What are housing prices like in the Greek Islands right now? (2026)

This blog post covers the current housing prices in the Greek Islands as of the first half of 2026, and we constantly update it with fresh data.

Whether you are looking at apartments in Crete, villas in Mykonos, or traditional houses in the Cyclades, you will find the numbers you need here.

We have gathered pricing information from official sources and real estate portals to give you a clear picture of what to expect.

And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in the Greek Islands.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in the Greek Islands. If you’d like to learn more about us, you can check our presentation page.

What is the average housing price in the Greek Islands in 2026?

The median housing price is more useful than the average because it shows what a typical buyer actually pays, without being skewed by a handful of ultra-expensive villas in places like Mykonos or Santorini.

We are writing this as of the first half of 2026, using the latest data from authoritative sources like the Bank of Greece and Spitogatos, which we manually double-checked for accuracy.

The median home price in the Greek Islands in 2026 is around 200,000 euros (about $232,000 or €200,000), while the average home price is closer to 285,000 euros (about $331,000 or €285,000). The average is higher because luxury villas in the Cyclades pull the number up significantly.

About 80% of residential properties on the Greek Islands market in 2026 are priced between 120,000 euros and 520,000 euros (roughly $139,000 to $603,000).

A realistic entry range in the Greek Islands in 2026 is between 85,000 and 140,000 euros ($99,000 to $162,000 or €85,000 to €140,000), which could get you an older 55 to 70 square meter apartment with one or two bedrooms in Heraklion (Crete) or Rhodes Town, typically needing some light updates.

A typical luxury property in the Greek Islands in 2026 ranges from 1.2 million to 6 million euros ($1.4 million to $7 million or €1.2 million to €6 million), such as a newer or fully renovated 180 to 350 square meter villa with a pool and sea views in Mykonos (Ornos or Psarou) or Santorini (Oia or Imerovigli).

By the way, you will find much more detailed price ranges in our property pack covering the real estate market in the Greek Islands.

Are the Greek Islands property listing prices close to the actual sale price in 2026?

The estimated gap between listed prices and final sale prices on the Greek Islands in 2026 is around 7%, meaning buyers typically pay about 7% less than the asking price.

This happens because many sellers, especially for second homes and luxury properties, set ambitious prices to "test the market." The gap tends to be larger for properties needing renovation or those with access issues, unclear permits, or obstructed views, which are more common on the islands than on the mainland.

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What is the price per sq m or per sq ft for properties in the Greek Islands in 2026?

As of early 2026, the median housing price in the Greek Islands is around 2,300 euros per square meter (about $2,670 per sqm or roughly 214 euros per square foot, which is about $248 per sqft). The average price is slightly higher at around 2,500 euros per square meter ($2,900 per sqm or about 232 euros per square foot, roughly $269 per sqft).

Small, turnkey homes with premium features like caldera or sea views, easy beach access, and a pool command the highest price per square meter in the Greek Islands in 2026, while inland properties or homes needing significant renovation have the lowest, due to weaker rental potential and higher logistics costs on the islands.

The highest prices per square meter in the Greek Islands are found in prime Mykonos zones and Santorini caldera-view areas, ranging from 8,000 to 15,000 euros per sqm. The lowest prices are in inland Crete pockets and non-prime streets in Rhodes or Kos, ranging from 1,200 to 1,800 euros per sqm.

How have property prices evolved in the Greek Islands?

Compared to one year ago (January 2025), property prices in the Greek Islands have risen by about 12% in nominal terms, or roughly 9% when adjusted for inflation. This was driven by strong demand for second homes and lifestyle purchases, combined with limited new supply in areas with the best views.

Compared to ten years ago (around 2015), Greek Island property prices have increased by approximately 71% in nominal terms, or about 38% in real terms after accounting for inflation. This reflects a long recovery from the mid-2010s lows, followed by a rebound in both domestic and international demand, alongside tight supply due to permitting constraints and limited buildable land.

By the way, we've written a blog article detailing the latest updates on property price variations in the Greek Islands.

Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in the Greek Islands.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Greece versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.

How do prices vary by housing type in the Greek Islands in 2026?

In the Greek Islands market in 2026, apartments make up about 55% of listings, detached houses around 25%, maisonettes about 10%, explicitly marketed luxury villas around 7%, and small studios roughly 3%, reflecting the mix of holiday apartments and traditional island homes.

Average prices by property type in the Greek Islands as of the first half of 2026 are: studios and small one-bedroom apartments around 140,000 euros ($162,000), two-bedroom apartments (70 to 95 sqm) around 230,000 euros ($267,000), townhouses and maisonettes around 320,000 euros ($371,000), non-luxury detached houses around 360,000 euros ($418,000), renovated traditional stone houses around 420,000 euros ($487,000), and villas with pools and strong views averaging around 1.6 million euros ($1.86 million).

If you want to know more, you should read our dedicated analyses:

• How much should you pay for a house in the Greek Islands?
• How much should you pay for a villa in the Greek Islands?
• How much should you pay for lands in the Greek Islands?

