Is buying a property in Santorini a good investment?

Last updated on December 29, 2023

Yes, the analysis of the Greek Islands' property market is included in our pack

If you've marveled at the breathtaking views and unique beauty of Santorini, you might consider owning property in this iconic Greek island.

Is it a good idea though? What's the current state of the real estate market in that area? Are property values appreciating or depreciating? Are investors seeing returns on their real estate investments? How's the demand for rentals?

We'll answer all these questions for you! When building and updating our property pack for Greece, our team has been researching and surveying this area. In fact, there is significant customer interest in investing there. Therefore, we believe it would be beneficial to include some information about it in our property pack.

Why do property buyers like investing in Santorini?

Santorini, nestled in the heart of the Greek Islands, stands out as a magnet for property buyers, thanks to its unique blend of attributes that distinguishes it from other real estate markets.

The island's charm began to gain widespread recognition in the late 20th century, particularly as global travel became more accessible. This rise in popularity isn't just a fleeting trend; it's underpinned by several enduring factors.

One of the most captivating aspects of Santorini is its stunning natural beauty. Imagine the iconic whitewashed buildings with blue domes, perched atop rugged cliffs overlooking the azure Aegean Sea.

This postcard-perfect scenery is a significant draw. It's different from other areas in the Greek Islands, which, while beautiful, don't always offer the same dramatic landscapes and sunsets that Santorini is famed for.

Then, there's the island's rich cultural heritage. Santorini's history, visible in its ancient ruins and preserved traditional villages, adds a depth of character that appeals to those who seek more than just a picturesque location.

This cultural allure is somewhat unique to Santorini, especially when compared to newer, more developed areas in the Greek Islands where the focus is more on modern amenities.

Santorini also benefits from a thriving tourism industry. This makes property investment here particularly appealing for those looking to rent out their properties to holidaymakers.

The island's popularity ensures a steady stream of visitors, which isn't always the case with other, less-known destinations in the Greek Islands.

Now, let's talk about the people drawn to Santorini. The island tends to attract a mix of investors, romantic couples, and cultural enthusiasts. Investors are drawn by the potential for rental income and property value appreciation.

Couples and honeymooners are enticed by the romantic ambiance, while cultural enthusiasts are keen on exploring the island's historical and archaeological sites.

However, Santorini is not without its weaknesses. For one, the popularity of the island can lead to overcrowding, especially during peak tourist seasons. This can detract from the tranquil experience some property buyers might be seeking.

Additionally, the island's unique architecture and strict building regulations can pose challenges and additional costs for property development and maintenance.

Moreover, being a volcanic island, Santorini faces environmental challenges, including limited natural water resources and a fragile ecosystem. These factors can impact the long-term sustainability and cost of living on the island.

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Why is Santorini a nice place to live?

Living in Santorini offers a unique lifestyle and culture that is both enchanting and distinctive.

The island is known for its serene beauty, with stunning views of the Aegean Sea, and the famous sunsets that paint the sky in vibrant hues. This natural beauty contributes to a relaxed and peaceful lifestyle that's a major draw for residents.

The culture in Santorini is deeply rooted in Greek traditions. There's a strong sense of community, especially in smaller villages where local festivals and gatherings are common.

The local cuisine, with fresh seafood and Greek specialties, plays a central role in daily life, reflecting the Mediterranean diet known for its health benefits.

Santorini has a welcoming expat community. People from around the world have made Santorini their home, attracted by its beauty and lifestyle. This diverse community brings a mix of cultures, but it's worth noting that integrating into the local community might require some effort, especially in terms of language and cultural adaptation.

Cost of living in Santorini can be higher compared to other parts of Greece, largely due to its popularity as a tourist destination. Property prices and daily expenses like food and utilities can be on the higher side, reflecting the island's premium status.

Safety in Santorini is generally not a major concern. Like most of the Greek Islands, Santorini enjoys a relatively low crime rate, making it a safe place to live.

In terms of amenities and facilities, Santorini has a range of services to cater to its residents. For healthcare, the island has several clinics and a hospital, the General Hospital of Thira, to cater to medical needs. For education, there are local schools, but options may be limited, especially for international education.

Shopping centers and local markets are available for daily necessities, with the main shopping areas located in Fira, the island's capital.

The quality of infrastructure in Santorini is generally good, especially in tourist-focused areas. Roads are well-maintained, although they can be narrow and winding in places.

Utilities like electricity and water supply are reliable, but it's worth noting that water is a precious resource on the island. Internet connectivity is generally good, with most areas having access to broadband services.

