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Home for sale, Detached House 163 sq.m., Pigianos Kampos
Home for sale, Detached House 163 sq.m., Pigianos Kampos — image 2Home for sale, Detached House 163 sq.m., Pigianos Kampos — image 3Home for sale, Detached House 163 sq.m., Pigianos Kampos — image 4Home for sale, Detached House 163 sq.m., Pigianos Kampos — image 5
Grade A+villa

Home for sale, Detached House 163 sq.m., Pigianos Kampos

Rethymno · Pigianos Kampos · Crete

€640,000

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.

5.1%

Net Yield (after tax, all-in)

5.1%

Managed ROI (after tax)

13.4%

Gross Yield

61%

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: €97,862/yr
Average Daily Rate: €472
Net Yield (after tax): 5.1%
Payback Period: 19.5 years
5-yr Capital Value: €741,935
10-yr Capital Value: €860,106
Brixfox Score: 95.2 / 100
Comparable Properties: 10
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€727,734

+13.7% over asking

Asking price€640,000
agent€15,872
legal€9,523
furnishing€30,000
transfer tax€19,776
notary registry€12,563
All-in investment€727,734

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: 3
Bathrooms: 2
Building: 163 m²
Land: 480 m²
Energy Certificate: Η

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
18.39
Visual Appeal
10
Ownership Security
13
Location
9.6
Land & Space
11.61
Rental Demand
6.13
Payback Speed
4
STR Suitability
2

Description

Σε έναν ήσυχο οικισμό του Πηγιανού Κάμπου Ρεθύμνου, μόλις 1 χλμ. από τη θάλασσα και 7 χλμ. από την πόλη του Ρεθύμνου, διατίθεται προς πώληση μία εξαιρετικά προσεγμένη ανεξάρτητη κατοικία 163 τ.μ., σε οικόπεδο 480 τ.μ., που συνδυάζει άνεση, ιδιωτικότητα και επενδυτική προοπτική. Το ακίνητο βρίσκεται στον οικισμό Παπίδα, διατηρείται με ιδιαίτερη φροντίδα κάθε χρόνο και λειτουργεί ήδη με επιτυχία ως τουριστικό κατάλυμα, προσφέροντας αποδεδειγμένες αποδόσεις. Αποτελείται από δύο πλήρως ανεξάρτητα δ

Location

📍 35.3727°, 24.5606°

Rethymno, Crete, Greece

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

Home for sale, Detached House 163 sq.m., Pigianos Kampos

Rethymno · Crete · Ref BF-188 Source verified · xe.gr · listed 22 Jun 2026
Asking price · Freehold
$695,652
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
163 m²
Land
480 m²
True net yield
7.9%
≈ $7,056/mo net after costs & tax
5-yr total return (net + appreciation)
14.3% / 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

Rethymno

Crete, 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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$513/night
50% ($257)Brixfox estimate($513/night)200% ($1,026)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Indicative
Yearly income
$69,142
Likely range $41,485 – $96,798
Airbnb data$513/night · 61% occupancy
Rental income
$513/night · 61% occ.
$106,372
Running costs (20%)
Utilities, cleaning, maintenance
-$21,274
Income tax (10%)
Indonesian rental income tax
-$15,956
Net income
9.9% ROI
$69,142

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Rethymno.

$5.9M$4.4M$2.9M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $640K
Capital appreciation
Property value growing at +4%/yr based on Rethymno 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 9: 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
$779K
+22%
Rental Income
+$338K
Total Position
$1.1M
+74%
11.8%/yr
Year 10
Capital Value
$947K
+48%
Rental Income
+$729K
Total Position
$1.7M
+162%
10.1%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.7M
Total Position
$3.1M
+386%
8.2%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$3.0M
Total Position
$5.1M
+697%
7.2%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.9% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$472 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Good
480 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.9% — outperforms most villas in this market
Premium nightly rate of $472 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

41% occ.
7.2%
$4,193/mo
51% occ.
9.0%
$5,208/mo
61% occ.
10.7%
$6,223/mo
current
71% occ.
12.5%
$7,237/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.