. These buyers are typically seeking luxury holiday homes, boutique hospitality assets or investment properties with strong short-term rental potential. Greek demand is more limited in relative terms but remains present for selected prime properties with long-term value. Demand is strongest for luxury villas and premium residences generally ranging from 70 to 150 m², especially those offering unobstructed caldera views and proximity to Fira, Oia and Imerovigli. Buyers consistently prioritise homes that combine privacy, high-quality finishes and strong rental appeal - properties

Average Price per m2Santorini: € 4.500-8.000/m2

that can serve as both private retreats and incomegenerating assets.

Santorini remains one of the strongest luxury residential markets in Greece, supported by global visibility, limited supply and enduring international demand. Strict planning controls and constrained new development continue to support the value of prime assets, especially in caldera locations.

Specifically, the following trends are observed:

• Buyer demand remains concentrated in high-end holiday homes and properties with strong short-term rental potential, with preferences becoming more selective and emphasis growing on legal certainty, protected views, privacy and turnkey condition.

• Following the early-2025 seismic episode, buyer sentiment was temporarily impacted; however, the market has since fully normalised, with the island's scarcity, prestige and global recognition continuing to underpin long-term value.

Popular areas:

The strongest real estate demand remains concentrated in Oia, Imerovigli and Fira, where prime caldera properties benefit from iconic views, prestige and established tourism appeal. Buyer interest is also recorded in Firostefani, Pyrgos and selected coastal locations such as Kamari and Perissa, particularly where properties combine accessibility, privacy and strong second-home or hospitality potential. Caldera-front settlements remain the island's most premium markets, while Pyrgos and selected non-caldera areas offer a more private or relatively value-driven alternative within Santorini's broader luxury landscape.

Naxos

Cyclades Islands

As the largest island in the Cyclades, Naxos continues to strengthen its position as a key destination for second-home buyers and lifestyle-driven investors. Known for its natural beauty, fertile landscape, traditional villages and long sandy beaches, the island offers a more balanced and authentic residential environment than many of the more saturated Cycladic destinations. Its year-round population, improving infrastructure and growing appeal among both domestic and international buyers support its reputation as one of the strongest and most stable second-home markets in the Cyclades. Unlike more heavily tourism-driven island markets, Naxos maintains a balanced development profile supported by its larger scale, stronger local economy and year-round livability, while also ranking among the Cycladic islands with particularly strong demand for land plots for residential development.

Average Price per m2Naxos: € 3.500-5.200/m2

Buyer demand in Naxos remains diverse, reflecting the island's broad appeal and balanced development. Greek buyers continue to represent an important segment, particularly those based in Athens or Northern Greece seeking a spacious, family-oriented second home with rental potential. International demand has also grown steadily, with strong interest from buyers in Germany, Italy, France, the UK, the Netherlands, Switzerland, North America and Israel, drawn by the island's natural beauty, authenticity and investment potential. Demand is strongest for villas, detached houses and fully renovated properties, ideally with sea views or close proximity to the beach. Buyers show a clear preference for homes that offer privacy and can serve as summer rentals, while properties that combine modern comfort with Cycladic architectural character remain especially appealing.

Naxos continues to rank among the strongest and most stable second-home markets in the Cyclades, benefiting from a broader residential base and more year-round functionality than many smaller or more seasonal island destinations.

Specifically, the following trends are observed:

• Demand is driven by a mix of Greek and international buyers seeking lifestyle value and selective rental potential, with the island also recording particularly strong interest in development plots in coastal areas where new-build villa product remains highly sought after.

• Buyer preferences are becoming more selective, with stronger emphasis on privacy, sea views, beach proximity, construction quality, design and turnkey condition.

Popular areas:

Chora remains an important market thanks to its port access, year-round activity, infrastructure and Cycladic character. Strong buyer interest is also recorded in Agios Prokopios, Agia Anna, Plaka, Kastraki and Mikri Vigla, which are among the island's most desirable locations due to their beach proximity, sea views and strong secondhome appeal. The southwest coastal zone is particularly valued for its residential character and access to some of Naxos' most popular beaches, attracting buyers seeking a balance between lifestyle use, rental potential and longterm property value.

Giorgos Kedikidis Sales Manager -

Cyclades Islands

Lefkada

Ionian Islands

Lefkada stands out as one of the most commercially and investment-attractive islands in the Ionian, with its key competitive advantage being its connection to mainland Greece via a floating bridge — allowing easy, year-round access without the need for ferry travel. This makes it particularly appealing for second-home buyers, investors and international purchasers seeking convenience of access, simpler property management and strong short-term rental potential. The island combines spectacular beaches along its western coastline with a thriving yachting and marine tourism scene on its eastern and southern sides, alongside a growing luxury residential market in locations offering unobstructed sea views and strong privacy.

Average Price per m2Lefkada: € 3.800-3.900/m2

(Prime and seafront villas with pool and sea view may reach € 5.000 – 7.500 / m², with exceptional waterfront properties exceeding this range.)

