Authored by the expert who managed and guided the team behind the Greece Property Pack
Yes, the analysis of the Greek Islands' property market is included in our pack
The Greek Islands property market remains one of the most active in Europe, with prices ranging from around 1,500 euros per square meter in Crete to over 7,500 euros per square meter in Mykonos as of early 2026.
Whether you are looking for a vacation home, a rental investment, or a permanent residence, understanding what each budget level unlocks is essential before you start your search.
We constantly update this article with the latest housing prices and market data for the Greek Islands.
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.
What can I realistically buy with $100k in the Greek Islands right now?
Are there any decent properties for $100k in the Greek Islands, or is it all scams?
Yes, decent properties for around $100,000 (roughly 85,000 euros) do exist in the Greek Islands, but they are concentrated in specific "value pockets" rather than the famous postcard destinations.
The neighborhoods in the Greek Islands that give the best value at this budget include inland areas of Crete around Heraklion (such as Gazi and Nea Alikarnassos), parts of Rhodes outside the tourist centers like Ialyssos and Kremasti, and less-developed areas of Zakynthos away from the main resort strips.
Buying in popular or upscale areas like Mykonos, Santorini, or prime Paros for $100k is essentially not realistic in 2026, since average prices in Mykonos alone exceed 7,500 euros per square meter, meaning even a small 30 square meter studio would cost well over $250,000.
However, scams do exist, so always verify that the seller can produce clean title documents and cadastre registration, and use the official property transfer process through a notary and the land registry as outlined on the Greek government portal.
What property types can I afford for $100k in the Greek Islands (studio, land, old house)?
With a budget of $100,000 (around 85,000 euros) in the Greek Islands in 2026, you can realistically afford a small older apartment or studio of about 25 to 50 square meters in value areas of Crete, Rhodes, or Zakynthos, or an older village house inland that likely needs renovation.
At this price level, expect properties that need at least a cosmetic refresh (new paint, updated bathroom or kitchen) or, more commonly, a medium renovation including electrical and plumbing upgrades, damp treatment, and new windows, especially for older island stock.
Among the property types available at $100k, a small apartment in a year-round town like Heraklion or Rhodes Town tends to offer the best long-term value because it has broader demand from both residents and tourists, making it easier to rent or resell compared to remote village houses.
What's a realistic budget to get a comfortable property in the Greek Islands as of 2026?
As of early 2026, the realistic minimum budget to get a comfortable, livable property in the Greek Islands without major renovation work is around 170,000 euros ($200,000 USD) on the more affordable islands like Crete, Rhodes, or parts of the Ionian islands.
Most buyers targeting a comfortable standard in the Greek Islands need a budget range of 170,000 to 300,000 euros ($200,000 to $350,000 USD), which allows for turnkey apartments or small houses in decent locations with modern amenities.
"Comfortable" in the Greek Islands context generally means a property of 60 to 90 square meters, in good condition with no major work needed, featuring a functional kitchen and bathroom, air conditioning, and reasonable proximity to shops, beaches, or transportation.
The required budget varies significantly by island in the Greek Islands: on Crete or Rhodes, 170,000 euros can buy a nice 1 to 2 bedroom apartment, while the same budget in Mykonos or Santorini would only cover a very small studio in a non-prime location, if anything at all.
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What can I get with a $200k budget in the Greek Islands as of 2026?
What "normal" homes become available at $200k in the Greek Islands as of 2026?
As of early 2026, a $200,000 budget (approximately 170,000 euros) in the Greek Islands opens up access to "normal," livable homes rather than fixer-uppers, typically a 1 to 2 bedroom apartment in good condition in areas like Heraklion (Crete), Rhodes Town, or Corfu Town.
For this budget in the Greek Islands, you can generally expect a property of 55 to 85 square meters (roughly 590 to 915 square feet) in mid-priced island regions where asking prices range from 2,000 to 3,200 euros per square meter.
By the way, we have much more granular data about housing prices in our property pack about the Greek Islands.
What places are the smartest $200k buys in the Greek Islands as of 2026?
As of early 2026, the smartest places to buy at $200k (170,000 euros) in the Greek Islands are Heraklion and Chania in Crete, Rhodes Town and Ialyssos in Rhodes, and the edges of Corfu Town, all of which combine year-round demand with solid infrastructure.
These areas are smarter buys compared to other $200k options in the Greek Islands because they have airports, hospitals, universities, and year-round residents, meaning your property has a broader pool of potential renters and buyers rather than depending solely on summer tourists.
The main growth factor driving value in these smart-buy areas of the Greek Islands is the combination of limited new construction due to building restrictions, sustained foreign demand (especially from Germany, the UK, and France), and improving infrastructure including airport expansions and better road networks.
