Key Insights
- Corfu leads all major destinations with 91% inquiry growth,offering median prices of €2.6 million at €5,486/sqm, substantially below Mykonos and Santorini’s €8,000/sqm rates.
- Domestic Greek buyers grew 21% year-over-year, outpacing the 10% rise in international inquiries and now representing roughly a quarter of premium demand.
- The luxury segment shows resilience, suggesting that lifestyle-driven buyers remain engaged.
Greece’s property market is cooling at the surface. Bank of Greece data shows foreign direct investment in real estate fell 18% in the first half of 2025, reflecting tighter Golden Visa rules and new short-term rental restrictions. Much of the speculative capital that drove recent growth is stepping back.
At the premium end, however, demand is not disappearing: it is becoming more selective. JamesEdition data shows luxury buyer interest across Greece rose 11% year over year, with Corfu standing out as the strongest performer.
Buyer demand there jumped 91%, while prices remain meaningfully lower than Mykonos and Santorini. At the same time, domestic Greek buyers increased their activity by 21%, now accounting for roughly a quarter of premium demand. This is a market reset, not a downturn, and it favors decisiveness over speculation.
Signals for Buyers, Sellers, and Investors
- Buy ahead of price adjustment: Interest in Corfu is rising faster than prices. Buyers looking a few years ahead may find better value before the market fully adjusts.
- Sell selectively, not aggressively: Well-presented homes are selling, while ambitious pricing is more likely to slow deals.
- Back lifestyle demand over incentives: As policy-driven demand fades, markets supported by genuine lifestyle appeal, from both local and international buyers, are proving more stable.
Corfu and the Ionian Rise
Corfu’s 88% increase in buyer inquiries has shifted its position within Greece’s luxury landscape.
Long viewed as secondary to the Cyclades, the Ionian island now trails only the combined Athens Riviera suburbs in overall demand: a notable recalibration for a market that historically sat outside the main investment conversation.
Pricing remains a central part of the story. With a median price of €2.2 million and €6,750 per square meter, Corfu remains priced around 20% below South Aegean markets such as Mykonos(€8,750/sqm) and Antiparos (€8,529/sqm).
Beyond numbers, the island’s appeal reflects a broader lifestyle equation. Venetian-era architecture, direct flight connections from major European cities, and a longer, less compressed tourism season have made Corfu increasingly relevant to buyers considering year-round or extended-stay residences.
Further south, Lefkada offers similar pricing, with median prices around €1.75 million. Taken together, the Ionian islands present a profile shaped by relative value, ease of access from Western Europe, and landscapes that have so far avoided the intensity of mass-market development.
Athens Riviera and the Cyclades: Established Markets, Diverging Trajectories
Along the southern suburbs of Athens, Glyfada, Voula, and Vouliagmeni continue to anchor luxury demand.
Median prices range from €1.5 million to €3.3 million, with price-per-square-meter levels averaging around €9,400, among the highest on the mainland. Proximity to an international airport, established international schools, and the cultural depth of a European capital continue to underpin long-term appeal.
In the Cyclades, Mykonos retains the highest price points in Greece, with per-square-meter values of €8,750 and median prices at €2.5 million. Growth here has become more measured: a familiar pattern in mature luxury markets where supply is constrained and development opportunities are limited.
Paros, often positioned as a quieter alternative, continues to attract buyers drawn to a more understated island profile at €7,500/sqm, modestly below Mykonos but with median listings around €2.3 million.
On the mainland, parts of the Peloponnese coast, particularly around Porto Cheli, have drawn discreet interest from ultra-high-net-worth buyers. Median prices in the area reach €2.6 million at €6,235 per square meter, placing it among Greece’s higher-priced coastal markets despite remaining relatively under the radar internationally.
Domestic Buyers Gain Ground
International buyers still account for the majority of luxury demand, but domestic participation is becoming more visible.
Buyer interest from Greek nationals rose 20% year over year, compared with 9% growth among international buyers, bringing domestic demand to roughly a quarter of premium market activity.
For affluent Greek buyers, real estate, particularly on the Athens Riviera and in select island markets, is increasingly viewed as a long-term store of value within a more stable economic environment.
This shift aligns with broader economic signals. Greece has recorded seven consecutive years of property price growth, regained investment-grade sovereign ratings, and posted record tourism revenues in 2024.
Stronger domestic demand provides ballast as foreign investment adapts to changes in the Golden Visa framework.
Explore Luxury Homes in Greece
Data Methodology
This analysis draws on proprietary JamesEdition data covering buyer inquiry activity on Greek luxury residential listings from January through mid-December 2025, compared to the equivalent period in 2024. Buyer origin is determined via IP-based geolocation and inquiry metadata. Geographic clusters group nearby cities and municipalities to reflect typical buyer search patterns. Median prices and price-per-square-meter figures are calculated from active JamesEdition listings as of December 2025.