Foreign buyers are estimated to represent the majority of demand in the premium second-home segment, at approximately 55–70% depending on property type and location. The main buyer nationalities are German, British, Dutch, Belgian, American, French, Austrian, Swiss and Israeli. Across all segments, buyers consistently prioritise unobstructed sea views, strong privacy, a private pool, 3–5 bedrooms, modern Mediterranean architecture, generous outdoor living spaces and easy access to beaches or marinas. Turnkey condition is increasingly important, particularly among international buyers seeking properties ready for immediate use or rental exploitation.

The Lefkada property market continues its upward trajectory, but has become noticeably more selective compared to previous years. Well-priced properties with clear competitive advantages continue to be absorbed, while secondary stock without distinctive features now requires more realistic pricing and longer time on market.

Specifically, the following trends are observed:

• Demand is shifting increasingly towards the uppermid and luxury holiday-home segment, with buyers — particularly international ones — oriented towards turnkey solutions combining modern aesthetics, energy efficiency, private pools, landscaped outdoor areas and strong lifestyle character, alongside premium shortterm rental potential.

• Quality development plots with a clear building profile are becoming increasingly limited in premium micro-locations, reinforcing their value and creating conditions for further price appreciation, particularly in locations that can support luxury villa development or boutique hospitality concepts.

Popular areas:

Syvota, on the southeastern coast, remains one of the island's most premium micro-markets, combining a protected natural bay, strong yachting lifestyle and a growing presence of quality villas and development plots. Vassiliki maintains strong international recognition and enduring appeal, particularly for its windsurfing and marine activity identity, attracting both holiday-home buyers and investors seeking properties with steady seasonal demand and short-term rental potential. The Nydri–Vlycho–Perigiali triangle represents one of the island's most established markets, benefiting from proximity to marine activity, yachting routes and easy connections to neighbouring island destinations. On the western side, Agios Nikitas, Tsoukalades and the wider zone around beaches such as Kathisma attract strong premium interest, valued for their

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panoramic views, dramatic sunsets and proximity to some of the island's most iconic beaches. The wider western coastline, including Kalamitsi, retains strong demand for high-end holiday homes due to the scarcity of unobstructedview locations and the sense of exclusivity they offer. On the southeastern coast, Poros and Mikros Gialos attract buyers seeking a quieter, more discreet lifestyle profile with an emphasis on privacy and lower tourist intensity.

Corfu

Ionian Islands

Corfu stands out as one of the most mature, internationally recognised and multi-faceted destinations in the Greek second-home market, with strong brand equity in both tourism and real estate. The island combines a unique blend of historical heritage, architectural identity, lush natural landscape, high-level hospitality infrastructure and an extensive coastline with a great variety of micro-locations. The presence of an international airport, a long tourist season, high recognition among British and European audiences and a number of established luxury clusters make Corfu one of the strongest markets in the Ionian — for both lifestyle ownership and investment purposes. The market is notably more multi-layered than other Ionian destinations, ranging from traditional residences and urban properties to historic mansions, resort-style villas and significant development land.

Average Price per m2Corfu: € 3.200 – 3.800/m2

(Prime sea-view and waterfront villas may reach € 5.500 – 8.500 / m², with rare historic or waterfront properties exceeding this range.)

Foreign buyers are estimated to represent the dominant force in the premium and upper-mid second-home segment, at approximately 60–75% depending on location and property type. The main buyer nationalities are British, German, Italian, French, Dutch, Belgian, Swiss, Austrian, American and Israeli. British buyers remain historically the strongest international audience, with high familiarity with the island and a preference for established holiday locations. German and Dutch buyers are quality-driven and value-conscious, with interest in organised villas and strong rental potential, while Italians are drawn by geographic and cultural proximity. French, Belgian and Swiss buyers show strong interest in boutique lifestyle assets and character homes, and Americans represent a growing presence in the higher-budget segment for turnkey villas or rare character properties.

Demand is strongest for turnkey sea-view villas combining privacy, mature landscaping and proximity to beaches, marinas or resort infrastructure, with buyers prioritising unobstructed sea views, private pools, 3–6 bedrooms, traditional Corfiot or refined Mediterranean architecture and generous outdoor living spaces. Particularly strong demand also exists for renovated character properties — stone houses, historic mansions and villas with authentic architectural features — a segment that carries more weight

in Corfu than in almost any other Greek island.

Specifically, the following trends are observed:

• The Corfu market maintains its position as one of the most mature and resilient second-home markets in Greece, with demand becoming more selective and quality-oriented — well-priced assets continue to be absorbed while properties without clear differentiation require more realistic pricing and longer time on market.

• Short-term rental remains a key demand driver in the upper-mid and luxury segment, with the market maturing and becoming more demanding on product quality — location alone is no longer sufficient, as architecture, privacy and outdoor living components play an increasingly decisive role in achieving premium weekly pricing.

Popular areas:

The northeastern coast — particularly Kassiopi, Agni, Kalami, Kouloura, Sinies and the wider zone towards Nissaki and Barbati — remains the island's most established

premium cluster, strongly associated with high-level secondhome ownership, yachting lifestyle, privacy and mature vegetation. The wider Dassia–Ypsos–Kommeno–Gouvia area maintains consistently strong interest, particularly due to its proximity to Gouvia Marina, easy access from the town and airport, and the presence of established hospitality and yachting infrastructure, making it especially attractive for buyers seeking functionality and strong rental exploitation potential. Corfu Town and the Old Town retain distinct appeal for a more specialised audience seeking character properties, historic residences and boutique pied-à-terre assets with strong cultural identity and year-round functionality. On the western coastline, Paleokastritsa, Liapades and selected positions around Pelekas, Kontogialos and Glyfada attract steady interest for their dramatic natural landscape, sunset views and high tourism recognition, carrying particular weight in the second-home segment and selected premium sea-view assets.