We have made this infographic to give you a quick and clear snapshot of the property market in Greece. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What can I buy with $300k in the Greek Islands in 2026?
What quality upgrade do I get at $300k in the Greek Islands in 2026?
As of early 2026, moving from $200k to $300k (from 170,000 euros to 255,000 euros) in the Greek Islands typically upgrades you from "needs some work" to "turnkey ready," and from outer neighborhoods to closer proximity to beaches, ports, or town centers.
Yes, $300k can often buy a property in a newer building (built within the last 10 to 15 years) in the Greek Islands, especially on larger islands like Crete, where there is broader housing stock, though this remains difficult in ultra-constrained premium areas like Santorini or Mykonos.
At the $300k level in the Greek Islands, you typically gain access to features like modern kitchens with updated appliances, air conditioning throughout, better insulation and energy efficiency, private outdoor space such as a balcony or terrace, and often partial sea or town views.
Can $300k buy a 2-bedroom in the Greek Islands in 2026 in good areas?
As of early 2026, yes, $300k (255,000 euros) can realistically buy a 2-bedroom property in good areas of several Greek Islands, though "good area" must be defined realistically as functional neighborhoods near amenities rather than ultra-prime waterfront spots.
Specific good areas in the Greek Islands where you can find 2-bedroom options at $300k include Heraklion and Rethymno in Crete, Rhodes Town outer zones and Ialyssos in Rhodes, and parts of Corfu Town, all of which offer year-round livability and access to services.
A $300k 2-bedroom in the Greek Islands typically offers 70 to 100 square meters (750 to 1,075 square feet), which is a comfortable size for a couple or small family, often with a living area, separate kitchen, and possibly a small terrace or balcony.
Which places become "accessible" at $300k in the Greek Islands as of 2026?
At the $300k price point (255,000 euros) in the Greek Islands in 2026, you start gaining access to better-known island names like Paros (in areas like Parikia and edges of Naoussa), Naxos (Chora and beach-adjacent zones like Agios Prokopios), and better-positioned properties in Corfu and Chania.
These newly accessible areas are more desirable than lower-budget options because they offer a combination of Cycladic or Venetian architecture, established tourism infrastructure, direct ferry and sometimes flight connections, and a more international atmosphere with restaurants, shops, and services catering to foreign residents.
In these newly accessible areas of the Greek Islands at $300k, you can typically expect a well-maintained 1 to 2 bedroom apartment of 60 to 90 square meters, often with a terrace or balcony, in a walkable location near the port or main town, though probably not with direct sea views at this price.
By the way, we've written a blog article detailing what are the current best areas to invest in property in the Greek Islands.
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What does a $500k budget unlock in the Greek Islands in 2026?
What's the typical size and location for $500k in the Greek Islands in 2026?
As of early 2026, a $500,000 budget (approximately 426,000 euros) in the Greek Islands typically unlocks either a very nice apartment of 100 to 140 square meters (1,075 to 1,500 square feet) in a strong location, or a small-to-medium villa or house of 80 to 120 square meters with outdoor space on islands like Crete, Rhodes, Corfu, or Paros.
Yes, $500k can buy a family home with outdoor space in the Greek Islands, especially in Crete (villa-style properties in suburban coastal areas), Rhodes (outside the most prestigious coastal enclaves), and parts of the Ionian islands like Corfu and Zakynthos.
At $500k in the Greek Islands, you can typically expect a property with 2 to 3 bedrooms and 1 to 2 bathrooms, often featuring a private garden, terrace, or small pool in villa properties, or a spacious balcony with views in apartment properties.
Finally, please note that we cover all the housing price data in the Greek Islands here.
Which "premium" neighborhoods open up at $500k in the Greek Islands in 2026?
At the $500k price point (426,000 euros) in the Greek Islands in 2026, premium neighborhoods that open up include Kamari and Perissa in Santorini, Ano Mera and edges of Ornos in Mykonos, Naoussa in Paros, and sought-after coastal areas like Dassia and Ipsos in Corfu.
These neighborhoods are considered premium in the Greek Islands because they combine strong brand recognition and international appeal with established tourism infrastructure, direct beach access, quality restaurants and shops, and a proven track record of rental income potential during the tourist season.
In these premium neighborhoods of the Greek Islands at $500k, you can realistically expect a renovated 1 to 2 bedroom apartment of 50 to 80 square meters with good finishes and possibly partial sea views, or a smaller house or maisonette of 60 to 90 square meters in areas like Paros or Corfu where prices are slightly lower than Mykonos or prime Santorini.
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.
What counts as "luxury" in the Greek Islands in 2026?
At what amount does "luxury" start in the Greek Islands right now?
