For sale · Sivota · Thesprotia · Greece
Three hundred square metres across three independent residences on the hillside above Sivota Bay, with a 9 × 4 m pool and a private dock cut into the coastline. One family has held it since 2005. Established rental history, Golden Visa Zone B, twenty-four kilometres from the Igoumenitsa ferries.
01 · Revenue performance
All three residences let together command €1,200 a night on direct bookings. The scenarios are the owner's own, published without adjustment; the yield model further down lets you stress them.
| Scenario | Nights / yr | Rate / night | Annual revenue |
|---|---|---|---|
| Conservative | 60 | €1,200 | €72,000 |
| Moderate | 90 | €1,200 | €108,000 |
| Optimistic | 120 | €1,200 | €144,000 |
| Winter long stay (remote workers, retreats) | 4 months | ~€3,000 / month | €12,000 |
| Events (weddings, retreats) | 5–10 per year | €3,000–5,000 | €15,000–50,000 |
| Seller's stated return on rental income | 4–8% / yr | ||
Seller-published figures reflecting direct-booking rates as marketed on the owner's site. Historical performance does not guarantee future results; outcomes depend on operator, occupancy and market conditions.
Peak nightly rate by residence
Booking.com guest score
02 · The three residences
Each residence has its own entrance, kitchen and bathrooms. Let all three, occupy one and let two, or run the estate as a single sixteen-guest house. The split is what makes the revenue resilient: the upper villas fill on weeks the whole estate would not.
Villa 01
The principal residence. Opens straight onto the pool terrace and the 100 m² courtyard; the wine cellar and fireplace make it the winter house as well as the summer one.
Villa 02
Elevated over the bay with a 32 m² balcony that runs the width of the residence. Every room faces the water.
Villa 03
A mirror of Upper Villa I. Let together, the two upper balconies open into one sixteen-metre terrace above the bay.
Pool
9 × 4 m · counter-current swim, hydromassage, foot spa, active-oxygen system
Dock
~100 m² private timber dock and swim platform, boat mooring
Systems
Central heating · air-conditioning · electric security shutters
Ancillary
Wine cellar · staff quarters · parking for 10 · helipad prepared, not yet operational
03 · Yield model
Seeded with the seller's published figures. Every assumption is on the page and every input moves the waterfall. Drag, or type a number.
Seller's direct-booking rate is €1,200. Verified Sivota villa comparables for July 2027 run €836–1,268 a night for a single 3–4 bedroom villa; this estate sleeps sixteen across three.
Seller scenarios: 60 nights conservative, 90 moderate, 120 optimistic. Winter long-stays and events are excluded here.
Not a seller figure. Set it to your operator's terms. Fixed holding costs (ENFIA + insurance, €2,000) are added separately below.
Financing
Seller reports Greek banks lending to non-residents at 60–70% LTV, around 5–6%, over 15–25 years.
Cost basis
Annual
Before Greek income tax (2026 brackets in the FAQ) and before notary, legal and agency fees. Excludes capital appreciation, winter long-stays and event income. A property held for a Golden Visa may not be short-term let; model that case at 0% occupancy or as a long-term lease.
04 · Comparable listings
Named properties, live platform prices, real review counts. Searched on 2026-09-02 for a seven-night stay from 2027-07-17 to 2027-07-24, six guests, entire villa with private pool and three or more bedrooms. Nightly is the displayed stay total divided by seven. Where a platform showed no score, the cell is blank.
| Property | Beds | Size | 7-night total | Per night | Score | Source |
|---|---|---|---|---|---|---|
| Zavia Resort 0.9 km from Sivota centre | 3 | 168 m² | €8,011 | €1,144 | 9.9/10 (54) | Booking.com → |
| Karvouno Villas 1 km from Sivota centre | 4 | 200 m² | €8,295 | €1,185 | 9.8/10 (4) | Booking.com → |
| Syvana Exquisite Villas 4.3 km from Sivota centre | 3 | 200 m² | €6,992 | €999 | 9.8/10 (11) | Booking.com → |
| Villa Benedetta 1.1 km from Sivota centre | 3 | 216 m² | €8,876 | €1,268 | Booking.com → | |
| Villa Eptanisa Syvota | 3 | €6,690 | €956 | 5.0/5 (20) | Airbnb → | |
| Villa Eco Luxe Syvota | 3 | €5,852 | €836 | 5.0/5 (18) | Airbnb → | |
| Villa Luxe Syvota | 3 | €5,852 | €836 | 4.85/5 (13) | Airbnb → | |
| Villa Sivota (this estate, all three residences) Seller's direct-booking rate · three residences | 5 | 300 m² | €8,400 | €1,200 | 9.1/10 (34) | Booking.com → |
Single-villa range, July 2027
€836 – €1,268
per night · 3–4 bedrooms · 7 verified listings
This estate, all three residences
€1,200
per night · 5 bedrooms · sleeps 16 · seller's published rate
Read-across
The seller's combined rate sits inside the band a single Sivota villa achieves, for roughly twice the capacity. The upper villas alone list at €350 each.
