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Home for sale, Detached House 645 sq.m., Faros Armenistis
Home for sale, Detached House 645 sq.m., Faros Armenistis — image 2Home for sale, Detached House 645 sq.m., Faros Armenistis — image 3Home for sale, Detached House 645 sq.m., Faros Armenistis — image 4Home for sale, Detached House 645 sq.m., Faros Armenistis — image 5
Grade A+villa

Home for sale, Detached House 645 sq.m., Faros Armenistis

Mykonos · Faros Armenistis · Mykonos

€1.6M

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.

4.9%

Net Yield (after tax, all-in)

4.9%

Managed ROI (after tax)

13.3%

Gross Yield

52%

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: €234,090/yr
Average Daily Rate: €1339
Net Yield (after tax): 4.9%
Payback Period: 20.5 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.2M
Brixfox Score: 94.8 / 100
Comparable Properties: 26
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€1.8M

+10.0% over asking

Asking price€1.6M
agent€39,680
legal€9,920
furnishing€30,000
transfer tax€49,440
notary registry€31,408
All-in investment€1.8M

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: 10
Bathrooms: 10
Building: 645 m²
Land: 4450 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
17.61
Visual Appeal
10
Ownership Security
13
Location
11.4
Land & Space
12
Rental Demand
5.17
Payback Speed
3
STR Suitability
2

Description

ID: 1756279, Βίλα, Φάρος Αρμενιστής, Ισόγειο, 645 τμ, Σε οικόπεδο: 4450 τμ, 10 Υ/Δ, 10 μπάνιο/α, 1 WC ==Η βίλλα έχει θέα προς τη θάλασσα και το ηλιοβασίλεμα. Αποτελείται από 3 ανεξάρτητες κατοικίες. Η κυρίως κατοικία αποτελείται από το σαλόνι, την κουζίνα, ένα WC και 4 υπνοδωμάτια με en-suite μπάνιο. Εξωτερικά υπάρχει ο αίθριος χώρος καθιστικού με πέργκολα, το BBQ και η πισίνα. Οι άλλες 2 κατοικίες βρίσκονται στο κατώτερο επίπεδο και αποτελούνται, κάθε μία, από το καθιστικό με την κουζίνα, 3

Location

📍 37.4839°, 25.3169°

Mykonos, Mykonos, Greece

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

Home for sale, Detached House 645 sq.m., Faros Armenistis

Mykonos · Mykonos · Ref BF-323 Source verified · xe.gr · listed 22 Jun 2026
Asking price · Freehold
$1,739,130
Ownership
Freehold
Bedrooms
10
Bathrooms
10
Built area
645 m²
Land
4450 m²
True net yield
8.3%
≈ $17,502/mo net after costs & tax
5-yr total return (net + appreciation)
13.8% / yr avg
Payback in ~21 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)
$1,455/night
50% ($728)Brixfox estimate($1,455/night)200% ($2,910)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$165,390
Likely range $99,234 – $231,546
Airbnb data$1,455/night · 52% occupancy
Rental income
$1,455/night · 52% occ.
$254,446
Running costs (20%)
Utilities, cleaning, maintenance
-$50,889
Income tax (10%)
Indonesian rental income tax
-$38,167
Net income
9.5% ROI
$165,390

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Mykonos.

$14.3M$10.7M$7.1M$3.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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
$1.9M
+22%
Rental Income
+$808K
Total Position
$2.8M
+72%
11.5%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$1.7M
Total Position
$4.1M
+157%
9.9%/yr
Year 20
Capital Value
$3.5M
+119%
Rental Income
+$4.1M
Total Position
$7.6M
+375%
8.1%/yr
Year 30
Capital Value
$5.2M
+224%
Rental Income
+$7.2M
Total Position
$12.4M
+677%
7.1%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.5% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$1339 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
4450 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.5% — outperforms most villas in this market
Premium nightly rate of $1339 — positioned in the top tier
Generous 4450 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — 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

32% occ.
6.3%
$9,131/mo
42% occ.
8.3%
$12,008/mo
52% occ.
10.3%
$14,885/mo
current
62% occ.
12.3%
$17,762/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.