For sale • Luxury Smart Home with Panoramic Sea Views

Newly built 2024 smart residence of 505 m² on 6,000 m² with 7 en-suite bedrooms, L-shaped infinity heated pool, 300 m² terrace and panoramic sea views. Just 1 km from Corfu's yacht marina and 5.8 km from the airport.

Paxoi

Ionian Islands

Paxoi stands out as one of the most boutique, small-scale and aesthetically refined second-home markets in the Ionian, with a strong character of exclusivity and exceptionally limited supply. While the island operates at a much smaller transaction volume than larger destinations, its scarcity, landscape authenticity, high aesthetic value and strong connection to yachting and upscale summer lifestyle make it extremely attractive to selective, higher-budget buyers. The market is characterised by scarcity-driven values, low-density development and significant weight placed on properties offering privacy, authenticity and a distinctly hidden luxury character — appealing less to mass holidayhome demand and more to buyers seeking rarity, tranquility and discreet premium positioning.

Average Price per m2Paxoi: € 4.200-5.000/m2

(Prime sea-view villas with pool and high privacy may reach € 6.000 – 9.500 / m², with rare near-waterfront or exceptional character properties exceeding this range.)

Foreign buyers represent the clear majority of the secondhome market in Paxoi, particularly in the upper-mid and luxury segment, at approximately 70–85%. The main buyer nationalities are British, Italian, French, German, Belgian, Dutch, Swiss and American, with selective Israeli presence. British buyers remain the most established and historically connected international audience, with very high recognition and strong emotional attachment to the island. Italians are drawn by proximity and a preference for small-scale, aesthetically refined island environments, while French, Belgian and Swiss buyers show particular interest in boutique lifestyle assets, stone houses and design-led properties. Demand is concentrated on boutique luxury villas and character-driven homes combining authenticity, privacy and high aesthetic quality — buyers in Paxoi are not simply seeking a functional holiday home but a property with a clear character, a sense of privacy and a strong lifestyle narrative.

The Paxoi market remains exceptionally resilient, primarily due to the island's extremely limited supply and the scarcity that defines it. Genuinely good properties maintain strong marketability even in more selective demand conditions, as values are underpinned by the absence of available quality stock rather than volume-driven activity.

Specifically, the following trends are observed:

• Demand is clearly oriented towards authentic, aesthetically mature and non-generic properties, with growing interest in stone houses, boutique villas, designled renovations and small-scale premium residences that integrate organically into the landscape.

• Short-term rental continues to function as a complementary investment factor, but purchase decisions in Paxoi are typically more strongly lifestyledriven than on other islands — buyers place greater weight on scarcity, exclusivity and quality personal use than on purely yield-driven metrics, though well-positioned properties with premium hospitality character continue to show strong performance in the luxury rental segment.

Popular areas:

Gaios, as the island's main commercial and functional centre, maintains consistently high importance both for properties close to the settlement and for selected seafront or elevated positions in the wider area, offering buyers a combination of accessibility, port proximity and premium island living. Lakka, in the northern part of the island, is one of the most desirable and aesthetically compelling areas of Paxoi, particularly for buyers seeking greater tranquility, exceptional natural landscape and premium sea-view positioning, and is considered especially strong for small-scale luxury residences and refined holiday homes. Loggos attracts steady interest for its authentic character, distinctive atmosphere and connection to the island's more relaxed, sophisticated lifestyle profile, drawing buyers with a strong preference for character assets and authenticity over conventional holiday products. The wider coastal zone around selected positions with views towards the Ionian or the Antipaxos channel also attracts high interest for premium villas and discreet luxury homes, particularly where combined with privacy and good orientation.

For sale • Magnificent Villa with Pool and Panoramic Views

Refined two-level villa of 116 m² with 2 bedrooms, private pool and rare panoramic views over Gaios and the Ionian Sea. Landscaped terraces, full privacy and part of a high-quality boutique complex.

Kefalonia

Ionian Islands

Kefalonia stands out as one of the largest and most multifaceted destinations in the Ionian, combining exceptional natural beauty, strong international recognition, significant geographic diversity and a growing presence in the premium holiday-home segment. The island operates with an extensive coastline, highly differentiated micro-markets, an international airport, established tourist demand and a wide spread of interest across its northern, southern, western and central zones. Unlike more compact markets, Kefalonia functions more as a collection of distinct micro-local markets, with value and demand heavily dependent on exact location, access, views and proximity to key tourist flows — attracting both traditional holiday-home demand and investment interest in villas, boutique hospitality and development plots.

Average Price per m2Kefalonia: € 3.000-3.600/m2

(Prime sea-view villas with pool may reach € 4.800 –7.500 / m², with exceptional waterfront assets exceeding this range.)

