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Home for sale, Detached House 300 sq.m., Faros Armenistis
Home for sale, Detached House 300 sq.m., Faros Armenistis — image 2Home for sale, Detached House 300 sq.m., Faros Armenistis — image 3Home for sale, Detached House 300 sq.m., Faros Armenistis — image 4Home for sale, Detached House 300 sq.m., Faros Armenistis — image 5
Grade A+villa

Home for sale, Detached House 300 sq.m., Faros Armenistis

Mykonos · Faros Armenistis · Mykonos

€890,000

Asking Price (EUR)

STR Restriction Warning

Greece requires an AADE short-term-rental registration number (ΑΜΑ/AMA) per property, displayed on the Airbnb/Booking listing. Single-property individual letting is taxed on the rental schedule (15/35/45%); 3+ STR units or hotel-style services trigger business/VAT treatment. New registrations are being restricted in saturated zones (a 1-year freeze hit central Athens in 2025) — most islands remain open, but verify the AMA and any municipal cap.

7.5%

Net Yield (after tax, all-in)

7.5%

Managed ROI (after tax)

19.8%

Gross Yield

51%

Occupancy

Net yield is after Greek rental income tax (modelled on the progressive non-resident schedule) and assumes deductible STR operating expenses — confirm the treatment with a Greek tax adviser. Properties let short-term must hold an AADE Property Registry number (ΑΜΑ).

Projected Gross Revenue: €196,947/yr
Average Daily Rate: €1138
Net Yield (after tax): 7.5%
Payback Period: 13.3 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 99 / 100
Comparable Properties: 29
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

Greek transfer tax + notary + registry + legal + agent + furnishing & STR launch setup.

€996,964

+12.0% over asking

Asking price€890,000
agent€22,072
legal€9,920
furnishing€30,000
transfer tax€27,501
notary registry€17,471
All-in investment€996,964

Estimates use Greece's resale property-transfer-tax schedule plus notary, land-registry and legal fees; furnishing & STR launch covers furniture, appliances, the AADE registration setup and launch photography. Actual notary & legal vary — budget extra for surveyor, due-diligence and bank-mortgage fees if financing. Working capital (2–3 months operating buffer) not included.

Bedrooms: 8
Bathrooms: 8
Building: 300 m²
Land: 2000 m²
Year Built: 2004
Energy Certificate: D

AADE Registration Status Unconfirmed

Short-term-rental registration unconfirmed — verify before purchase. Greek STR requires an AADE Property Registry number (ΑΜΑ); from 2025 new registrations are blocked in the most saturated central-Athens districts and additional municipalities may follow.

Score Breakdown

ROI
24
Visual Appeal
10
Ownership Security
13
Location
11.4
Land & Space
12
Rental Demand
5.12
Payback Speed
5
STR Suitability
2

Description

ID: 1539545, Βίλα, Φάρος Αρμενιστής, Ισόγειο, 300 τμ, Σε οικόπεδο: 2000 τμ, 8 Υ/Δ, 8 μπάνιο/α ==Η βίλα βρίσκεται σε επικλινές οικόπεδο 2.000 τμ και έχει θέα προς τη θάλασσα. Αποτελείται από την κυρίως βίλα και 5 studios. Η κυρίως βίλα αποτελείται από το καθιστικό με το τζάκι, το χώρο της τραπεζαρίας, την κουζίνα, 3 υπνοδωμάτια (τα δύο με en suite μπάνιο) και 1 μπάνιο. Δίπλα στη βίλα υπάρχουν 2 ανεξάρτητα studios. Εξωτερικά η βίλα διαθέτει μεγάλο αίθριο χώρος καθιστικού, τραπεζαρία, BBQ, και τ

Location

📍 37.4829°, 25.3241°

Mykonos, Mykonos, Greece

Listed via xe.gr
8-bedroom freehold villa in Mykonos — photo 1 of 5
xe.gr
8-bedroom freehold villa in Mykonos — photo 2 of 5
8-bedroom freehold villa in Mykonos — photo 3 of 5
8-bedroom freehold villa in Mykonos — photo 4 of 5
8-bedroom freehold villa in Mykonos — photo 5 of 5

Home for sale, Detached House 300 sq.m., Faros Armenistis

Mykonos · Mykonos · Ref BF-1567 Source verified · xe.gr · listed 24 Jun 2026
Asking price · Freehold
$967,391
Ownership
Freehold
Bedrooms
8
Bathrooms
8
Built area
300 m²
Land
2000 m²
True net yield
12.6%
≈ $15,019/mo net after costs & tax
5-yr total return (net + appreciation)
18.7% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 99 · A+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Mykonos

Mykonos, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

STR Restriction Warning

Greece requires an AADE short-term-rental registration number (ΑΜΑ/AMA) per property, displayed on the Airbnb/Booking listing. Single-property individual letting is taxed on the rental schedule (15/35/45%); 3+ STR units or hotel-style services trigger business/VAT treatment. New registrations are being restricted in saturated zones (a 1-year freeze hit central Athens in 2025) — most islands remain open, but verify the AMA and any municipal cap.

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Customize your projections
Nightly Rate (ADR)
$1,237/night
50% ($619)Brixfox estimate($1,237/night)200% ($2,474)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Indicative
Yearly income
$139,147
Likely range $83,488 – $194,807
Airbnb data$1,237/night · 51% occupancy
Rental income
$1,237/night · 51% occ.
$214,073
Running costs (20%)
Utilities, cleaning, maintenance
-$42,815
Income tax (10%)
Indonesian rental income tax
-$32,111
Net income
14.4% ROI
$139,147

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Mykonos.

$10.3M$7.7M$5.2M$2.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $890K
Capital appreciation
Property value growing at +4%/yr based on Mykonos market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$680K
Total Position
$1.8M
+98%
14.6%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$1.5M
Total Position
$2.8M
+213%
12.1%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$3.4M
Total Position
$5.4M
+506%
9.4%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$6.1M
Total Position
$9.0M
+909%
8.0%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.4% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$1138 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
2000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 14.4% — outperforms most villas in this market
Premium nightly rate of $1138 — positioned in the top tier
Generous 2000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

31% occ.
9.5%
$7,631/mo
41% occ.
12.5%
$10,077/mo
51% occ.
15.5%
$12,523/mo
current
61% occ.
18.6%
$14,969/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Greece may impact actual yields.