How Brixfox Computes Its Greece Numbers

The catalogue: xe.gr homes on eleven islands, plus the agencies' own sites, in euros

The Greek catalogue is villas and apartments advertised on xe.gr — Greece's largest property portal — across the eleven islands we hold Airbnb calendar data for: Crete, Santorini, Mykonos, Paros, Naxos, Rhodes, Corfu, Zakynthos, Kefalonia, Lefkada and Skiathos. xe.gr is crawled nightly: new listings and price moves from the freshest result pages, a weekly full crawl, and a nightly re-read of the longest-unseen listings on their own pages, so a home xe.gr has taken down is retired rather than left for sale here. Since September 2026 the catalogue also carries the for-sale books of agencies selling to international buyers that do not advertise on xe.gr — on Crete, Corfu and Kefalonia so far — read nightly from the agency's own site, with every such listing linking to the agency's own page and pinned where the agency pins it, or, where the agency prints no map pin, on the centre of the village it names. The same home advertised by several agencies, or on xe.gr and on the agency's own site, is collapsed to one card. Whole buildings, hotels, guest houses and rooms-to-let, plots, homes under fifty square metres, homes without a bedroom count, a real photograph, a price or an area name do not enter the browsable set.

Prices are euro asking prices and stay in euros: every yield on the page is a euro figure over a euro cost, and the currency switch converts for display only. These are asking prices, not closed sales, so treat a median as the top of the negotiating range. A delisting date is the day we detected a listing's removal, not the day it sold.

xe.gr names the advertiser on very few island listings, so most cards credit an unnamed listing agent and the outbound link goes to the advertisement itself — the one door to the seller. Where the agency publishes its own page for the home, that link is used instead.

Off-plan and under construction: the agency's words decide

A home whose title or description says it is off-plan, under construction, semi-finished or at the shell stage — in Greek or in English — is flagged off-plan, and the flag is never cleared by silence: the absence of the words is not evidence of completion. An off-plan home keeps its projection (the finished home is what the comps describe) but wears the label on its card, takes a 15% penalty to its BrixfoxScore, and can be hidden with one toggle on the listings page. Roughly one browsable Greek home in six carried the flag when this page was written.

Expected ADR and occupancy: comps by distance, from live calendars

The nightly rate and occupancy we project for a home come from the Airbnb listings we track around its coordinates — selected by real distance within an adaptive radius, never by island or village name, and matched on bedroom count. Occupancy is derived from real availability calendars, tracked daily and diffed to detect bookings. Two corrections turn what we observe now into an annual figure. The occupancy we measure is a two-month window, and the Greek islands are the most seasonal market we cover — an August reading is roughly 1.4 times the year's average — so the window is divided by a measured monthly index before it is annualised, rather than multiplied by 365 as if every month looked like August. A further ceiling per island group then caps what remains plausible over a year: 70% on Crete and in the Dodecanese, whose seasons run long; 62% in the Cyclades and the Ionian, which peak hard in July and August; 55% in the Sporades, the shortest season. Nightly rates are the hosts' asking rates: Airbnb's calendar does not reliably return the price a night actually booked at, so the comp rate is discounted towards a booked rate with a factor measured monthly against a third-party benchmark, and we say so wherever a rate appears.

Only the Airbnb regions that belong to these islands are read. DNA's Greek data also carries a stray Sicily and a stray Central Dubai under the Greek tag, and neither enters a Greek figure — the region allowlist is what keeps another country's performance off a Santorini page.

Greek calendars have been observed since April 2026 at the earliest, so the 2026 summer is the only high season on record and no winter has been measured yet; every market page prints the window its figures cover. The number of comparable listings and the comp engine's own confidence are printed on each home's page beside the estimate. Where a home has been photo-matched to its own live Airbnb listing, that listing's observed performance is shown alongside the projection.