Accessibility is one of Santorini's strengths. The island is well-connected to other parts of the Greek Islands and major transport hubs through its airport, Santorini (Thira) Airport, which offers both domestic and international flights.

Additionally, the island is accessible by ferries and boats, which connect it to other islands and the mainland.

Public transportation on the island includes buses that connect major towns and tourist spots. While the bus service is reliable, it may not cover all areas extensively, so having a car or using taxis can be more convenient for certain destinations.

Living in Santorini offers a blend of breathtaking natural beauty, a rich cultural tapestry, and a peaceful lifestyle, albeit with a higher cost of living. The infrastructure and connectivity add to its appeal, making it a unique and desirable place to call home.

How much does it cost to buy real estate in Santorini?

If you need a detailed and updated analysis of the prices, rents and yields, you can get our full guide about real estate investment in Greece.

Buying property in Santorini offers a range of options, from quaint apartments to luxury villas, the types of residential properties available reflect the island's diverse appeal.

You'll find traditional houses, often with the iconic white walls and blue domes, apartments with stunning sea views, and luxury villas that offer privacy and exclusivity.

In Santorini, there's a high demand for properties that offer privacy and scenic views, particularly those overlooking the caldera or the Aegean Sea.

The demand is driven by both the island's popularity as a tourist destination and its reputation as a picturesque and tranquil haven. This has led to a preference for properties that can serve as vacation homes or profitable rentals.

The property market in Santorini mainly comprises resale properties, with a limited number of new developments.

The island's strict building regulations, aimed at preserving its unique architectural and historical character, mean that new constructions are relatively rare. This scarcity adds to the value and appeal of existing properties.

The price range for properties in Santorini varies widely, depending on the type, location, and amenities.

On average, you might find prices ranging from €3,000 to €10,000 per square meter. Luxurious properties, especially those with exceptional views or unique features, can command even higher prices.

Over recent years, property values in Santorini have shown an upward trend. This is attributed to the island's enduring popularity as a tourist destination and its limited property supply. The combination of high demand and limited availability has naturally driven up prices.

Regarding future developments, any new projects or city planning changes in Santorini are closely monitored and regulated to preserve the island's aesthetic and environmental integrity.

While specific upcoming developments are limited, any that do occur are likely to be high-end and in keeping with the island's character.

These developments, while few, could influence property values, particularly if they add to the island's appeal or offer unique amenities.

Predicting the real estate market in Santorini in the coming years suggests a continued interest in high-value properties. The island's allure as a premier tourist destination, combined with limited property availability, indicates that real estate values are likely to remain high or even increase.

Specific factors that indicate a potential increase in property value include the ongoing demand from international buyers, the limited space for new constructions, and the island's strict building regulations.

These factors ensure that properties in Santorini remain rare and sought-after commodities, making them a potentially lucrative investment.

Where is the best area to buy a property in Santorini?

Finding the best area to buy a property in Santorini largely depends on what you're looking for in terms of atmosphere, property types, and price ranges.

Known for its stunning sunsets and luxurious properties, Oia is a top choice for those seeking breathtaking views and an upscale atmosphere. Properties here, typically traditional houses and high-end villas, command higher prices due to their exceptional locations and views.

Fira, the island's capital, offers a more vibrant lifestyle. It's bustling with shops, cafes, and nightlife, making it attractive for those who enjoy being at the heart of activity. The properties in Fira are varied, ranging from apartments to traditional houses.

While Fira offers convenience and a lively atmosphere, it might not be the best choice for those seeking tranquility.

Then there's Imerovigli, often dubbed as the "balcony to the Aegean." This area is quieter than Oia and Fira but offers similarly spectacular views. The properties here are a mix of luxury villas and traditional Cycladic houses.

Imerovigli is ideal for those who want stunning views and a peaceful environment, with easier access to the amenities of the larger towns.

On the other hand, areas like Kamari and Perissa, known for their beaches, offer a different vibe. These areas are more laid-back and have a variety of property types, including beachfront houses and apartments. The prices in these areas are generally more affordable compared to Oia and Imerovigli.

For those interested in up-and-coming areas, Akrotiri is gaining attention. It's known for its archaeological sites and relatively untouched landscapes. The area is becoming more popular for property buyers looking for a quieter location away from the main tourist spots.

Properties here can be more reasonably priced, offering good value for those willing to be a bit further from the central hubs.

Conversely, areas like Megalochori and Pyrgos, while charming and traditional, might not be as advisable for property buyers seeking a strong return on investment or rental income potential. These areas are quieter and more remote, appealing more to those looking for a truly secluded lifestyle.

Here is a summary table to help you visualize better. If you need more detailed data and information, please check our property pack for Greece.