In the Greek Islands in 2026, "luxury" typically starts at around 700,000 euros ($820,000 USD), which is the point where you can combine a prime micro-location, sea views or outdoor features like a pool, and turnkey quality all in one property.
The entry point to luxury real estate in the Greek Islands is defined by features like private swimming pools, unobstructed sea views, high-quality construction materials, designer interiors, privacy from neighbors, and proximity to renowned beaches or towns without being in the tourist crowds.
The luxury threshold in the Greek Islands is comparable to other Mediterranean hotspots like the Balearic Islands or the French Riviera for mid-tier luxury, though ultra-prime properties in Mykonos and Santorini can rival or exceed Monaco and Saint-Tropez pricing at the very top end.
For mid-tier luxury in the Greek Islands, expect to pay 700,000 to 1.5 million euros ($820,000 to $1.75 million USD), while top-tier luxury villas with caldera views in Santorini or beachfront positions in Mykonos typically range from 2 million to 10 million euros ($2.3 million to $11.7 million USD) and higher.
Which areas are truly high-end in the Greek Islands right now?
The truly high-end areas in the Greek Islands in 2026 are Ornos, Psarou, and Agios Lazaros in Mykonos, the caldera-view belts of Oia, Imerovigli, and parts of Fira in Santorini, prime coastal pockets around Naoussa in Paros and Antiparos, and exclusive northeast Corfu areas like Kassiopi and Agios Stefanos.
These areas are considered truly high-end in the Greek Islands because they combine world-famous scenery (such as Santorini's caldera sunsets or Mykonos's beach club culture), extremely limited building land, established luxury infrastructure including five-star hotels and high-end restaurants, and a clientele of international celebrities and ultra-high-net-worth individuals.
The typical buyer profile for these high-end areas in the Greek Islands includes wealthy Europeans (particularly from Germany, the UK, and Switzerland), Americans seeking Mediterranean lifestyle investments, Middle Eastern investors, and a growing number of buyers from Israel, Lebanon, and Turkey looking for both lifestyle properties and rental income during peak summer season.
Don't buy the wrong property, in the wrong area of the Greek Islands
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How much does it really cost to buy, beyond the price, in the Greek Islands in 2026?
What are the total closing costs in the Greek Islands in 2026 as a percentage?
As of early 2026, the total closing costs for buying property in the Greek Islands typically range from 7% to 12% of the purchase price, covering all taxes, fees, and professional services required to complete a transaction.
The realistic low-to-high percentage range that covers most standard transactions in the Greek Islands is 7% to 10% for straightforward purchases with clear titles, rising to 10% to 12% or more if you use a buyer's agent or encounter complex legal or cadastre issues.
The specific fee categories that make up this total percentage in the Greek Islands include the 3% property transfer tax (plus a small municipal surcharge bringing it to roughly 3.09%), notary fees (0.8% to 1.2%), land registry or cadastre fees (around 0.5%), lawyer fees (0.5% to 1%), and optionally real estate agent fees (typically 2% plus VAT if you use one).
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in the Greek Islands.
How much are notary, registration, and legal fees in the Greek Islands in 2026?
As of early 2026, the combined notary, registration, and legal fees for a property purchase in the Greek Islands typically total between 1.8% and 2.7% of the property price, which translates to roughly 3,000 to 7,000 euros ($3,500 to $8,200 USD) on a 250,000 euro property.
These fees represent approximately 1.8% to 2.7% of the property price in the Greek Islands, broken down as notary fees (0.8% to 1.2%), land registry or cadastre fees (around 0.5%), and lawyer fees (0.5% to 1%), with VAT applied to professional services.
Among these three fee types in the Greek Islands, notary fees are usually the most expensive because notaries are required by law to handle the official deed preparation and signing, and their fees are based on a sliding scale tied to property value, plus fixed charges for document preparation and copies.
What annual property taxes should I expect in the Greek Islands in 2026?
As of early 2026, the annual property tax (called ENFIA) for a typical property in the Greek Islands ranges from around 150 to 400 euros ($175 to $470 USD) for a modest 85,000 euro property, up to 800 to 2,500 euros ($940 to $2,900 USD) for a 426,000 euro property, depending on the zone value and property characteristics.
ENFIA in the Greek Islands typically represents roughly 0.1% to 0.6% of the property's value annually, though this varies significantly because the tax is calculated using a complex formula involving zone values, property size, floor level, age of building, and number of facades facing the street.
Property taxes in the Greek Islands vary significantly based on location: a 100 square meter apartment in a high-zone-value area of Mykonos or Santorini could pay 1,500 to 2,500 euros ($1,750 to $2,900 USD) annually, while a similar property in an inland Crete village might pay only 200 to 400 euros ($235 to $470 USD).