Net yield: fully managed, after Greek rental income tax, on the all-in cost

The headline number is the after-tax net yield of a fully managed short-term rental — projected income less management at 20%, channel fees, cleaning and consumables net of what guests pay, utilities, ENFIA and the municipal charge, maintenance, insurance, an apartment's building charges and the accountant a managed let needs — divided by the all-ininvestment: the asking price plus the 3.09% property-transfer tax on a resale home, notary and Land Registry fees, a lawyer, the buyer's agent, and furnishing with short-term-rental launch costs. Never the sticker price alone. The stored breakdown is printed line by line on every home's page as “True Investment Cost”, and the yield you see is the stored figure that was computed on that exact cost, not one recomputed on the page.

Income tax is the Greek rental schedule, which applies to non-residents on Greek-source rental income with no tax-free allowance: 15% of net profit up to €12,000, 35% to €35,000 and 45% above. That is the single-property, individual-owner case. Three or more short-term units, or hotel-style services, move the income into business treatment with VAT — a different model, flagged on every page rather than computed. New-build VAT at 24% is suspended through the end of 2026 and does not apply to the resale stock we track.

Everything is stated before home-country personal tax and before financing. The market-level figure on the Greece hub and the intelligence page is the median of the homes at or above the p90 BrixfoxScore cut, with the whole-market median printed beneath it; both come from one computation over the browsable catalogue, so the hub and the intelligence page state the same number.

Ownership: freehold

Greek homes are bought freehold — full ownership of land and building — so there is no lease term to discount, no years-remaining figure to score, and no tenure choice to make. The compare table hides the lease-years row on this market for that reason. What the buyer does carry is the acquisition stack above, and the transfer tax is national and flat, so unlike Spain the island a home sits on changes its occupancy ceiling, not its tax.

Registration: the ΑΜΑ, disclosed by the listing, never asserted by us

Every Greek short-term rental must be registered in the AADE Short-Term-Stay Property Registry and display its registry number — the ΑΜΑ — on every platform listing. Registration is filed per property, online, under the registrant's own Greek tax number (ΑΦΜ). Since 1 January 2025 new registrations are refused in the saturated central-Athens districts, a freeze other municipalities may adopt; the islands were open when this page was written.

There is no public register we can resolve a number against, so a Greek home's registration position is whatever its own advertisement discloses, labelled as exactly that: a printed ΑΜΑ reads “ΑΜΑ disclosed”; a claim of a registration with no number reads “registration claimed”; a stated restriction on short-term letting is shown as a warning; and a listing that says nothing — the overwhelming majority of Greek for-sale advertisements — is shown as nothing stated, an open question for the agency rather than a red flag. The general note on Greek short-let rules that accompanies every listing is market context, not a finding about the home.

None of this states that a home holds a registration, and no page on this site does. An ΑΜΑ is issued to the person who registers the property under their own ΑΦΜ and does not transfer with the sale: the buyer registers afresh, and a Greek accountant should confirm the municipality still accepts new registrations before any short-term-rental income is underwritten. That line is printed under every registration position, including the strongest.

Location precision, stated honestly

xe.gr publishes a coordinate for almost every island listing and fuzzes it by roughly two hundred metres, so a Greek home's pin is approximate by construction and its page says so. Comps are selected by distance from that pin within a radius several times wider than the fuzz, so the comp set is the right neighbourhood; the pin is not the right doorstep. Where a listing carries no coordinate at all it is placed on its area's centre and the page labels the estimate an area estimate.

When we show no number

A projection with too little behind it is worse than none. A home the comp engine flags as low-confidence — too few comparable listings around it, or comps that disagree too widely — is not shown in the browsable catalogue at all: on the Greek islands that is a large share of the raw crawl, and we would rather show fewer homes than a confident number nobody measured. Where the implied gross yield on the asking price is above 30% — the point at which the likelier explanation is a mis-read price rather than an exceptional home — the financial figures are withheld and the listing is marked under review; a home whose yield is withheld publishes no revenue figure either and cannot wear an A or A+ badge on its other pillars. And a home whose asking price has moved since its last estimate is re-priced before it is shown again, not served on the old denominator.