Booking.com totals are the price displayed on the results card for the stay. Airbnb totals are the card "total" and include the guest service fee. Prices are dynamic and will differ on other dates. Villa Benedetta showed no review score on the search date. Source URLs are in the page source.
05 · The location
Sivota is a sheltered natural harbour on the Thesprotia coast, screened by a cluster of wooded islets and facing the Corfu channel. It is a standing stop on the Ionian charter circuit: the published one- and two-week routes out of Corfu run Gouvia to Paxos, Paxos to Sivota, Sivota to Parga or down to Lefkada, and the anchorages around the islets fill from June to September.
The estate sits above that traffic with its own dock. What the islands cannot offer is the logistics: the Igoumenitsa ferry port is twenty-four kilometres by road with daily sailings to Corfu and to Italy, and the Egnatia motorway ends at the same town. No island connection, no seasonal flight dependency.
Sivota's asking prices are the highest in Epirus and the coast is still being built out; a new 46-bed hotel was approved in July 2026. The comparables above show what the villa market clears at. The wider market context follows.
The sailing corridor around the estate
Sivota harbour
≈ 50 berths · yachts to 25 m · 4 m draft
Below the estate. Port authority counts ~300 positions across Sivota, Plataria and Sagiada.
Gouvia Marina, Corfu
1,200 berths · yachts to 70 m
Largest charter base in the Ionian, 18 nm across the channel.
Lefkas Marina
620 berths · yachts to 45 m
Southern end of the corridor; Sivota to Vasiliki is a 28 nm leg.
Cleopatra Marina, Preveza
85 wet · 1,200 dry berths
Largest boatyard in Greece; over-wintering fleet for the Ionian.
Charter season runs late March to November, peak June to September. Sea temperature averages 25 °C in July and 26 °C in August. Berth counts are the operators' own published figures; Sivota harbour figures vary by source and the lower one is shown.
06 · Golden Visa
Under Law 5100/2024 the mainland outside Attica and Thessaloniki qualifies at €400,000, against €800,000 for Athens, Thessaloniki, Mykonos, Santorini and the larger islands. The qualifying property must be a single unit of at least 120 m²; the 150 m² Ground Villa exceeds it. The permit runs five years, renews while the asset is held, and carries no minimum-stay requirement.
Read this before modelling
A Golden Visa property cannot be short-term let.
Since 2024, a property acquired for the visa may not be leased for stays under sixty days. The penalty is a €50,000 fine and loss of the permit. Long-term leases remain allowed. Buyers who want residency and rental income should take structuring advice on how the three residences and the single title interact before they offer. This is a real-estate listing, not immigration advice.
| Programme, 2026 | Minimum | Real estate qualifies? | Presence | Citizenship |
|---|---|---|---|---|
| Greece · Zone B (Sivota)Golden-visa property may not be short-term let | €400,000 | Yes — any residential property ≥ 120 m² | None | Separate naturalisation track |
| Greece · Zone A (Athens, Thessaloniki, Mykonos, Santorini) | €800,000 | Yes — ≥ 120 m² | None | Separate naturalisation track |
| PortugalFund route only | €500,000 | No — real-estate route closed Oct 2023 | 7 days yr 1, then 14 days / 2 yrs | 10 yrs (2026 law) |
| Spain | — | Programme abolished 3 Apr 2025 | — | — |
| Malta (MPRP) | €375,000 + ~€99,000 fees | Yes, plus contribution and admin fee | None | Separate track, no timeline |
| Italy | €250,000–2,000,000 | No — bonds, companies or start-ups only | None | 10 yrs |
| Cyprus (Reg. 6(2)) | €300,000 + VAT | Yes — new-build from a developer only | Visit once per 2 yrs | ~8 yrs |
Portugal closed its real-estate route in October 2023 and now counts citizenship from ten years. Spain repealed its investor visa on 3 April 2025. Malta's figure adds the €37,000 contribution, €60,000 administration fee and €2,000 donation to the €375,000 property minimum. Cyprus requires a new-build purchased from a developer. Programme rules change; verify with counsel before committing.