There are no major exemptions for foreign buyers, but properties used as primary residences by families with three or more children can receive reductions, and recent owners who renovate long-unused properties for long-term rental may qualify for income tax deductions on renovation costs.
You can find the list of all property taxes, costs and fees when buying in the Greek Islands here.
Is mortgage a viable option for foreigners in the Greek Islands right now?
Yes, mortgages are a viable option for foreigners buying property in the Greek Islands in 2026, with major Greek banks like Eurobank and Alpha Bank explicitly offering mortgage products for non-resident foreign buyers.
Foreign buyers in the Greek Islands can typically expect loan-to-value ratios of 50% to 70% (meaning you need a down payment of 30% to 50%), with interest rates ranging from approximately 3.5% to 5.5% annually depending on the lender, your profile, and whether you are an EU or non-EU citizen.
To qualify for a mortgage in the Greek Islands, foreign buyers typically need to provide proof of income (employment contracts, tax returns, or business financials), bank statements showing sufficient assets, a valid passport, a Greek tax number (AFM), and documentation of the property being purchased including a valuation report.
However, many island property deals still close in cash because mortgage approvals can be slower for properties with complex title histories or zoning issues, which are more common on the islands than in mainland Greek cities.
Finally, please note that we cover all the housing price data in the Greek Islands here.
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 should I predict for resale and growth in the Greek Islands in 2026?
What property types resell fastest in the Greek Islands in 2026?
As of early 2026, the property types that resell fastest in the Greek Islands are turnkey 1 to 2 bedroom apartments in year-round towns near ports or airports (like Rhodes Town, Heraklion, or Corfu Town), followed by legally clean homes with straightforward access, parking, and utilities that can work both as personal residences and rentals.
The typical time on market to sell a property in the Greek Islands ranges from 3 to 9 months for well-priced, normal properties, extending to 9 to 18 months or more for overpriced or legally complicated properties, and potentially 12 to 24 months or longer for unique luxury villas where the buyer pool is much smaller.
Certain properties sell faster in the Greek Islands because they appeal to multiple buyer types at once: a renovated 2-bedroom near a port works for a retired couple, a seasonal rental investor, and a digital nomad, creating competition and faster sales compared to niche properties that appeal to only one type of buyer.
The slowest properties to resell in the Greek Islands are large luxury villas over 2 million euros (because the buyer pool is tiny), inland properties with difficult access roads or no sea views (which lack the "island dream" appeal), and properties with unresolved title or cadastre issues that scare off serious buyers and their lawyers.
If you're interested, we cover all the best exit strategies in our real estate pack about the Greek Islands.
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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.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Bank of Greece | Greece's central bank publishing official real estate price indices. | We used it to anchor the overall direction of Greek housing prices. We also used it as the official cross-check against private listing indices. |
| ELSTAT (Hellenic Statistical Authority) | Greece's official statistics agency for economic and housing indicators. | We used it to understand construction cost pressures affecting renovation budgets. We also used it as a reality check alongside Bank of Greece data. |
| Spitogatos Property Index | Greece's largest property platform with transparent regional asking-price data. | We used it to estimate current prices per square meter for island regions. We also used it to translate budgets into realistic size and location trade-offs. |
| AADE (Greek Tax Authority) | Official tax authority stating legally applicable transfer tax rates. | We used it to calculate the 3% transfer tax in closing cost estimates. We relied on it to keep cost figures grounded in actual law. |
| Greek Ministry of Finance | Official government guidance for Greece's annual property tax framework. | We used it to explain what ENFIA is and how it varies by property. We also built practical annual tax ranges for different budget levels. |
| Gov.gr Property Transfer Portal | Official Greek government portal describing the property transfer process. | We used it to map the closing process into understandable steps. We also highlighted where fees get paid and documents get filed. |
| European Central Bank (ECB) | Official euro area reference exchange rate publisher. | We used it to convert USD budgets into realistic EUR equivalents. We ensured all budget sections are comparable using consistent FX assumptions. |
| Eurobank | Major Greek bank describing mortgage products for non-residents. | We used it to confirm mortgages for foreigners exist in practice. We set realistic expectations around currency and underwriting factors. |
| Alpha Bank | Major Greek bank outlining mortgage eligibility for foreign buyers. | We used it as a second-bank cross-check that mortgage pathways exist. We avoided relying on a single lender's marketing claims. |
| Global Property Guide | Respected international source for residential property market analysis. | We used it to validate foreign buyer percentages and market trends. We cross-referenced their data with Greek official sources. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Greece. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Related blog posts
- Is now a good time to invest in property in the Greek Islands?