Aegina property is in the €800,000 Golden Visa tier because the island is in the Attica Region; with 12,911 residents at the 2021 census, it also exceeds the 3,100-resident threshold for islands. This guide covers the main areas, prices, the island’s protection rules, access, rentals and the costs of buying.
Last checked: October 2026
At a glance
- Population: 12,911 residents in the Municipality of Aegina in 2021, against 13,056 in 2011, ELSTAT reports.
- Golden Visa: €800,000 for a single home of at least 120 m², because Aegina is in the Attica Region; €250,000 for a conversion or a listed building.
- Prices: Argosaronikos islands averaged €2,214/m² in asking prices in Q3 2025, up 10.0% in a year, Spitogatos data show.
- Protection: the whole municipality is declared an archaeological site, and Aegina Town is a traditional settlement.
- Cadastre: title is registered at the Piraeus and Islands Cadastral Office, which took over from the old Aegina land registry.
Where to buy Aegina property: the main areas
The Municipality of Aegina has five municipal communities: Aegina, Vathy, Kypseli, Mesagros and Perdika.
Aegina Town
Aegina Town, on the north-west coast, is the port and the centre of year-round life. It is a designated traditional settlement, so building and facade rules are stricter than elsewhere. Kolona hill, next to the ancient harbour, holds the remains of the Temple of Apollo, of which one column still stands.
Perdika and the south-west
Perdika is a village in the south-west of the island. The Amygdala settlement, in the Perdika community, has special building terms under a 1995 presidential decree.
Agia Marina and the east
Agia Marina lies below the Temple of Aphaia, a Doric temple built around 500 BC, about 15 km from Aegina Town. The Temple of Aphaia is a declared archaeological site.
The inland villages and the north
Mesagros and Kypseli are inland communities. The north-west lowland is pistachio country: Aegina pistachio is a protected designation of origin, grown on about 9,820 stremmata (about 982 hectares) with about 240,000 trees, a Ministry of Culture record states.
Aegina property prices
Spitogatos does not publish an asking price for Aegina alone. Its property index groups the island with the other Argosaronikos islands.
| Area, Q3 2025 | Asking sale price (€/m²) | Annual change | Asking rent (€/m² a month) | Annual change |
|---|---|---|---|---|
| Argosaronikos islands | 2,214 | +10.0% | 8.11 | +4.0% |
| Rest of Attica | 2,053 | +8.1% | 9.55 | +6.1% |
Q3 2025 is the latest period shown on the Spitogatos index page. For a more recent direction, Spitogatos reported that asking prices in Attica rose 5.3% a year in Q2 2026, and the Bank of Greece reported that apartment prices across Greece rose 5.5% a year in the same quarter. Neither gives a figure for Aegina.
Asking prices are not sale prices. Final prices depend on the view, the plot, the permit history and the condition of the house.
Golden Visa on Aegina
The Golden Visa minimum on Aegina is €800,000. Under Law 5038/2023, as amended by Law 5100/2024, the whole Attica Region is in the higher tier, and Aegina is part of the Islands regional unit of Attica.
- The investment must go into one property. A built home must have at least 120 m² of main areas.
- The €250,000 routes apply to a building converted to residential use, or to a listed building that is restored.
- A Golden Visa property cannot be let short term under the sharing economy rules, the Ministry of Migration circular states.
Aegina is not listed as a border area under Law 1892/1990, so buyers from outside the EU and EFTA do not need the prior permit required on islands such as Thira and Skyros. Full rules are on our Golden Visa hub.
Archaeology and building rules
Several layers of protection apply on Aegina. The Ministry of Environment lists them on the page for the island’s new local urban plan, which is still being prepared.
- Archaeological site. The whole Municipality of Aegina was declared an archaeological site in 1966.
- Traditional settlements. Aegina Town (1978) and Pachia Rachi (1996) are designated traditional settlements.
- Special decrees. The Amygdala settlement in the Perdika community has special building terms under a 1995 presidential decree, and the island has a General Urban Plan (1994).
- Nature. The Natura 2000 site GR3000020 covers the Saronic Gulf islets and the surrounding sea.
Planning rules now sit in the Spatial Planning–Urban Planning Code (Law 5306/2026). Before a sale, a licensed engineer files the property’s electronic identity (ilektroniki taftotita akinitou), and the deed must refer to it. The engineer confirms that the building has no unauthorised works beyond the permitted limits, or that they fall under the exceptions or have been legalised (Law 5306/2026, article 368).