Foreign buyers represent the majority in the premium and upper-mid second-home segment at approximately 55–70%, depending on location and property type, with higher concentrations in areas of strong international recognition such as northern Kefalonia and selected southern and southwestern coastal zones. The main buyer nationalities are British, German, Italian, Dutch, Belgian, French, Scandinavian, American, Austrian and Swiss. British buyers remain a traditionally strong audience with high familiarity and a preference for established holiday-home areas, while Germans and Dutch are quality-driven with emphasis on sea-view villas and strong rental potential. Italians show growing interest in accessible coastal locations and lifestyledriven purchases, while Americans represent a gradually increasing presence in the higher-budget segment. Demand is strongest for turnkey sea-view villas combining strong visual appeal, functional ease and premium seasonal rental potential, with buyers prioritising unobstructed or panoramic sea views, private pools, 3–5 bedrooms, generous terraces and outdoor living spaces, easy access and proximity to beaches or popular settlements.

The Kefalonia market continues to show positive momentum in 2026, but behaviour is now more mature and increasingly

differentiated by location. Properties with clear competitive advantages continue to be absorbed, while secondary assets without strong positioning require more realistic pricing.

Specifically, the following trends are observed:

• Interest in the upper-mid and premium holiday-home segment is strengthening, with a gradual market shift towards more complete and functionally mature products — international buyers are increasingly oriented towards turnkey villas ready for immediate use or rental exploitation, with private pools, good outdoor living, energy efficiency and aesthetic consistency.

• Kefalonia operates as a strongly micro-local market, with commerciality depending significantly on exact location — properties with clear scenic value, easy access and proximity to established tourist flows continue to attract the strongest demand and command the most resilient pricing.

Popular areas:

Northern Kefalonia, and particularly the wider Fiskardo area, remains the island's most established premium cluster, with international recognition, high aesthetic quality, a strong yachting lifestyle connection, architectural identity and limited availability of quality stock making it the top choice for high-profile buyers. The wider Assos–Divarata–Myrtos zone also attracts strong interest, particularly for its dramatic scenic character, international visibility and potential for premium holiday-home positioning, favouring villas with panoramic views and strong visual impact. In the southern and southwestern part of the island, the Lixouri–Livatho zone — including selected positions around Svoronata, Lakithra, Karavados, Peratata — along with the wider area towards Lourdas and Trapezaki, attracts steady and growing interest, benefiting from proximity to the airport, organised beaches and established tourist infrastructure, making these areas particularly strong for rental-oriented villas. The wider Skala area and selected southeastern coastal zones maintain strong weight in the more established holiday-home and rental-driven segment, particularly for buyers seeking functionality, accessibility and a consistent tourist profile.

For sale • Ithaca Grand Residence — Architectural Renovation Project

Exceptional private estate of 1,250 m² on 15,000 m² amphitheatrically positioned above Vathy bay, with 8 bedrooms, infinity pool, wellness facilities and panoramic Ionian views. Valid 4-star hotel licence and significant additional building potential.

Vicky Spanou Sales Manager -

Ionian islands

Argolida

Peloponnese

Argolida is one of the most mature and internationally recognised destinations for residence and tourism in Greece, standing out as a key luxury investment destination in the Greek real estate market. Porto Heli has established itself as the Greek Saint-Tropez for the Athenian and international elite, while Nafplio is a versatile destination with a strong historical, cultural and touristic identity —- ideal for highquality living and tourism development. Proximity to Athens (approximately 2 hours), solid infrastructure and a unique combination of tourism, culture and nature continue to attract strong interest from both lifestyle buyers and highnet-worth investors.

Average Price per m2Porto Heli – Costa – Ververonda:

€ 4.000-6.000/m2

with prices sky-rocketing to € 7.000 – 12.000+ / m² for prime waterfront and trophy properties

The percentage of foreign buyers choosing Argolida ranges between 60–75%, with buyers coming from the United Kingdom, Germany, France, Belgium, the United States, Switzerland, Israel and Greece. These are high-income investors, families and couples with elevated expectations, seeking second homes, lifestyle properties or incomegenerating holiday residences — many of them repeat visitors or buyers with a long-standing connection to the region. Porto Heli draws high-net-worth investors seeking discreet luxury, while Nafplio appeals to alternative investors and individuals looking for steady capital appreciation in city residences with tourism potential.

Argolida offers a mature and continuously evolving market, ideal for long-term investments with prospects for income, capital appreciation and portfolio diversification — particularly in high-quality tourism and holiday real estate.

Average Price per m2Nafplio – Palamidi – Old Town:

€ 2.500-5.000/m2

Specifically, the following trends are observed:

• Development of new luxury residences and complexes in Porto Heli, often backed by foreign funding, alongside significant investment in the renovation of classic homes in Nafplio for Airbnb or boutique accommodation use, with the short-term rental market showing excellent occupancy rates from May to October.

• Growing preference for sustainable, energy-efficient homes retaining traditional architectural elements, alongside moderate but steady capital appreciation — particularly for plots with sea frontage or panoramic views.

For sale • Villa Marella luxury villa with panoramic sea views in Agios Emilianos, Argolida

An exceptional villa that offers a rare blend of architectural elegance, privacy, and breathtaking natural beauty. Positioned on a 515 sq.m plot, the residence spans 350 sq.m of meticulously designed living space across three levels.

