House 65 m² in Ormos Panagias, Sithonia, Halkidiki — €800,000
A detached house with a total area of 66 m² is for sale on a 1,100 m² plot, located right by the sea — just 3 meters from the water. The windows offer sea views. Year of construction — 1990. Energy efficiency class — Γ. The grounds feature a full summer kitchen with a barbecue, a separate outdoor toilet, and self‑sufficiency systems: fireplace heating, a solar water heater, photovoltaic lighting, and a private well. Price — €800,000.
Location
Ormos Panagias is a picturesque coastal village on the eastern coast of the Sithonia peninsula, located deep in a bay at the foot of Mount Athos. It is one of the few settlements on Sithonia that has preserved its authentic character while also having developed infrastructure: tavernas, shops, and a pier for fishing boats. The house is 10 meters from the sea, providing direct access to the water without the need to cross a road.
About the property
A house built in 1990, total area 66 m². Plot of 1,100 m². The layout includes two bedrooms and two bathrooms. The property is equipped with self‑sufficiency systems: fireplace heating, a solar water heater, photovoltaic lighting, and a private well. On the plot — a full summer kitchen with a barbecue and a separate outdoor toilet.
In the complex
Information about the complex is not provided in the source.
Price and costs
- Price — €800,000.
- Price per square meter — €12,121.
- Year of construction — 1990.
When purchasing property in Greece, the buyer pays a property transfer tax of 3.09% of the value. Notary and registration fees are approximately 1–2% of the value.
The final transaction amount, including all fees, is calculated individually and provided before the contract is signed.
Annual expenses: property tax ENFIA. In 2026, for primary residences in settlements with a population of up to 1,500 inhabitants (excluding Attica), a 50% reduction applies, provided that the property value does not exceed €400,000. The property value (€800,000) exceeds this threshold, so the exemption does not apply. The municipal tax TAP is also payable. From 2027, for properties meeting the conditions, ENFIA will be completely abolished, but this property does not fall under the exception.
Purchase procedure and transaction format
Form of ownership — full ownership (freehold). Foreigners may purchase property in Greece. Transaction steps: property selection, legal due diligence, signing of a preliminary contract, notarial closing, and registration in the cadastre. Online viewings and remote purchase by power of attorney are available. Languages of support — Greek, English.
If you are considering it as an investment
Ormos Panagias is a sought‑after destination for summer rentals thanks to its authentic atmosphere and proximity to the sea. However, since 2026, Greece has strict short‑term rental rules: renting through platforms (Airbnb, Booking) requires registration in the AADE register and obtaining an AMA number, with fines starting at €20,000 for violations. For properties acquired under the Golden Visa program, short‑term rental is completely prohibited. Rental income is subject to progressive tax. No data on projected yields or a management company is provided in the source.
The seller may classify the property under the Greece Golden Visa program. In 2026, for standard regions including Halkidiki, the minimum investment threshold is €400,000. The property price (€800,000) exceeds the threshold. However, for properties acquired under the program, short‑term rental is prohibited — only long‑term rental is permitted. Owning property does not in itself grant the right to long‑term residence.
Suitable for
- Those looking for a house on the beachfront with direct access to the water.
- Buyers who value autonomy and self‑sufficiency systems (well, solar power).
- Investors considering acquisition for long‑term rental or personal use.
May not be suitable for
- If you need modern property — the house was built in 1990.
- If you plan short‑term rentals for Golden Visa properties — there is a ban.
- If your budget does not account for the annual ENFIA tax on a property valued at €800,000.
- If you need a house with a pool or large bedrooms — the area is 66 m² with two bedrooms.
- If you prefer a lively resort — Ormos Panagias is a quiet place.
What to know before the transaction
The house was built in 1990, class Γ — it is worth checking the condition of the systems and roofing during viewing. A location 3 meters from the sea means increased humidity and the need for regular maintenance of the facade and structures. The self‑sufficiency systems require servicing. During the season, Ormos Panagias is in demand but remains a peaceful place. If you are considering the property for the Golden Visa program, take into account the ban on short‑term rentals.
How to view and purchase
Let us know when you plan to visit and what your budget is. A Discount House manager will confirm whether the property is available, send a full cost breakdown for the transaction, and suggest alternatives in the same area. Viewings in person or via video. Response within 30 minutes.