Area	Atmosphere	Property Types	Price Range
Oia	Luxurious, touristy	Traditional houses, high-end villas	Higher
Fira	Vibrant, lively	Varied, from apartments to traditional houses	Moderate to high
Imerovigli	Quiet, scenic	Luxury villas, traditional Cycladic houses	High
Kamari and Perissa	Laid-back, beachfront	Beachfront houses, apartments	More affordable
Akrotiri	Up-and-coming, quieter	Varied, increasingly popular	Moderate, good value
Megalochori and Pyrgos	Secluded, traditional	Traditional Santorini houses	Lower, more remote

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Is there a strong rental demand in Santorini?

Santorini with its stunning vistas and unique charm, does indeed have a strong rental demand, primarily driven by its popularity as a tourist destination.

This demand is predominantly for short-term rentals rather than long-term, owing to the seasonal nature of tourism on the island.

The target demographic for rentals in Santorini is quite diverse. It includes honeymooners and couples drawn by the romantic ambiance of the island, luxury travelers seeking high-end accommodation with exceptional views, and tourists interested in the culture and history of Santorini.

Additionally, there's a growing interest among digital nomads and remote workers who are drawn to the island's beauty and tranquility.

These potential tenants typically look for properties that offer unique experiences, aligning with the picturesque and serene nature of Santorini. Properties with caldera views, traditional Cycladic architecture, private pools, and modern amenities are highly sought after.

Apartments and villas in areas like Oia and Imerovigli, known for their stunning sunsets and luxurious atmosphere, are particularly popular for short-term rentals.

On the other hand, areas like Kamari and Perissa, famous for their beaches, attract those looking for a more laid-back, beachside experience.

Certain amenities can significantly enhance a property's appeal and reduce vacancy rates. These include well-furnished outdoor spaces, like terraces or balconies with sea views, private pools, updated interior decor, Wi-Fi connectivity, and air conditioning.

Regarding potential returns on investment, Santorini's rental market can be quite lucrative, especially for short-term rentals. Depending on the property's location, condition, and amenities, landlords can expect significant yields.

For well-located and well-appointed properties, annual returns of 5-10% are not uncommon, although this can vary widely.

As for the types of properties gaining increasing demand, high-end villas and luxury apartments with unique features, such as private pools or panoramic views, are becoming more popular.

These properties not only attract higher rental rates but also tend to maintain high occupancy rates due to their appeal to the luxury travel market.

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Is it easy to buy a property as foreigner in Santorini?

Before we answer the question, please know that we have an article dedicated to the experience of buying real estate as a foreigner in Greece.

Buying a property in Santorini as a foreigner is relatively straightforward but there are certain aspects that you need to be aware of to ensure a smooth process.

Firstly, there are no specific regulations or restrictions that apply exclusively to foreign buyers in Greece. The country's real estate market is generally open to international investors.

However, it's important to be aware of the legal framework governing property purchases in Greece, which can be complex and involves several bureaucratic procedures.

The purchasing process in Santorini typically begins with identifying a suitable property. Once you've found a property, a pre-purchase agreement is usually drafted, and a deposit is paid.

This is followed by a thorough check of the property's legal documents and a due diligence process to ensure there are no outstanding debts or legal issues associated with the property. The final step is the signing of the sale contract in front of a notary and the transfer of the remaining payment.

One of the primary risks associated with property investment in Santorini relates to the legal status of the property. It's not uncommon to encounter issues with unclear property titles or unauthorized constructions. This is why the due diligence process is crucial.

Another risk is the potential for natural disasters, such as earthquakes, given the island's geological setting. This should be considered when evaluating the property's location and construction quality.

Common pitfalls for foreign buyers often include underestimating the total cost of the purchase, which includes various taxes, legal fees, and notary fees, and not being fully aware of the legal intricacies of property ownership in Greece.

For instance, the 'forest maps' issue is unique to Greece, where land that is classified as forest cannot be developed, and this status can sometimes be unclear in property documentation.

Working with a local real estate agent and a lawyer is highly recommended. A knowledgeable local agent can provide valuable insights into the Santorini market and help identify properties that meet your criteria.

A lawyer is essential for navigating the legal aspects of the purchase, ensuring that all documents are in order, and that the process adheres to local laws and regulations.

As for exit strategies, most property investors in Santorini focus on the rental market, especially short-term rentals to tourists. This can provide a steady income stream and the potential for property value appreciation over time.

Another strategy is to buy, renovate, and sell properties, capitalizing on the demand for high-quality, well-located homes on the island.

Finally, some investors choose to hold onto their properties long-term, benefiting from the island's consistent popularity as a tourist destination.