Properties on Corfu
Real estate in Corfu — properties on the Ionian island in full ownership for a foreigner: apartments in Corfu Town and Mandouki. Waterfront apartments are a narrow segment: the port area of Mandouki and Barbati, up to €550,000; houses and cottages in villages, villas above the sea, townhouses, land plots, and commercial premises. The meter for a house is €1,871–3,125; villas — €1,800–10,828; land — €14.6–155. Buyers purchase in Kontokali, Gouvia, Kassiopi, Paleokastritsa, and the southern villages. A house for €295,000 yields 6% gross at €2,950 per month for the season.
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Buying Real Estate in Corfu: Prices by Area
Price is determined not by distance to the sea but by elevation and openness of the view: for a panorama with no buildings in front, sellers ask 15–30% more for the same area and distance from the beach.
| Area | Price per m² | Best For |
|---|---|---|
| NortheastKassiopi, Nissaki, Agni, Kalami, Barbati | €4,500–7,000villas with sea views and a pool; in Kassiopi the average asking price is the island's highest — €4,698/m² | Those investing in the premium segment with growth in mind: Kassiopi gained 14–16% over the year and is among the three fastest-growing locations on the Greek islands. Development is restricted by regulation, so few new properties come to market |
| Corfu Town and SurroundingsKanoni, Alepou, Gouvia, Dassia | €2,200–5,000condos €2,200–3,200, houses €3,000–5,000 depending on the view | Those who need year-round rental income from a condo: the Old Town is a UNESCO protected site, with the airport and port nearby, and demand comes not only from tourists but also from local tenants. This is also where the island's highest rental rate is — €11.23 per m² per month |
| WestPaleokastritsa, Liapades, Sidari, Agios Gordios | €2,500–4,000 | Those who choose by the picture: cliffs, sunsets, and the bays of Paleokastritsa with clear water for diving. The season is shorter than in the northeast — yield calculations are built on three months |
| SouthBenitses, Messonghi, Moraitika, Lefkimi | €2,000–2,800 | Those entering with a limited budget: sandy beaches, quiet villages, and Benitses is actively being renovated. The lowest entry threshold among the island's coastal zones |
| Inland VillagesGastouri, Sinies, Perithia, Kinopiastes | from €1,500traditional stone houses, some for restoration | Those ready to invest in renovation for the sake of the price: a restored 19th-century house here costs less than a condo by the sea. The coast is 15–25 minutes by car, and living without one is inconvenient |
| Building Plots | €30–60per m² of land | Those building for themselves. The key question is not the price but the building rights: Corfu has height and setback restrictions, and a plot without approved rights is cheap precisely for that reason |
2026 data on asking prices. In listings, they are usually 6% above final transaction prices, but for renovated houses by the water the gap is noticeably smaller — there, negotiation barely works.
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Questions from property buyers
Yes. Citizenship plays no role, the number of properties is unlimited, and permission is required only in border and strategic zones — Corfu does not fall into those. It is important not to confuse ownership with residency rights: owning a house does not grant residency by itself and does not extend the permitted stay in the Schengen Area. A non-EU citizen without separate status spends the same 90 days out of every 180 in Greece whether or not they own a villa. Buying through a company is also possible, but since 2026 the authorities apply increased scrutiny to properties registered to legal entities and declared under the Golden Visa.
Some Greek banks lend to non-residents, but underwriting is conservative: the decision depends on verified income, the size of the down payment, credit profile, the property appraisal, and the current policy of the specific bank. There are no uniform market-wide terms, so written terms should be requested before paying a deposit — otherwise it may be lost if the bank declines. The European Central Bank rate has dropped to 2%, and borrowing has become cheaper than in 2023–2024. Old village houses for renovation are reluctantly financed by banks: their collateral valuation is low, and the legality of the structures is often unconfirmed.
The main items are electricity, water, trash removal, and municipal fees, which arrive on a single bill. For a house with a pool, pool shell and pump maintenance is added; for a plot, care of the olive trees and garden is added: on the island this is a separate service, and without it an overgrown plot loses its appearance within a season. If the property stands empty in winter, winterization is budgeted: shutting off the water, checking the roof after storms, and supervision. Management companies charge a fixed monthly sum for basic supervision, and a percentage of revenue for full management with rentals.
From October to March. In summer, owners are busy with tenants, viewings are difficult, and prices are held at the upper limit. In winter, the full inventory is visible, negotiation is more realistic, and there is an opportunity to assess what a summer viewing will not show: how the house handles the stormy northwest wind, whether the access road floods, and whether the heating works. For properties on slopes, this is fundamental — it is precisely in winter that it becomes clear where water drains from the plot.
