Panorama 2025 by island
Lesvos/Chios: moderate budgets
Two large islands, lively year-round, often priced below the Cyclades. Perfect for a first island purchase. 🙂
- Lesvos (Mytilene, Molyvos) : stone village houses, small coastal houses, some sea-view villas. On Lesbos, observed foreign requests show a significant German and Dutch presence, often on properties with an accessible mid-range budget (Green Acres data).
- Chios (Chora, Pyrgi, Mesta) : unique medieval villages, built in stone, strong identity. For example, the average of properties requested in Chora is around €362,000 for ~129 m² (indicative price/m² observed), which illustrates mixed typologies between second homes and character houses.
- Indicative price benchmarks (local listings 2024‑2025) : approx. 800–1 800 €/m² for carefully renovated; 500–900 €/m² to renovate; +20–40% on the seafront.
- Strengths : full services, local life, moderate holding costs.
Samos/Ikaria: sought-after niches
Two more niche markets, prized by nature and tranquility lovers. Inventories are more limited, and character properties sell quickly. 🌿
- Samos (Vathy, Pythagoreio, Kokkari) : neoclassical houses, hillside villas, good seasonal potential. Averages observed on Green Acres show variations by village: for example Pythagoreio shows properties requested around €751,000 for large surfaces (≈462 m²), while Kokkari illustrates more compact, residential segments (averages also around €362,000 / 129 m² in the requests noted).
- Ikaria (Agios Kirykos, Evdilos) : scarce supply, targeted « slow life » demand, prices hold on turnkey properties.
- Price indicators : Samos approx. 1 100–2 300 €/m² renovated; Ikaria often 1 300–2 500 €/m² for turnkey properties.
- Points of attention : topography, car access, renovation permits in traditional zones.
Prices & flagship products
Renovated village houses
The heart of the local market: charm, exposed stone and terraces overlooking the sea.
- Typologies : 60–120 m², 2–3 bedrooms, balcony/terrace, sometimes an inner courtyard.
- Indicative budget : €100,000–240,000 depending on island, view and condition.
- Renovation cost (standard quality) : approx. 700–1,200 €/m²; allow for structural & seismic inspection.
- To check : past permits, connections, energy performance, vehicle access.
Small apartment buildings near ports
Ideal to mix long-term and seasonal rental near services. ⚓
- Key locations : Mytilene (Lesvos), Chios town, Vathy (Samos), Agios Kirykos/Evdilos (Ikaria), Myrina (Lemnos).
- Properties : 2 to 6 units, sizes 25–70 m²; ground-floor shops possible.
- Typical prices : often €1,000–2,000/m² depending on condition, target gross yield 5–7%; net 3–5% after costs and management.
- Due diligence : fire compliance, condominium rules, noise, short-term rental authorizations.
Yields & seasonality
Strong summer, mild spring/autumn
Demand peaks in July‑August, with a nice « shoulder season » in May‑June and September‑October. ☀️
- Occupancy : summer 80–95% in tourist areas; 35–60% in shoulder season; low in winter outside urban centers.
- Average rates (studio/1‑2 bed house) : approx. €70–140/night depending on island, view and standard.
- Strategies : rent year-round in town (students, healthcare workers, administrations) + seasonal on the other units.
Accessibility (ferries, airports)
Accessibility shapes demand and occupancy rates.
- Airports : Lesvos (Mytilene), Chios, Samos, Ikaria, Lemnos — daily connections with Athens; seasonal charters vary.
- Ferries : from Piraeus and Kavala; inter-island links useful for multi-destination trips.
- Practical advice : if you visit often, favor a municipality less than 45 min from a main airport/port; anticipate the Meltem on the north-facing coast.
Note : price ranges indicative based on listings, feedback from local actors 2024‑2025 and averages observed on the Green Acres database; verify on site with a notary/engineer.