07 · Gallery
08 · Access
| Destination | Distance · time |
|---|---|
| Sivota harbour and villageOn foot | ≈ 0.4–0.6 km |
| Bella Vraka beachOn foot | 950 m |
| Karvouno · Diapori · Gallikos Molos · Zeri beachesOn foot | 1.0 · 1.2 · 1.6 · 1.8 km |
| Igoumenitsa portRoad | 24 km · ~26 min |
| Corfu TownRoad + ferry | 24 km, then 70–90 min crossing · up to 25 sailings a day in season |
| Corfu Airport (CFU)Road + ferry | 61 km · ~2 h door to door |
| Preveza / Aktion Airport (PVK)Road | 91 km · ~1 h 20 min |
| Ioannina Airport (IOA)Road | 99 km · ~1 h 20 min |
| PargaRoad (coastal) | 27 km · ~27 min |
| LefkadaRoad | 111 km · ~1 h 40 min |
| Italy (Bari · Brindisi · Ancona · Venice)Ferry from Igoumenitsa | 8–24 h · daily sailings |
Road figures from Rome2Rio; crossings from Ferryhopper; beach distances as listed on Booking.com for this property. Thessaloniki is about 3 h 30 min via the Egnatia motorway, which terminates at Igoumenitsa.
09 · Questions
Answers reference the current law where it matters. None of it substitutes for counsel.
No. Since Law 5100/2024, a property acquired for a Golden Visa may not be let on a short-term basis (stays under 60 days). Breach carries a €50,000 fine and revocation of the permit. Long-term letting is permitted. Buyers who want both should discuss structuring with Greek counsel: the estate is a single title, and the ground residence alone exceeds the 120 m² minimum. Treat this page as a real-estate offering, not immigration advice.
Any non-EU national may apply. The permit runs five years, renews for as long as the investment is held, has no minimum-stay requirement, and gives Schengen travel rights. Nationals of certain countries undergo enhanced due diligence. Eligibility is confirmed by your immigration counsel, not by us.
The seller reports ENFIA (the unified property tax) at roughly €500–800 per year on an objective value of about €250,000, property insurance at €800–1,200 per year, and combined utilities under €300 per month. ENFIA is levied per square metre by zone value; a 20% discount applies to insured homes. A supplementary ENFIA charge applies above a value threshold (€400,000–500,000 depending on source) — confirm against the current assessment during due diligence.
Individual rental income is taxed in Greece at 15% up to €12,000, 25% from €12,001 to €24,000, 35% from €24,001 to €36,000 and 45% above that (Law 5246/2025, effective 1 January 2026). Short-term lets require an AADE registration number per unit; from three short-term units onward the activity is treated as a business and attracts 13% VAT. A climate resilience fee of €15 per night (April–October) is collected from guests on detached houses over 80 m². Your home-country treaty position determines what is credited back.
Transfer tax on an existing property is 3.09% of the taxable value. Notary, lawyer, land-registry and agent fees are additional and set at engagement; they are not estimated here.
The seller indicates six to twelve weeks from signed offer to notarial deed: legal due diligence of two to three weeks, Golden Visa pre-approval running in parallel where relevant, then signing.
Yes. Greek and EU companies and foreign holding structures can hold Greek property. Golden Visa eligibility attaches to the natural person who ultimately owns or controls the acquiring entity, subject to counsel review.
The seller reports Greek banks lending to non-residents at 60–70% loan-to-value on prime property, at roughly 5–6% over 15–25 years. The calculator above lets you model any split. Introductions to lenders are available on request.
The seller states the estate is registered at the Hellenic Cadastre (Ktimatologio) with no encumbrances, and that title documents, building permits and cadastral certificates are included in the dossier.
Yes. It is offered fully furnished and equipped for immediate rental operation or private use, with an inventory list in the dossier.
Site visits are by appointment. Fly to Corfu and cross from Igoumenitsa, or drive from Ioannina or Preveza airports in about eighty minutes.
10 · Guest reviews
“The Villa was perfect, comfortable, spacious, clean, peaceful and contains everything you need away from home and I genuinely believe has the best view of the area. The villa has private access to the sea from a deck.”
“The view was the most beautiful I have ever seen – calm and breathtaking. The room was spotless, well-arranged, and had everything I needed for a comfortable stay.”
“Access to the private beach but also the nearby beach in walking distance (5 min), sunrise and sunsets are perfect and relaxing. The hosts are wonderful, you feel like home.”
“Such amazing views! Beautiful pool and so much outside space. Very friendly, helpful staff who couldn't do enough for us.”
“The apartment was spacious with breathtaking views, and the host was truly great throughout. Being only a 7–10 minute walk from the centre made everything so convenient.”
“The view, the apartment, the private beach — everything and everyone was amazing. We had probably the best vacation.”
Excerpted from the public listing; the full review history is on Booking.com and available on request.
11 · Private enquiry
Title documents, permits, cadastral certificates, furniture inventory, the full rental history and a legal checklist. Sent within one business day. Include your adviser's details if you would like us to coordinate with them directly.
Site visits
By appointment. Corfu by ferry, or Ioannina and Preveza airports by road in about eighty minutes.