Popular areas:

Porto Heli, Costa, Hinitsa and Ververonda represent the elite zones of the region, offering high privacy and premium property prices and attracting the highest concentration of luxury second-home buyers. Nafplio's Old Town, Pronia and Palamidi areas offer preserved historic buildings with strong tourist flow and high foot traffic, ideal for boutique accommodation and investment. Ermioni and Thermisia represent a steadily growing market with villas and small resorts, while Epidaurus, Kandia and Iria offer more accessible holiday homes with solid rental potential.

Corinthia

Peloponnese

Corinthia is a rapidly developing real estate market combining proximity to Athens and Eleftherios Venizelos Airport - just 1 to 1.5 hours by car - with a rich natural environment of sea and mountains, tourist attractions and modern infrastructure. This makes the area especially attractive to investors and second-home buyers, offering steady prospects for capital appreciation. Its strong connection to Athens via road and suburban railway, along with easy year-round accessibility, are key strategic advantages that distinguish it from more remote second-home destinations.

The percentage of foreign buyers choosing Corinthia ranges between 55–65%, with buyers coming from Holland, Germany, Belgium, the United Kingdom, France, Scandinavia and Greece. Buyers typically include European retirees and middle- to high-income couples, Athenians investing in a nearby holiday home, and professionals seeking properties for short-term rentals or resale with capital appreciation. Corinthia attracts a wide range of buyer profiles — from families seeking an accessible getaway to investors targeting stable rental income or capital gains.

Corinthia stands out as a strategically located, highpotential real estate market with strong prospects for longterm returns, appealing to a diverse mix of buyers through its blend of natural beauty, accessibility and infrastructure.

Average Price per m2Loutraki/Perachora:

€ 2.500-3.500/m2

Average Price per m2Xylokastro / Kiato / Derveni:

€ 2.500-4.000/m2

for prime coastal properties for prime coastal properties

For sale • Luxury villa in Galataki, Corinthia with panoramic views

A luxurious villa of 360 sq.m., fully renovated in 2022, with an unparalleled view of the Saronic Gulf and the surrounding mountains.

Specifically, the following trends are observed:

• Increasing small-scale tourism hospitality investments, mainly in Loutraki and the wider coastal zone, alongside active development of seaside plots for mid- to highend residential housing and a dynamic short-term rental market with strong summer occupancy.

• Growing interest in eco-friendly homes and energyefficient construction, with the region emerging as one of the most promising areas for second-home investment and tourism-driven real estate in mainland Greece.

Popular areas:

Loutraki stands out for its high tourist activity, access to thermal springs, casino and beach, making it the region's most established and commercially active location. Xylokastro and Derveni offer low-density tourism development, ideal for discreet luxury residences in a quieter coastal setting. Kiato and Vrachati are emerging areas with excellent accessibility and relatively affordable property prices, attracting buyers seeking value-driven opportunities with strong long-term potential.

Laconia

Peloponnese

Laconia is an emerging yet still moderately developed destination in the southern Peloponnese, known for the authentic character of its settlements, rich historical heritage - Monemvasia, Sparta, Mystras - and abundant natural beauty across Gytheio, Elafonisos and Mani. The region's profile emphasises low-impact, sustainable development that preserves local identity, making it increasingly attractive for second-home purchases and long-term investments. Its upward trend over the past 3–5 years is further supported by its avoidance of overdevelopment, which distinguishes it clearly from other areas of the country.

Average Price per m2Sparta:

€ 1.200-1.700/m2

Average Price per m2Monemvasia / Plytra / Elafonisos:

€ 1.200-1.700/m2

Average Price per m2Gytheio / Eastern Mani: € 2.000-3.200/m2 for coastal and sea views properties for premium properties for premium properties

The percentage of foreign buyers choosing Laconia ranges between 50–65%, with buyers coming from Germany, Austria, Holland, Switzerland, the United Kingdom, France, the United States and Greece. Buyers typically include affluent European retirees, digital nomads, couples and families seeking connection with nature, low tourism intensity, safety and authenticity, alongside Greeks investing in holiday or tourism properties with income-generating potential. Laconia attracts buyers who seek tranquility, culture and natural beauty, offering a strong price-to-value ratio combined with long-term stability.

The region continues to evolve as a destination for sustainable, low-density residential and hospitality development, with growing recognition among both individual buyers and investors.

Specifically, the following trends are observed:

• Increased investment in small-scale tourist accommodations such as boutique hotels and stonebuilt suites, alongside strong short-term rental potential with high summer occupancy, and growing interest in agritourism and thematic tourism including wine tourism, hiking and archaeology.

• A clear shift in buyer preferences towards sustainable homes within traditional settlements, with high investment interest from both Greek and international entities in low-density coastal residential and hospitality developments.

Popular areas:

Monemvasia remains one of the region's most distinctive and sought-after locations, with high demand for property renovations in its historic settlement. Gytheio and Mavrovouni offer seaside residences with strong short-term rental potential, while Eastern Mani — particularly Areopoli and Limeni — attracts buyers seeking preserved stone-built properties with unique character and atmosphere. Plytra, Pachounari and Elafonisos are increasingly recognised destinations known for crystal-clear waters and dynamic development potential, appealing to buyers seeking both lifestyle value and investment returns.