Title is registered with the Cadastre. The old Aegina land registry office was abolished and its area passed to the Piraeus and Islands Cadastral Office. See our guide to Cadastre checks before buying.
Access, water and year-round life
Aegina is reached by ferry from Piraeus. Crossing times and frequency vary by operator and season.
EYDAP, the Athens water company, supplies treated water to Aegina, but it does not run the island’s local network, its 2021 sustainability report states.
Aegina has a public health centre, which the 2nd Health Region lists in its telemedicine programme.
Renting out a home on Aegina
A home on Aegina can be let short term if it is registered with AADE. The freeze on new registrations covers only central Athens and central Thessaloniki, the Housing Policy Portal states.
Each property needs a registry number (AMA) from AADE’s Short-Term Stay Property Registry. A home used for a Golden Visa cannot be let short term. Details are in our short-term rental rules guide.
Costs of buying on Aegina
Buyers on Aegina pay the same purchase taxes as anywhere in Greece. On a resale, transfer tax is 3% plus a 3% municipal surcharge on the tax, so 3.09% in total.
| Cost | Amount |
|---|---|
| Transfer tax on a resale | 3.09% |
| VAT on a new build | 24%, suspended to 31 December 2026 if the developer applies |
| Capital gains tax on a later sale | Suspended to 31 December 2026 |
| Buyer’s agent or estate agent | Agreed case by case |
| Notary, lawyer, engineer, Cadastre | Official scales or agreed fees |
A bill tabled in Parliament on 3 November 2026, not yet law, would raise transfer tax to 15% for buyers who are not EU or EEA tax residents, for final contracts from 1 July 2027. See our report on the bill.
All costs are set out in the cost of buying property in Greece. For other islands, see the Greek islands property guide.
Frequently asked questions
How much does a house cost on Aegina?
Spitogatos does not publish a price for Aegina alone. The Argosaronikos islands, which include Aegina, averaged €2,214/m² in asking prices in Q3 2025. On that average, a 120 m² house would be listed at about €266,000.
Does Aegina qualify for the €400,000 Golden Visa?
No. Aegina is in the Attica Region, where the minimum is €800,000 for a single home of at least 120 m². The €250,000 routes for conversions and listed buildings still apply.
Can foreigners buy property on Aegina?
Yes. Aegina is not a border area, so non-EU buyers need no prior permit. Buyers need a Greek tax number (AFM). See how to buy property in Greece as a foreigner.
How do I get to Aegina from Athens?
Aegina is connected to Piraeus by ferry. Crossing times and frequency vary by operator and season.
Can I build on a plot on Aegina?
Only within the island’s planning and archaeological rules. The whole municipality is an archaeological site, and several areas have their own decrees. What can be built on a plot is confirmed by a licensed engineer.
Can I rent out my Aegina home on Airbnb?
Yes, if the home is registered with AADE and has a registry number (AMA). A home used for a Golden Visa cannot be let short term.
Buyers should confirm how this applies to them with a Greek lawyer or accountant.
Sources
- ELSTAT: 2021 census, resident population by region, regional unit and municipality
- Municipality of Aegina: municipal communities
- Municipality of Aegina: monuments
- Ministry of Culture, National Inventory of Intangible Cultural Heritage: the Aegina pistachio
- Spitogatos: property index
- Spitogatos: sales and rentals of homes in Greece, Q2 2026 (4 August 2026)
- Bank of Greece: indices of residential property prices, Q2 2026 (15 September 2026)
- Ministry of Migration and Asylum: reply to Parliament on Golden Visa thresholds (23 December 2024)
- Ministry of Migration and Asylum: Circular on Golden Visa, Article 64 of Law 5100/2024
- Law 1892/1990, article 24, as replaced by Law 3978/2011, article 114: border areas
- Law 5306/2026 (Spatial Planning–Urban Planning Code), article 368
- Ministry of Environment and Energy: local urban plan for Aegina and Agkistri
- Hellenic Cadastre: abolition of the Poros, Spetses, Aegina and Hydra land registry offices
- 2nd Health Region: telemedicine programme presentation
- EYDAP: Sustainability Report 2021
- Housing Policy Portal: temporary restrictions on short-term rentals
- Law 4446/2016, article 111: short-term rentals
- Law 5219/2025 (Property Tax Code), article 27: transfer tax
- Law 5246/2025, article 12: VAT suspension on new buildings
- Law 4172/2013, article 72: capital gains tax suspension
