Snapshot 2025 in Epirus
The market remains contrasted between the tourist coastline and the hinterland. Selling times shorten near the beaches, while they remain stable in the mountains.
Rates are normalizing, supporting domestic demand, and accessibility is improving thanks to Aktion (Preveza) airport and the Egnatia Odos. ✈️
- Price trend: slight increase on the coast, stable to moderate in Ioannina and in the mountains.
- Supply: limited in Parga/Sivota for sea-view properties; more choice in Ioannina.
- Rental: strong seasonality on the coast; student and medical demand in Ioannina.
Domestic demand vs international
In Ioannina, demand is mostly Greek (primary residence, students, doctors). Families target 1-bedroom/2-bedroom units well located.
On Parga, Preveza and Sivota, international clients are visible (Italy, France, Germany, diaspora). They favor proximity to the beach and sea views. 🌊
- Domestic: pragmatic budgets, preference for impeccable or recent condition.
- International: look for charm, outdoor spaces, and simple rental management.
To detail the profile of foreign buyers in the department of Preveza, the summary of requests shows a German predominance (27% of requests), followed by Israel (9%) and the Netherlands (7%). German buyers often look for properties around €280,000 on average, which clarifies the price positioning for second homes and high-end rentals.
Coast vs mountains: differentiated cycles
The coast follows the tourism cycle: prices correlated with summer flows and air connections. Premium renovation is valued there.
In the mountains (Zagori, Tzoumerka), it is a niche market: low volumes, heritage value of stone houses, and stable demand. 🏔️
- Coast: stronger liquidity, but competition in short-term rentals.
- Mountain: renovation costs to anticipate; potential for charming holiday cottages.
Data from listings on dedicated portals confirm the coastal premium: local price per m² averages above €4,000/m² for Parga and Sivota, while mountain areas remain around €2,800–3,000/m² depending on condition and access.
Prices by area: Ioannina, Preveza, Parga
The ranges below are indicative at the start of 2025 and vary depending on condition, view, access and size.
Ioannina center/periphery: Apartments & 1-bedroom
- City center: renovated older apartments at €1,300–€1,900/m²; needing refresh €900–€1,200/m².
- Near periphery (university/hospital): recent at €1,200–€1,600/m².
- 1-bedroom of 45–60 m²: typical budgets €60,000–€110,000 depending on neighborhood and floor.
For long-term rentals, a well-located 1-bedroom can target 4–5% gross thanks to student and medical demand.
Parga/Preveza: houses close to the beaches
- Parga: sea-view houses/villas at €2,500–€4,000/m²; small 2–3 bedroom villas often €350,000–€700,000. To situate the demand market, the average observed on searched properties in Parga is around €1,085,000 (≈€4,238/m²) — indicating a selection of high-end properties and large sizes.
- Preveza town: townhouses/terraced houses at €1,800–€2,600/m²; immediate outskirts €1,500–€2,200/m². Recorded requests show a high overall average in absolute value (€1,546,000 average price on often large properties), reflecting the presence of second homes and premium products.
- Plot + construction: from approximately €1,800–€2,400/m² turnkey, excluding premium land cost.
In holiday rentals, a well-rated house close to the beach often targets 5–8% gross, with peaks in summer. 📈
Typical products & yields
Stone houses to renovate (Zagori)
Highly sought after for their character, they require a rigorous budgetary approach and respect for heritage rules.
- Purchase: buildings to renovate at €400–€900/m² depending on condition and access.
- Renovation: structure + finishes often €800–€1,500/m² (stone, insulation, joinery).
- Use: character residence or holiday cottage; potential 6–9% gross if positioned high-end.
Observed requests for Zagori show an average asking price around €362,000, i.e. about €2,806/m² depending on reported sizes — a useful benchmark to calibrate budget and renovation envelope. More regional information on Zagori.
Small seaside condominium complexes (Sivota)
Studios/1-bedroom units in small residences with a pool or cove access: a popular format and easy to manage remotely.
- Budgets: around €120,000–€250,000 depending on area, view and amenities. At the same time, the average of requests in the Sivota area is around €439,000 (≈€4,262/m²), reflecting searches for products with views or high amenities.
- Charges: typically €30–€80/month excluding utilities.
- Yield: 5–7% gross in season with an optimized calendar.
To check: condominium regulations, tourist rental license, energy performance certificate, and airport access. 🌞
Before buying, have a technical inspection carried out (engineer), check cadastre and permits, and anticipate purchase costs and local taxation (ENFIA). Professional support smooths the process. ✅
