Cyclades 2025: Paros & Naxos
Sea-view villas vs village houses
In the Cyclades, scarcity and topography push prices. Villas with a sea view in Paros/Naxos command high values, especially if there is beach access and a swimming pool. Expect premium square metres, with added value for orientation and shelter from the wind (meltemi).
According to enquiries recorded on Green-acres, the average of requested properties in Paros is around €583,000 (reported average area 942 m², average price €619/m²), while in Naxos the observed average is close to €362,000 for 129 m² (≈ €2,806/m²). These benchmarks confirm the existence of a pronounced premium segment in Paros, and an intermediate market in Naxos where usable area and property layout strongly affect the price per m².
- Sea-view villas: acquisition budgets often higher, access sometimes steep, pool/garden maintenance to anticipate.
- Village houses: charm, proximity to services, roof terraces. Frequent works (insulation, plumbing), supervision by local craftsmen recommended.
- Rental strengths: strong international desirability, “postcard” photos, high-season calendar that fills early.
Well-renovated village houses offer a more accessible entry point than large villas, with solid rents in the heart of the towns.
Summer pressure & returns
The summer pressure is intense (June–September), with high occupancy rates on the waterfront and in historic centres.
- Gross yield: generally higher on compact, well-located units (1–2 bedrooms), thanks to high nightly rates.
- Marked seasonality: income concentrated over 12–16 weeks; quieter off-season, except for properties near ports and kite/surf schools.
- Operation: professional management recommended to maintain quality and e-reputation; management fees to be expected.
In terms of foreign buyers, the Cyclades mainly attract the French (17% of enquiries), with a median price close to €360,000 and a median price per m² of around €3,000 — a useful indicator for calibrating offers and marketing targeting.
Dodecanese 2025: Rhodes & Kos
City apartments vs coastal properties
In Rhodes/Kos, the price/quality-of-life gap is attractive. City apartments (Rhodes Town, Kos Town) combine amenities, hospitals and airports, while the coast offers houses and small residences at gentler prices than in the Cyclades.
Listings for Rhodes show larger-sized properties on average (higher prices and areas in some segments), illustrating a varied market ranging from optimized urban apartments to high-end seaside villas.
- City: condominiums with elevators and parking more common, shared charges, more stable annual rental demand.
- Coast: many family options, accessible beaches, exposure to wind localized depending on the bays.
- Renovations and furnishing: often shorter lead times thanks to an established network of craftsmen and suppliers.
For a first purchase, a city apartment optimises the budget and simplifies management, while staying close to the beaches. 🏖️
Secondary market & availability
The secondary market offers a larger stock than in the Cyclades, with more room for negotiation depending on condition, year and location.
- Turnover: moderate selling times; quality (view, renovation, parking) makes the difference.
- Opportunities: well-maintained buildings from 1990–2010, village houses to modernize, small villas in recent developments.
- Services: notaries, civil engineers and property managers easily mobilized, useful for non-residents.
In the Dodecanese, foreign buyers are also very present — France accounts for about 18% of enquiries, with a significantly more accessible median price (≈ €210,000 and a median price per m² ≈ €2,333). This profile partly explains the lower entry ticket and the more favourable return/€ invested ratio than in the Cycladic islands.
Cross-comparison
Purchase price, charges, management
- Acquisition
– Paros/Naxos: notable premium for sea view and buildable land; international competition.
– Rhodes/Kos: lower entry ticket for comparable typology; more choice. - Purchase costs (order of magnitude): transfer tax, notary, land registry/records and agency fees add up; include a safety buffer in your financing plan.
- Charges: condominium fees (elevator, common areas), local property tax (ENFIA), pool/garden maintenance on villas, insurance, utilities.
- Rental management: 15–25% of rents for full-service management depending on services; cleaning and linen extra. ‘Turnkey’ properties maximize occupancy.
- Renovations: in Cycladic villages, watch for heritage constraints; in the Dodecanese, permits are more straightforward depending on areas.
Liquidity at resale by island
- Paros/Naxos: strong liquidity in premium locations (view, access, finishes). Ordinary properties outside main areas take longer to sell.
- Rhodes/Kos: broad market, international and local buyers; resale is fluid in established neighborhoods and well-managed buildings.
- Price resilience: iconic Cycladic addresses withstand cycles better; the Dodecanese compensates with a better return/€ invested.
- Exit strategy: target ‘obvious’ properties (parking, outdoor space, brightness) to secure resale and rental value.
