Greece
Property for sale in Santorini
Caldera views with the strongest rental yields in the Aegean
Santorini's caldera rim — Oia, Imerovigli, Firostefani and Fira — is one of the most supply-constrained property markets in the Mediterranean. Building on the rim is tightly controlled and heritage rules govern what can be altered, so most transactions are renovations of existing cave houses.
Off-rim villages such as Pyrgos, Megalochori and Emporio offer traditional houses at a fraction of caldera pricing, with the sea in view rather than beneath you.
The Santorini market today
Caldera property is bought largely on rental performance, and buyers should review actual booking history rather than projections. Renovation costs on the island run high because materials and labour arrive by ferry — budget accordingly.
Who buys here
Yield-focused investors and hospitality operators, alongside second-home buyers in the inland villages.
Homes for sale in Santorini
Buying costs and taxes in Greece
Budget for these on top of the asking price of any Santorini property. Rates are statutory and, in Spain, set regionally — the figures below are the ones that apply to Santorini.
What it costs to buy in Greece
Buyer-side costs on top of the agreed price. Rates reviewed August 2026.
| Cost | Rate | Notes |
|---|---|---|
| Property transfer tax | 3.09% | Of the higher of the price or the objective (tax) value. Includes the 3% municipal surcharge. |
| VAT on new build | 24% | Suspended on new-build permits for the current policy period, which is why most new stock is sold under transfer tax instead. |
| Notary | 0.8–1.5% | Plus VAT; mandatory. |
| Lawyer | 1–1.5% | Plus VAT; title search back through the ownership chain is the critical work. |
| Land registry / cadastre | 0.475–0.575% | Registration of the deed. |
| Agency commission | 2% + VAT | Buyer-side commission is normal in Greece. |
| Realistic total (resale) | 7–10% on top of the price | |
Annual cost of ownership
| Charge | Typical | Notes |
|---|---|---|
| ENFIA | €2–€16 per m² | Main annual property tax, banded by location and property characteristics. |
| Rental income tax | 15–45% | Progressive bands on gross rental income for individuals. |
Indicative figures for guidance only, not tax advice. Regional rates change — confirm with your lawyer and the official source: AADE — Greek Independent Authority for Public Revenue.
Santorini buyer questions
- Can foreigners buy property in Greece?
- Yes. Buyers need a Greek tax number (AFM) and a Greek bank account, and purchases in designated border areas require additional approval — Santorini is not one of them.
- Is a caldera cave house a good investment?
- It can be, but performance depends on licensing, access (many are reached only by steps) and the quality of the renovation. Always review verified occupancy and rate history.