Euboea 2025: Chalkida & Karystos
A short distance from Athens, Euboea charms with its bridges to Chalkida and its coves toward Karystos. Short travel times encourage frequent stays. 🚗
On the platform, the average of requested properties in Chalkida shows an average price close to €432,000 for an area around 190 m² (≈ €2,274/m²), which illustrates the strength of demand for spacious apartments on the town edge.
City apartments vs coastal houses
In Chalkida, the apartments in the center or near the waterfront often trade around €1,500 to €2,400/m² (more for direct sea view). Local and university demand supports year-round rentals.
In Karystos and surrounding areas (Agios Dimitrios, Aetos), the average of requested properties (≈ €218,000) shows sometimes larger profiles or plots included; coastal houses and recent villas generally remain in a higher range, €1,900 to €3,500/m² depending on the view, beach access and pool. Solid summer yields.
- Long-term rentals in Chalkida: 4 to 5% gross generally.
- Seasonal seaside rentals in Karystos: 5 to 7% gross with peaks in July–August. ⛱️
- Costs: modern condominiums (lift, parking) are more expensive than older, modest buildings.
Plots & quick access
Access: Chalkida via the two bridges (≈1 h from Athens), Karystos by Rafina–Marmari ferry then 15–20 min drive. Ideal for weekends.
Plots: favor plots in a buildable zone (in-plan). Outside plan, the common rule remains ≥ 4,000 m² to build, under conditions.
- Indicative cost for buildable coastal land: €60 to €150/m² depending on view and access.
- Inland: €15 to €40/m² for large plots.
- Key checks: shore easements, forestry maps, seismicity, connections (water/electricity/fiber).
- Transport: frequent buses Athens–Chalkida, reinforced ferries in summer toward southern Euboea.
Regarding foreign demand for the Euboea department (observed request results): Italians lead (≈ 28% of foreign requests), followed by Germans (≈ 13%) and French (≈ 9%). This profile of foreign buyers particularly supports the second-home and seasonal rental segment.
Mountain 2025: Arachova
On the slopes of Mount Parnassus, Arachova is Greece’s chic resort. Winter and holiday weekends generate strong short-stay demand. 🎿
On the dedicated page, the average of requested properties for Arachova shows a profile with an average price around €362,000 for about 129 m² (≈ €2,806/m²), consistent with ranges observed for well-located chalets.
Chalets, high-season yields
Well-located stone chalets often sell for €2,500 to €4,200/m². Apartments in residences can start around €1,800/m².
In high season, nightly rates commonly range from €150 to €300 depending on capacity and a fireplace, with weekends at high occupancy.
- Local rental management available (check-in, cleaning, firewood/pellets).
- Annual potential: 5 to 8% gross if you target holidays, weekends and festive periods.
- Summer bonus: hiking and Delphi extend the season. ⛰️
Snow & heating constraints
At altitude, consider insulation, snow loads on the roof and winter access. A 4×4 helps during snowy episodes.
For comfort: heat pumps, pellet stoves or oil heating. Anticipate chimney maintenance and fuel storage. The quality of the building envelope affects profitability.
- Check the energy label and recent bills.
- Control access and road snow clearing.
- Internet: 4G/5G good in town, more variable on the slopes.
Gulf of Corinth: Galaxidi
Once a captains’ port, Galaxidi lines up neoclassical houses, peaceful quays and coves. Slow-life atmosphere and gastronomy. ⚓
The average of requested properties in Galaxidi is around €290,000 for about 167 m² (≈ €1,737/m²), which reveals opportunities on generous areas and sometimes properties to renovate.
Old houses, ports & outings
The historic center offers old houses between €2,300 and €3,800/m² depending on condition, view and proximity to the port. Renovations supervised by a local architect add good value.
To plan for: seismic reinforcement, joinery, roofs and damp issues. Ruins to rehabilitate can start below €1,200/m² (existing structure), but renovation budgets are substantial.
- Boating life: anchorages, trips to Itea and Trizonia.
- Amenities: restaurants, small beaches, Delphi within driving distance.
- Parking and noise to check near the quays in summer.
Weekend demand from Athens
Allow approximately 2 h 30 to 3 h from Athens (via Arachova/Itea). Weekend and school-holiday clientele support occupancy.
Charming rentals post high rates on holiday weekends, with a gross yield often between 4 and 6% depending on location and renovation quality. Good Wi‑Fi and a terrace make the difference. 🌅
Budget & purchase process: essentials 2025
Total acquisition cost in Greece includes transfer taxes, notary, lawyer and agency fees.
- Transfer taxes around 3%.
- Notary/lawyer: 1 to 3% combined depending on the case.
- Agency: generally 2 to 3%.
- Indicative total: 7 to 10% of the purchase price.
Quick checklist :
- Clear title, plans and planning compliance.
- Energy and structural inspections, local seismicity.
- Recurring costs: property tax (ENFIA), fees, maintenance.
- Rental strategy: long-term vs seasonal, delegated management.
