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Home for sale, Detached House 170 sq.m., Kalafati
Home for sale, Detached House 170 sq.m., Kalafati — image 2Home for sale, Detached House 170 sq.m., Kalafati — image 3Home for sale, Detached House 170 sq.m., Kalafati — image 4Home for sale, Detached House 170 sq.m., Kalafati — image 5
Grade A+villa

Home for sale, Detached House 170 sq.m., Kalafati

Mykonos · Kalafati · Mykonos

€1.4M

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.

5.0%

Net Yield (after tax, all-in)

5.0%

Managed ROI (after tax)

13.6%

Gross Yield

44%

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: €203,284/yr
Average Daily Rate: €1375
Net Yield (after tax): 5.0%
Payback Period: 19.9 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.8M
Brixfox Score: 95.2 / 100
Comparable Properties: 24
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€1.5M

+10.5% over asking

Asking price€1.4M
agent€33,480
legal€9,920
furnishing€30,000
transfer tax€41,715
notary registry€26,501
All-in investment€1.5M

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: 5
Bathrooms: 3
Building: 170 m²
Land: 1700 m²
Year Built: 2025
Energy Certificate: Β

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
18.09
Visual Appeal
10
Ownership Security
13
Location
11.4
Land & Space
12
Rental Demand
4.38
Payback Speed
4
STR Suitability
2

Description

ID: 1814995, Βίλα, Καλαφάτης, Ισόγειο, 170 τμ, Σε οικόπεδο: 1700 τμ, 5 Υ/Δ, 3 μπάνιο/α ==​Η βίλα βρίσκεται σε οικόπεδο ​1​.700 τμ,​ πολύ κοντά στον οικισμό της Άνω Μεράς και στις παραλίες Ελιά, Καλό Λιβάδι και Καλαφάτη.​ ​ Η κυρίως κατοικία αναπτύσσεται σε 2 επίπεδα.​ Στο επίπεδο της εισόδου υπάρχει το καθιστικό, ο χώρος της τραπεζαρίας, η κουζίνα, ​2 υπνοδωμάτια​ και​ 1 μπάνιο​.​ Εξωτερικά υπάρχει ​​αίθριος χώρος με πέργκολα και ​η​ πισίνα. Στο ανώτερο επίπεδο υπάρχει ​1 υπνοδωμάτιο με en-su

Location

📍 37.4387°, 25.4160°

Mykonos, Mykonos, Greece

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

Home for sale, Detached House 170 sq.m., Kalafati

Mykonos · Mykonos · Ref BF-1685 Source verified · xe.gr · listed 24 Jun 2026
Asking price · Freehold
$1,467,391
Ownership
Freehold
Bedrooms
5
Bathrooms
3
Built area
170 m²
Land
1700 m²
True net yield
8.4%
≈ $15,166/mo net after costs & tax
5-yr total return (net + appreciation)
14.1% / yr avg
Payback in ~20 yrs from rent
Brixfox Score 95 · 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)
$1,494/night
50% ($747)Brixfox estimate($1,494/night)200% ($2,989)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Indicative
Yearly income
$143,625
Likely range $86,175 – $201,074
Airbnb data$1,494/night · 44% occupancy
Rental income
$1,494/night · 44% occ.
$220,961
Running costs (20%)
Utilities, cleaning, maintenance
-$44,192
Income tax (10%)
Indonesian rental income tax
-$33,144
Net income
9.8% ROI
$143,625

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Mykonos.

$12.3M$9.2M$6.1M$3.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$702K
Total Position
$2.3M
+74%
11.7%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$1.5M
Total Position
$3.5M
+160%
10.0%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$3.6M
Total Position
$6.5M
+382%
8.2%/yr
Year 30
Capital Value
$4.4M
+224%
Rental Income
+$6.3M
Total Position
$10.7M
+690%
7.1%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.8% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$1375 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
1700 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.8% — outperforms most villas in this market
Premium nightly rate of $1375 — positioned in the top tier
Generous 1700 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — 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

30% occ.
7.2%
$8,864/mo
40% occ.
9.7%
$11,818/mo
44% occ.
10.6%
$12,926/mo
current
54% occ.
13.0%
$15,881/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.