The market is growing unevenly. Villas with sea views and a pool in Corfu's top locations are gaining 15–20% per year, because supply is limited by development regulations and a shortage of coastal land. Inland villages and older housing stock for renovation are moving noticeably slower. The overall price level on the Greek islands in 2026: median €3,150 per m², average €4,100 — the gap is explained by the fact that expensive islands pull the average upward.
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Real Estate Sales in Corfu
Discount House has collected Corfu properties from owners and local agencies on the page. The filter searches by price, type, house and plot area, number of bedrooms, distance to the sea, part of the island, and year built. Lots that pass the residency threshold, plots with confirmed building rights, and properties with an active short-term rental number are marked separately. Leave a request — the manager will send the cadastre extract, the building permit, and a cost calculation for the specific property.
Residency: The Threshold on the Island Is Higher Than They Write
The main misconception of this market. The figure "residency for €250,000," which catalogs repeat, refers to the rules before the 2024 reform. Now the investment threshold in housing is divided by zone: €800,000 — Attica, Thessaloniki, Mykonos, Santorini, and islands with a population over 3,100; €400,000 — the rest of Greece; the former threshold remains only for converting commercial premises into residential use and for restoring a listed building. Corfu, by population, falls into the upper zone. Additionally, the property must be a single whole lot with an area of at least 120 m².
What this means in practice. We ran both catalogs through both conditions: of 31 lots with a stated price and area, 17 qualify for the visa, and this list starts not at two hundred thousand but at €850,000. An illustrative example — a 133 m² villa for €770,000: by area it qualifies, by price it falls short, and it will not grant a visa. The reverse mistake also occurs: a large lot below the threshold looks advantageous but is useless for residency. If status is the goal of the purchase, filter immediately by both conditions, and before the deposit obtain written confirmation of the zone from a Greek lawyer: the thresholds are tied to a list of territories, and the list is updated.
What You Pay For in Each Type of Housing
Houses and cottages are the most even segment: the meter diverges by only 1.7 times, with a median value of €2,591, and the price is set by floor area, not by address. This is a purchase-for-life market. Villas behave differently: there the meter diverges sixfold at a median of €4,765, and the difference is created by three things — distance to the water, the view, and the pool. Therefore, in villas it is pointless to look at the lot price: two houses of the same area on one island differ threefold. There are few apartments on the island: one aggregator has seven out of 104 lots, and they are concentrated in the town. The meter for an apartment is higher than for a house: you pay for urban housing with year-round demand, not with floor area.
Land: You Pay for the Right to Build
The meter of land on the island diverges tenfold, and the pattern is the reverse of what is expected: the larger the plot, the cheaper the meter. The reason is not a volume discount. Outside settlement boundaries, Greek norms require a minimum plot area to obtain a permit — usually 4,000 m², and a smaller holding there simply cannot be built on. Inside settlement boundaries the threshold is lower, so small plots cost a lot per meter. Hence the practical conclusion: a 4,100 m² plot at €14.6 per meter may turn out to be the only buildable one of the two, while a 252 m² holding at €155 is the most expensive and useless. Before the deposit, three papers are requested: a certificate of the plot's suitability for construction, a topographic survey tied to the settlement boundaries, and an extract on the forest or archaeological status of the territory.
Transaction and Documents
A foreigner buys in Corfu on general grounds; citizenship and status are not required. The procedure: selecting a property, legal review by a lawyer for encumbrances and debts, a Greek tax number, an account at a Greek bank with confirmation of the origin of funds, a preliminary contract with a deposit, the main contract at the notary, and registration in the cadastre. Beyond the price, count the transfer tax of 3% of the appraised value and the municipal surcharge on it, the notary, the lawyer, registration, and the agency commission. Registration is to an individual, to several co-owners, or to a Greek company — the last is chosen when the property is intended for rental or is bought in shares.
Taxes, Rental, Pitfalls
Ownership: the annual property tax is assessed on the cadastral value and zone, plus municipal fees in the electricity bill. Rental income is taxed on a progressive scale, and the rates in 2026 are being revised — verify the figure with an accountant before the deal, not from articles. For short-term rental, the property must be entered in the registry and obtain a registration number, which is stated in every listing; renting without a number risks a fine.
Briefly on the risks. Seasonality: outside the town, the island lives in summer, so annual yield is calculated by months of actual occupancy, not by twelve. Unauthorized construction: extensions and terraces not included in the permit are legalized for separate money, and this comes to light only in the survey. Inheritance shares: old village houses often belong to several relatives, and the deal will not close without each one's consent. Maintaining a house with a pool and a plot requires a manager — on the island this is a separate expense line in the off-season.