For sale • Traditional stone residence with stunning views in Mystras, Lakonia

Messinia

Peloponnese

Messinia has become one of the most up-and-coming areas of investment interest in Greece. The combination of outstanding natural beauty, cultural heritage, mild tourism development and international investments — most notably Costa Navarino — has significantly increased the value of the destination for both residential and tourism-related use. Demand for high-specification properties has increased dramatically over the past five years, driven by institutional development in Costa Navarino and growing international exposure, with buyers focusing on quality, natural beauty and low-impact development with a clear preference for residences near beaches, golf courses and organised tourist resorts.

Average Price per m2Pylos / Gialova / Costa Navarino:

Average Price per m2Kalamata / Verga / Mikri Mantineia:

2.500-4.500/m2

Average Price per m2Koroni / Foinikounta / Stoupa / Kardamyli: : € 3.000-6.000/m2

2.000-4.200/m2

For sale • Lavish 560sqm villa amidst olive groves and Natura, with a pool & complete privacy in Koroni, Messinia

A property situated on a 5-acre plot, surrounded by mature olive groves and located within a Natura protected area, offering unique privacy and uninterrupted contact with the unspoiled Mediterranean landscape.

The percentage of foreign buyers choosing Messinia ranges between 60–75%, with buyers coming from Germany, the Netherlands, Austria, France, the United Kingdom, the United States, Israel and Greece. The buyer profile mainly includes European and American retirees and second-home seekers, investors in tourism properties, members of the Greek diaspora and families from Athens looking for a highquality holiday home. Messinia combines natural beauty, international exposure and a low-impact development approach, making it an attractive destination for long-term and diversified investments in the holiday and tourism real estate sector.

Specifically, the following trends are observed:

• Demand for high-specification properties has grown strongly over the past five years, supported by the global recognition of Costa Navarino and increasing international visibility, with buyers consistently prioritising quality construction, natural settings and proximity to beaches and resort amenities.

• The region continues to attract both individual lifestyle buyers and institutional investors, with Messinia's combination of mild development, cultural depth and coastal beauty supporting resilient long-term values across all key micro-markets.

Popular areas:

Pylos, Gialova and Costa Navarino represent the region's primary investment hub, built around a globally recognised brand and offering the strongest concentration of highspecification residential and resort-adjacent properties. Kalamata, Verga and Mikri Mantinia offer an ideal combination of city living with coastal access, appealing to buyers seeking year-round functionality alongside lifestyle value. Kardamyli, Stoupa and Trachila attract buyers drawn to alternative tourism and well-preserved traditional architecture in a more understated setting. Koroni, Finikounda and Methoni round out the region as picturesque seaside locations with stable long-term value and steady demand.

Hydra, Spetses, Aegina, Poros

Argosaronic Islands

Hydra, Spetses, Aegina and Poros form the core of the Saronic luxury and second-home market, benefiting from close proximity to Athens (1 - 2.5 hours), strong accessibility via sea transport, and a combination of preserved architecture, maritime heritage, and established lifestyle demand. Hydra and Spetses represent the ultraprime, fully consolidated luxury segment with strict architectural protection, extremely limited supply, and a highly international buyer base. Aegina and Poros operate as more accessible yet increasingly upgraded lifestyle markets, attracting both domestic HNWIs and international second-home buyers due to their proximity and improving quality of stock. Overall, these islands are characterized by constrained supply, strong seasonal demand, and longterm capital preservation characteristics, making them structurally resilient and highly liquid within the Greek luxury real estate segment.

Average Price per m2Hydra:

€ 5.000-7.500/m2

Average Price per m2Spetses:

€4.000-6.500/m2

Average Price per m2Aegina:

€2.800-4.500/m2

Average Price per m2Poros:

€2.500-4.000/m2

The percentage of foreign buyers in Hydra and Spetses ranges between 70 - 85%, with buyers coming from the United Kingdom, Germany, France, Belgium, the United States, Israel and Greece. Buyers on these islands are typically high-income investors, artists, entrepreneurs and public figures, primarily seeking second homes, value preservation and limited short-term rental opportunities. Aegina and Poros also attract a meaningful international buyer base, although at a more balanced level compared to Hydra and Spetses. Foreign participation is estimated in the 30 - 55% range, with strong representation from European buyers (particularly Northern Europe), alongside Greek second-home purchasers from Athens. These markets are driven more by accessibility, usability, and lifestyle convenience, rather than pure trophy-asset positioning.

Across all four islands, the buyer profile is broadly similar at the top end: high-income individuals seeking second residences, lifestyle assets, and long-term capital preservation. However, Hydra and Spetses remain positioned as ultra-prime, scarcity-driven trophy markets, while Aegina and Poros operate as more accessible yet increasingly upgraded lifestyle and investment destinations. Overall, the Saronic Islands real estate market caters to investors seeking a combination of scarcity, prestige, proximity to Athens, and long-term value stability — with clear stratification between ultra-prime heritage islands and more flexible, highaccessibility markets.

Both islands offer strong income potential, particularly for properties meeting luxury living standards, with significant yacht tourism adding considerable value to properties near

marinas or with easy sea access. Aegina and Poros similarly benefit from strong Athens-driven short-stay demand and active weekend rental markets, further supporting stable occupancy rates and diversified rental income potential across both traditional and modern housing stock.