How do property prices compare between existing and new homes in the Greek Islands in 2026?

New-build homes on the Greek Islands in 2026 cost approximately 20% more than existing properties in the same area.

This premium exists because new constructions meet modern energy efficiency standards, require less maintenance, and buyers prefer "turnkey" holiday homes that are ready to live in without additional renovation work or surprises.

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How do property prices vary by neighborhood in the Greek Islands in 2026?

In Corfu Town and nearby areas like Kontokali and Gouvia, you will find apartments and maisonettes ranging from 80 to 120 square meters, priced between 220,000 and 650,000 euros ($255,000 to $754,000). This area is popular with expats because it offers walkable services, an international community, and year-round livability.

In Chania on Crete, particularly the Old Town and Akrotiri areas, typical properties include apartments and houses from 70 to 110 square meters, priced between 280,000 and 900,000 euros ($325,000 to over $1 million). Chania is attractive because it combines charming architecture with practical amenities and good airport access.

In Paros, especially Naoussa and Parikia, houses and maisonettes from 90 to 140 square meters range from 300,000 to 1.2 million euros ($348,000 to $1.4 million). Paros offers a Cycladic lifestyle with slightly less "trophy pricing" than Mykonos, making it appealing to buyers seeking island charm without the extreme premiums.

You will find a much more detailed analysis by areas in our property pack about the Greek Islands. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:

How much more do you pay for properties in the Greek Islands when you include renovation work, taxes, and fees?

When buying a property in the Greek Islands in 2026, you should expect to pay an additional 7% to 12% on top of the purchase price for a resale home with light or no renovation, and 15% to 30% more if the property needs significant work.

For a property priced around $200,000 (about €172,000) in the Greek Islands, you would pay approximately €5,200 in transfer tax (3%), plus around €2,500 to €3,500 for notary and registry fees, and possibly €1,500 to €3,000 for legal due diligence. In total, expect to spend around €218,000 to €224,000 ($253,000 to $260,000) all-in if the property needs only light refreshing.

For a property priced around $500,000 (about €431,000) in the Greek Islands, the 3% transfer tax would be approximately €13,000, notary and legal fees would add another €7,000 to €12,000, and moderate renovation could cost €40,000 to €80,000 depending on the scope. Your all-in cost could range from €490,000 to €530,000 ($568,000 to $615,000).

For a property priced around $1,000,000 (about €862,000) in the Greek Islands, transfer tax would be around €26,000, with notary and legal fees adding €12,000 to €20,000. If renovation is minimal, your total cost would be approximately €900,000 to €920,000 ($1.04 million to $1.07 million).

By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in the Greek Islands.

Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in the Greek Islands

We made this infographic to show you how property prices in Greece compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.

What properties can you buy in the Greek Islands in 2026 with different budgets?

With $100,000 (about €86,000), options are limited on the Greek Islands in 2026, but you could find an existing 40 to 55 square meter studio or one-bedroom apartment in Heraklion (Crete) outer residential areas needing a refresh, a similar-sized apartment in Kos Town in an older building, or a small one-bedroom in Rhodes Town farther from the waterfront likely requiring cosmetic work.

With $200,000 (about €172,000), you could purchase an existing 60 to 80 square meter two-bedroom apartment in a good Heraklion (Crete) residential block, a 55 to 75 square meter apartment in Rhodes Town within walking distance of the center, or a 70 to 95 square meter small house or maisonette in an inland Corfu village.

With $300,000 (about €259,000), your options include an existing 85 to 110 square meter maisonette in the Gouvia area of Corfu, an 80 to 105 square meter apartment in Chania (Crete) outside the Old Town in solid condition, or a 90 to 120 square meter small house in the wider Chora area of Naxos needing partial renovation.

With $500,000 (about €431,000), you could buy an existing 110 to 150 square meter house in the wider Parikia or Naoussa area of Paros with good outdoor space, a renovated 90 to 120 square meter traditional house in a charming Rethymno (Crete) neighborhood, or an existing 120 to 170 square meter house in Kefalonia with a good view but not absolute waterfront.

With $1,000,000 (about €862,000), your options expand to a newer 140 to 200 square meter villa with a pool and strong sea views near Kassiopi in northeast Corfu, a new-build 130 to 180 square meter turnkey house in the Naoussa area of Paros, or a high-end 120 to 170 square meter caldera-view unit or house in Santorini outside the very top Oia frontage.

With $2,000,000 (about €1.7 million), you enter the luxury segment and could purchase a 200 to 300 square meter villa with a pool and premium views in the Ornos or Agios Ioannis zone of Mykonos, a prime 180 to 260 square meter caldera-view home in Oia or Imerovigli (Santorini) with top-tier renovation, or a trophy 250 to 400 square meter villa on a large plot in northeast Corfu or a premium coastal micro-area of Crete.

If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in the Greek Islands.

What sources have we used to write this blog article?

Whether it's in our blog articles or the market analyses included in our property pack about the Greek Islands, we always rely on the strongest methodology we can … and we don't throw out numbers at random.

We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.

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