Market 2025 in East Chalkidiki
The coastal segment around Ierissos, Ouranoupoli and the islet of Ammouliani remains supported by international demand, with strong interest in rental-ready properties and unobstructed views. Price increases have normalized: expect moderate growth in 2025, driven by the seafront and renovated properties.
On the budget side, plan overall acquisition costs of 7–10% (transfer tax ~3%, notary, land registry/records, lawyer, agency). Projects are mainly funded with equity, local banks remaining selective for non-residents.
Small condominium buildings & terraced houses
The most common offerings:
- 1–3 room apartments (50–80 m²) in small buildings without elevators, low fees.
- Terraced houses in developments of 4 to 12 units, small gardens and shared parking.
- Terraces with sea view highly sought after for holiday rentals.
Attention points: energy performance certificate (renovations €200–400/m² to reach the next level), sound insulation, and cadastral/topographic compliance.
Islet of Ammouliani: rare and sought-after
Ammouliani is a small island market accessible by ferry from Tripiti (a few minutes). Supply is structurally limited and ‘right-on-the-water’ properties are rare, which supports prices. 🌅
Plots with building rights and renovated houses with nearby mooring command a notable premium compared to the mainland.
Prices & products by area
The ranges below are orders of magnitude observed in late 2024 – early 2025, excluding ultra-luxury products or exceptional situations. They vary according to condition, slope, beach access, floor level and absence of overlooking properties.
Ierissos/Ouranoupoli: sea view vs second line
- Ierissos
• Second-line apartments: ~€1,100–1,700/m² (buildings from the 1980s–2000s).
• Apartments with sea view/high floor: ~€1,600–2,400/m².
• Recent terraced houses: ~€2,000–2,800/m² second line; ~€2,500–3,200/m² with view. - Ouranoupoli
• Second-line apartments/houses: ~€2,200–3,200/m² depending on condition and access to the port.
• Sea view, large terraces: ~€3,200–4,500/m².
• Villas close to the seafront: ~€5,000–7,000/m² for premium products.
Key differentials:
- The sea view often adds +15 to +35% versus second line.
- Direct beach access or a walk <5 min can further increase prices by +10 to +20%.
- An energy-renovated property sells faster and supports the price per m².
To complement these ranges, here are the averages observed from recent inquiries on Green-Acres, useful as local reference points:
- Ierissos — average asking price: 389 000 € for a median reported area of 200 m² (≈€1,945/m²).
- Ouranoupoli — average asking price: 384 000 € for a median area of 104 m² (≈€3,692/m²), which highlights that portside and seafront properties significantly pull values up.
- Ammouliani — average asking price: 612 000 € for a median area of 229 m² (≈€2,672/m²), confirming the island premium mentioned above.
Ammouliani: right-on-the-water houses
- ‘Right-on-the-water’ or quasi-seafront houses: ~€5,500–9,000/m² depending on the beach, quay and privacy.
- Second-line/interior houses: ~€3,000–4,500/m².
- Buildable land (indicative): ~€60–250/m² of land depending on view, access and building coefficient.
Practical tips:
- Check beach access easements and buildability (surveyor indispensable).
- Anticipate the logistics of rental management on the island (cleaning, linen, transfers). 🛥️
- With a fixed budget, prefer a small well-located unit over a large distant house.
Yields & resale
Holiday rentals support part of the demand, but performance depends heavily on location, presentation and management.
Strong summer, quiet shoulder seasons
- High season mid-June → early September: occupancy rates 80–95% for well-rated properties.
- Typical nightly rates (2-room): ~€100–160 in Ierissos; ~€130–200 in Ouranoupoli; ~€160–220 in Ammouliani.
- Off-season (October–May): 10–30% occupancy; consider monthly stays (€400–900) to smooth the curve.
- Indicative gross yield: ~4–6%; up to ~6–8% for a well-managed ‘postcard’ property.
To plan for: tax registration, short-term rental number, tourist tax, and operating budget (cleaning, laundry, concierge ~18–28% of revenue if outsourced).
Liquidity & sale timelines
- Well-positioned price/quality properties: 2–4 months to find a buyer in 2025.
- High-end or atypical villas: 6–12 months, sometimes longer depending on visit seasonality.
- Ammouliani: very liquid on the seafront, more selective elsewhere.
One final point to include in the analysis: the composition of international buyers that weighs on demand in Chalkidiki. According to recent country-level extracts, Germany accounts for the largest share of foreign inquiries (~20%), followed by Romania and Bulgaria (≈11% each). These buyers typically purchase second homes with median prices around €200–230k and median areas of about 75–95 m². This internationalization partly explains the pressure on well-located and renovated properties, and the need for careful price/product positioning.
For sellers, this means: invest in good photos, document compliance, and target international channels to capture these buyers. For buyers, favour transparency on additional costs and anticipate rental management if you plan to make the purchase profitable.
