For sale · Sivota · Thesprotia · Greece
300 m² in three independent residences above Sivota Bay. 9 × 4 m pool, private dock. One family since 2005. Established rental history. Golden Visa Zone B. 24 km to the Igoumenitsa ferries.
01 · Revenue performance
Seller-published figures, unadjusted. €1,200 a night direct, all three residences together.
| 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 direct-booking figures. Past performance is not a guarantee.
Peak nightly rate by residence
Booking.com guest score
02 · The three residences
Own entrance, kitchen and bathrooms in each. Let three, occupy one, or run one sixteen-guest house.
Villa 01
The principal residence, opening onto the pool terrace and courtyard. Wine cellar and fireplace for winter.
Villa 02
32 m² balcony over the bay. Every room faces the water.
Villa 03
Mirror of Upper Villa I. Together the balconies form one sixteen-metre terrace.
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 figures. Every input moves the result.
Seller's rate. Verified single-villa comparables in Sivota, July 2027: €836–1,268 a night. This estate sleeps sixteen.
Seller scenarios: 60 / 90 / 120 nights. Winter stays and events excluded.
Not a seller figure. ENFIA and insurance (€2,000) are added separately.
Financing
Seller reports non-resident lending at 60–70% LTV, 5–6%, 15–25 years.
Net yield on all-in cost
4.1%
Gross on asking price 6.2%, against a Greek residential average of 4.4% gross (Global Property Guide, May 2026, long-let apartments, six cities).
Annual
Cost basis
Before Greek income tax and before notary, legal and agency fees. Excludes appreciation, winter stays and events. A Golden Visa property may not be short-term let.
04 · Comparable listings
Named properties, live prices, real review counts. Searched 2026-09-02 for 2027-07-17 to 2027-07-24, six guests, entire villa, private pool, three or more bedrooms. Nightly is the stay total divided by seven.
| 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 combined rate sits inside the single-villa band, for twice the capacity. Upper villas list at €350 each.
Booking.com totals as shown on the results card; Airbnb totals include the service fee. Prices are dynamic. Villa Benedetta showed no score. Source URLs in the page source.
05 · The location
A sheltered natural harbour behind wooded islets, facing the Corfu channel. A standing stop on the Ionian charter circuit: Gouvia to Paxos, Paxos to Sivota, Sivota to Parga or Lefkada.
The estate sits above that traffic with its own dock. Igoumenitsa, 24 km by road: daily ferries to Corfu and Italy, and the end of the Egnatia motorway. No island logistics.
Sivota asking prices are the highest in Epirus. A 46-bed hotel was approved in July 2026.
The sailing corridor around the estate
Sivota harbour
≈ 50 berths · yachts to 25 m · 4 m draft
Below the estate. ~300 port-authority positions across Sivota, Plataria, 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 late March to November, peak June to September. Sea 25 °C in July, 26 °C in August. Berth counts are operators' figures; the lower Sivota figure is shown.
06 · Golden Visa
Law 5100/2024: €400,000 on the mainland outside Attica and Thessaloniki, €800,000 in Athens, Thessaloniki, Mykonos, Santorini and the larger islands. Single unit of at least 120 m²; the 150 m² Ground Villa qualifies.
Read this before modelling
A Golden Visa property cannot be short-term let.
Stays under sixty days are barred on a visa property since 2024: €50,000 fine and loss of the permit. Long-term leases are allowed. Residency plus rental income needs structuring advice on the single title. 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 |
Malta's figure adds the €37,000 contribution, €60,000 administration fee and €2,000 donation. Rules change; verify with counsel.
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 |
Rome2Rio road times, Ferryhopper crossings, Booking.com beach distances. Thessaloniki ≈ 3 h 30 min via the Egnatia motorway.
09 · Questions
Current law where it matters. Not a substitute for counsel.
Any non-EU national. Five-year permit, renewable while the investment is held, no minimum stay, Schengen travel. Some nationalities face enhanced due diligence. Eligibility is confirmed by your immigration counsel.
Seller reports ENFIA (unified property tax) at €500–800 a year on an objective value of about €250,000, insurance €800–1,200, utilities under €300 a month. ENFIA is levied per m² by zone value, with a 20% discount for insured homes; a supplementary charge applies above €400,000–500,000 depending on source. Confirm in due diligence.
15% to €12,000, 25% to €24,000, 35% to €36,000, 45% above (Law 5246/2025, from 1 January 2026). Each short-term unit needs an AADE registration number; three or more units count as a business and attract 13% VAT. Guests pay a €15 climate fee per night, April–October, on detached houses over 80 m². Treaty relief depends on your home country.
Transfer tax 3.09% of taxable value. Notary, lawyer, land-registry and agent fees are additional and not estimated here.
Seller indicates six to twelve weeks from signed offer to deed: two to three weeks of legal due diligence, Golden Visa pre-approval in parallel, then signing.
Yes. Greek, EU and foreign holding structures can hold Greek property. Golden Visa eligibility attaches to the natural person who ultimately controls the entity, subject to counsel review.
Seller reports 60–70% loan-to-value for non-residents at roughly 5–6% over 15–25 years. Model any split in the calculator. Lender introductions on request.
Seller states the estate is registered at the Hellenic Cadastre (Ktimatologio) with no encumbrances; title, permits and cadastral certificates are in the dossier.
Yes, fully furnished and equipped, with an inventory list in the dossier.
By appointment. Fly to Corfu and cross from Igoumenitsa, or drive from Ioannina or Preveza 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.”
Excerpts from the public listing. Full history on Booking.com.
11 · Private enquiry
Title, permits, cadastral certificates, inventory, full rental history, legal checklist. Within one business day.
Site visits
By appointment. Corfu by ferry, or Ioannina and Preveza by road in about eighty minutes.