Specifically, the following trends are observed:

• A clear shift towards purchasing and renovating heritage properties, with high returns from short-term rentals generating daily revenues ranging from €300 to €1,200 per night, and strong interest in eco-luxury homes that are energy-efficient yet harmonise with traditional aesthetics.

• The significant presence of yacht tourism continues to add value to well-positioned properties, particularly in Hydra, Spetses and increasingly Poros, where marina proximity and sheltered bays enhance premium rental performance. In Aegina, value creation is more strongly driven by accessibility and year-round usability, with coastal properties and well-located homes benefiting from consistent domestic and international demand.

• Across all four islands, scarcity of available stock and strict preservation frameworks (especially in Hydra and Spetses) support long-term price resilience and capital appreciation, while Aegina and Poros contribute stability through higher liquidity and more flexible usage patterns.

Popular areas:

Hydra Town remains the island's focal point, with the port area and the surrounding hillside neighbourhoods commanding the strongest demand and the highest values, particularly for restored traditional mansions and character properties with sea views. In Spetses, the Old Harbour, Dapia and the wider coastal zone around the town attract the greatest buyer interest, combining maritime atmosphere, proximity to amenities and strong short-term rental appeal. In Aegina, the most sought-after locations are Aegina Town, Perdika and Agia Marina, where proximity to Athens, marina access, and established seaside living support consistent demand for both second homes and investment properties. In Poros, demand is concentrated around the Poros Town waterfront, Neorio and Askeli, where sheltered bay views, walking accessibility to the port, and strong yacht and leisure traffic create a stable premium micro-market within the island.

For sale • Luxury restored historic mansion in Hydra

Built in the 1900s and fully restored to the highest standards, the property spans an impressive 364 square meters across three levels, offering a unique blend of heritage and sophistication.

Vicky Spanou Sales Manager - Peloponnese

Rhodes

Dodecanese

Rhodes is the largest and most densely populated of the Dodecanese islands, spanning approximately 80 km in length and home to around 125,000 residents, with over 3,000 hours of sunshine per year making it ideal for year-round living. The island attracts strong interest due to its excellent climate, relative affordability, strong rental returns, excellent accessibility via direct flights to many EU countries and the sun-soaked lifestyle it offers — an appealing package for both lifestyle seekers and investors alike. The most popular areas vary depending on buyer goals, spanning Rhodes Town, Lindos, Ialysos, Ixia, Afandou, Kalithea and Faliraki.

Average Price per m2Rhodes: €6.750/m2

The percentage of foreign buyers choosing Rhodes for property purchases ranges between 60–65%, with buyers coming from Germany, the United Kingdom, France, Belgium, Italy, Greece and Israel. These include European families, retirees and professionals looking for a second home in the sun, as well as individuals and funds seeking rental yield and capital appreciation. Demand is strongest for villas with pools and sea views, primarily driven by foreign investors targeting the short-term rental market, alongside detached houses of 80–150 m² serving both as permanent residences and holiday homes. In urban and suburban zones such as Ialysos, Rhodes Town and Koskinou, apartments of 80–120 m² attract consistent interest from local buyers and long-term investors, while land plots both within and outside urban planning zones remain appealing for their development potential.

The investment potential of Rhodes has been particularly strong in recent years, driven by combined growth in tourism, construction and real estate.

Specifically, the following trends are observed:

• New luxury tourist units and resorts are increasing in Kiotari, Lardos/Pefki and Lindos, with tourist bookings for 2025 already running 12–15% higher compared to 2024, and short-term rentals generating gross annual yields of up to 5–7% in popular areas.

• Construction costs have increased by 12–15% since 2022, affecting new developments, while the Golden Visa programme continues to attract strong interest as Rhodes property prices remain below the €800,000 threshold now required in tourist areas.

Average Price per m2Rhodes Town:

€3.900/m2

Average Price per m2South Rhodes:

€4.200/m2

Average Price per m2West Rhodes:

€3.650/m2

Average Price per m2Symi:

€3.900/m2

Popular areas:

Lindos remains the standout hotspot of the island, ideal for luxury investments and short-term rentals, attracting strong foreign investor interest in the premium holidayhome market. Rhodes Town and Ialysos follow as key locations suited for primary residences and investment apartments, with consistent demand from local buyers and long-term investors. Afandou and Kolymbia offer an attractive combination of seaside holiday homes with good rental returns and sufficient proximity to the town for yearround living. Across the island, land plots both within and outside urban planning zones continue to attract interest for their development potential, further supported by Rhodes' growing tourism infrastructure.

For sale • Impressive Residence with a Glorious Past

A historic, fully renovated villa near Lindos, once owned by a member of Pink Floyd. Set on 9,360 m², featuring 6 bedrooms, a heated mosaic pool, hand-laid pebble patios and four separate buildings combining art-deco heritage with contemporary elegance.

Symi

Dodecanese

Symi — a small but stunning island near Rhodes in the Dodecanese — is increasingly gaining attention as a niche real estate destination. While less mainstream than Rhodes, its charm, well-preserved neoclassical architecture and exclusivity make it a hidden gem for a specific profile of buyers. Architectural restrictions and preservation laws have created a supply-limited environment where well-maintained neoclassical homes command premium prices, and the growing appeal of authentic, low-density destinations has brought increasing interest from high-net-worth individuals, boutique hospitality investors and culture-oriented buyers.

