Greek Island Property Cost Calculator

Calculate the complete cost of purchasing luxury property on the Greek islands — from Mykonos and Santorini to Corfu and Rhodes. Includes transfer tax, notary costs, Golden Visa qualification assessment, and summer rental income estimates.

Total Acquisition Cost

Transfer tax (FMA), notary fees, lawyer fees, and agent commissions.

€
€

Annual Ownership Costs

ENFIA property tax, municipal charges, insurance, staff, and pool maintenance.

€

Summer Rental Income Calculator

Estimate peak season rental income from your Greek island villa.

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Greece Property Tax Formula

Transfer Tax (FMA): 3.09% of objective (taxable) value
Notary: ~1% | Lawyer: ~1% | Agent: ~2% each side
Annual ENFIA: Based on sqm, location zone, floor — typically 0.1-1% of taxable value
Golden Visa threshold: €800,000 in popular areas (Mykonos, Santorini, Athens)

Frequently Asked Questions

What is the real estate transfer tax in Greece?
Greece's transfer tax is 3.09% of the objective (taxable) value set by tax authorities, which may be below market price. Notary fees add 1%, lawyer fees 1%, and agent commissions typically 2% per side. Total transaction costs are typically 8-12% of purchase price.
What is Greece's Golden Visa property threshold?
The minimum investment in popular areas (Mykonos, Santorini, Athens) was raised to €800,000 in 2023. For other areas, the threshold remains €400,000. Properties converted from commercial use qualify at €250,000. The Golden Visa provides 5-year renewable residency with full Schengen access.
What are property prices on Mykonos and Santorini?
Mykonos luxury villas range from €3,000-15,000/sqm with trophy properties exceeding €20 million. Santorini caldera-view villas command €5,000-12,000/sqm. Corfu, Rhodes, Crete, and Paros offer luxury at €2,000-8,000/sqm for premium locations.
Can foreigners buy property in Greece?
EU/EEA citizens can freely purchase Greek property. Non-EU citizens can also purchase in most areas, though border regions and some islands near Turkey require special permits (generally granted for investment purposes). An AFM (Greek tax number) and Greek bank account are required.
What are typical rental yields on Greek islands?
Luxury villas on Mykonos command €10,000-80,000+ per week in peak season. Annual gross yields can reach 6-10%, substantially higher than continental Europe. The season concentrates in June-September. Short-term rentals require registration with AADE (Hellenic Revenue Authority).

The Greek Island Luxury Market

Greece's island luxury real estate market has undergone a remarkable transformation. Once the domain of European aristocracy and shipping magnates, the Greek islands now attract buyers from across the globe seeking authentic Mediterranean experiences combined with exceptional investment returns. Mykonos has evolved from a bohemian artist colony into one of Europe's most glamorous destinations, with a luxury real estate market that rivals Ibiza and Saint-Tropez. Santorini's iconic caldera views and whitewashed cycladic architecture create a visual uniqueness found nowhere else on earth.

Emerging Island Markets to Watch

Beyond Mykonos and Santorini, discerning buyers are discovering extraordinary value on less-trafficked islands. Paros combines the cycladic aesthetic with a relaxed pace and genuine local life at a fraction of Mykonos prices. Sifnos, the "gourmet island," attracts Athenian intellectuals and design professionals. Hydra, the car-free island reached only by boat, has preserved its 18th-century architecture and hosts an intimate community of artists, writers, and old money that resists commercialization. Lefkada and Kefalonia in the Ionian Sea offer turquoise waters and dramatic landscapes with prices still 30-40% below the Cyclades.

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