Average Price per m2Villas >200 m²:

€2.500-3.500 / m²

€3.500-6.000 / m²

Average Price per m2Houses <150 m²:

€1.800-3.350 / m²

€3.000-4.500 / m²

Symi attracts a distinct profile of foreign buyers, primarily from Western Europe - the UK, Germany, France and Italy. The island appeals to heritage and culture enthusiasts who appreciate its traditional character, as well as retirees and remote workers drawn to its serene, car-free environment. The market also sees interest from boutique investors looking to develop guesthouses or upscale holiday rentals, capitalising on the island's niche appeal and high-end seasonal tourism. Demand is on the rise compared to 2024, with a further increase expected in the coming monthsdriven in part by the island's unique positioning for Golden Visa eligibility at the €400,000 threshold.

Symi offers strong niche investment potential for buyers seeking exclusivity, heritage value and long-term appreciation. While the market is smaller and more selective than nearby Rhodes, properties in prime locations can generate attractive yields in the high-end short-term rental market.

Specifically, the following trends are observed:

• The island's architectural restrictions and limited supply continue to support premium pricing for well-maintained neoclassical homes, with ongoing interest from highnet-worth individuals and boutique hospitality investors reinforcing long-term value.

• Though rental income is seasonal, Symi presents a compelling long-term value proposition for investors focused on quality over scale, supported by growing interest in experiential tourism and protected Greek island destinations.

Popular areas:

Gialos, the island's main harbour, and Chorio, the traditional hilltop village, remain the island's prime locations, offering the strongest combination of architectural heritage, exclusivity and short-term rental appeal, with well-positioned properties in both areas commanding premium prices and generating attractive high-season yields.

For sale • Spectacular Symi Harbour Vista

Newly built neoclassical home with breathtaking harbour views, landscaped terraces, self-contained guest house and rare car access. 160 m², 3 bedrooms, Pittini, Symi.

Sylvia Glebocka Sales Manager - Rhodes

Halkidiki

Halkidiki is a unique vacation region in Northern Greece, geographically distinct for its three-pronged formation comprising three sub-peninsulas - Kassandra, Sithonia and Mount Athos - each offering unique characteristics and real estate dynamics. Kassandra is cosmopolitan, with luxury resorts, fine restaurants and vibrant nightlife, while Sithonia is quieter, with stunning coastlines, mountain trails and charming villages. The Mount Athos peninsula carries unique cultural and historical significance, with the coastline towards Ouranoupoli dotted with golden sandy beaches and exceptional sunsets. Its close proximity to Thessaloniki - just over an hour's drive - enhances accessibility for both domestic and regional buyers, while rich lifestyle offerings including golf courses, marinas, fine dining and luxury resorts support a high quality of life.

€2.000-3.350 / m²

€3.000-4.500 / m²

Average Price per m2Halkidiki: Low-demand areas: Premium areas: Beachfront properties:

€8.000-14.000 / m²

The majority of property buyers come from abroad, with Central Europe leading at approximately 40% of total interest, dominated by German-speaking buyers from Germany and Austria. Balkan buyers represent the second largest group at 30–35%, led by Bulgaria and Serbia, followed by Romania and North Macedonia. Significant interest also comes from Israel and Turkey, each driven by different motivations. The Golden Visa programme - with a threshold of €400,000 and a minimum of 120 m² - provides an additional incentive, particularly for buyers from the Middle East and non-EU Balkan countries. Compared to more saturated island markets, Halkidiki offers relatively affordable prices without compromising on quality, while cultural and historical attractions further enrich its yearround desirability.

Halkidiki has emerged as a highly attractive destination for second-home buyers, driven by exceptional natural beauty, strategic location and strong investment potential. Property values have been rising at approximately 7.2% annually over the past five years, outpacing the Greek national average of 5.4%.

Specifically, the following trends are observed:

• Price stability is expected for lower and middlelevel properties in 2026, while demand for firstline beachfront properties is increasing, with price appreciation expected in this segment, supported by sustained tourism growth and healthy rental occupancy and yields.

• Coastal towns such as Pefkohori, Paliouri, Polychrono, Hanioti, Nikiti and Vourvourou remain among the most sought-after, while Ouranoupoli in the Athos peninsula is attracting growing interest in premium properties.

Popular areas:

Pefkohori, Hanioti and Polychrono in Kassandra attract buyers seeking nightlife, accessibility and strong rental income potential. Nikiti, Vourvourou and Neos Marmaras in Sithonia appeal to nature lovers and high-end buyers seeking privacy and exceptional coastal scenery. Ouranoupoli in the Athos peninsula offers serenity and is attracting growing interest in premium properties, benefiting from its unique natural setting and proximity to the monastic heritage of Mount Athos.

For sale • Exclusive Villa with Panoramic Views of the Sea and Mount Athos

Contemporary villa of 200 m² on 4,380 m² with 4 en-suite bedrooms, pool, jacuzzi and stunning panoramic views over the bays of Ierissos and Mount Athos. Energyefficient design with photovoltaic system and floor-toceiling glazing throughout.

Theodoros Nikolaou

Sales Manager - Halkidiki