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Mykonos real estate is governed by some of the tightest building rules in Greece: new building permits outside the town plan are suspended until a special urban plan is approved, and no later than 31 December 2026. The Golden Visa minimum is €800,000. Homes on Mykonos were listed at an average €7,059/m² in the second quarter of 2026, slightly lower than a year earlier, Spitogatos data show.
Last verified: 20 October 2026Mykonos is a small Cycladic island with a large seasonal economy. Most demand is for villas and holiday homes used in summer.
| Item | Figure | Source |
|---|---|---|
| Population, Municipality of Mykonos | 10,704 | ELSTAT, 2021 census |
| Golden Visa minimum | €800,000, one property of at least 120 m² | Ministry of Migration circular on Law 5100/2024 |
| Building permits outside the town plan | Suspended to plan approval, at the latest 31 Dec 2026 | Law 5261/2025, art. 75 |
| Airport passengers, 2025 | 1,581,742 | Fraport Greece, provisional |
The law names the Mykonos Regional Unit expressly in the €800,000 tier, alongside Thira (Santorini). The €250,000 routes for conversions and listed buildings still apply. See our Golden Visa hub.
New building permits outside the Mykonos town plan are suspended. The suspension started under article 270 of Law 5037/2023 and was extended by article 75 of Law 5261/2025 until a Special Urban Plan (Ειδικό Πολεοδομικό Σχέδιο, ΕΠΣ) is approved, and no later than 31 December 2026.
A draft special urban plan for Mykonos was presented to local authorities in November 2024. It proposes wider protection zones and larger minimum plot sizes. It must still pass a Presidential Decree reviewed by the Council of State. It is not law.
For existing homes, the permit and every later addition matter more than usual. Pools, extra rooms and guest units are often built beyond the permit. Ask an engineer to compare the building with the approved drawings. Read illegal building works: what buyers should check.
The Mykonos building service was shut in September 2026 and its work is moving elsewhere. On 30 September 2026 the mayor closed it permanently and suspended its director.
A prosecutor had ordered the office closed and placed under police guard on 16 September 2026. Its files are being handled by the building service in Syros or the Hellenic Cadastre. No handover timetable had been announced. The allegations against the director are under investigation and no court has ruled.
Expect delays for permits, legalisation files and certificates on Mykonos. See Mykonos planning office closed: what buyers should know.
Mykonos homes were listed at an average €7,059/m² in the second quarter of 2026, Spitogatos Greek islands release of 16 September 2026 shows. Mykonos was one of five Cycladic islands where asking prices fell by between 1% and 6% in a year, with Folegandros, Santorini, Sikinos and Andros. Spitogatos did not give the exact fall for each island.
| Area, Q2 2026 | Average asking price | Note |
|---|---|---|
| Antiparos | €7,600/m² | Highest in the Cyclades |
| Mykonos | €7,059/m² | Annual fall of 1% to 6% |
| Paros | €5,263/m² | – |
| Cyclades, all | €4,063/m² | 2nd highest area in Greece |
The Cyclades figure and the average asking rent of €14.4/m² a month, the highest in Greece, come from Spitogatos’ national release of 4 August 2026. Asking prices are not sale prices, and villas with sea views sit well above the average. National data are on our Greece house prices page.
Demand is strongest around the town and the south-coast beaches. The north and east are windier and less built up.
Thinking about buying in Mykonos? Give your brief to an independent buyer’s agency. It can search the market for exactly what you are looking for and advise you through the purchase.
Buyers comparing islands can read our Greek islands guide and the pages on Santorini and Naxos.
On Mykonos, the permit history of the building is the main risk. Title, coastal limits and the Cadastre entry follow.
Check that the seller’s title and boundaries match the entry in the Hellenic Cadastre, including the parcel number (KAEK). Ask your lawyer to look for pending correction requests and disputes over boundaries or access.
Every deed must attach an engineer certificate confirming there are no unauthorised works, or that they have been legalised (Law 4495/2017, art. 83). Extra rooms, enclosed verandas and pools built without a permit are common in holiday areas. Read illegal building works: what buyers should check.
The foreshore and beach (aigialos and paralia, αιγιαλός και παραλία) are public property under Law 2971/2001. They cannot be owned or built on, and the line is fixed by an official determination. For a seafront plot, ask the engineer to check whether the line has been drawn and where it runs.
Land outside a town plan (εκτός σχεδίου) can only be built on if it meets minimum size, road access and other rules. These rules have been tightened by recent laws and court rulings. Do not pay for land on the strength of a listing that says it is buildable. Ask an engineer to confirm it in writing.
Ask the seller how the house gets water in August and whether it has its own tank. Check the electricity supply for pools and air conditioning.
Yes. A home in Mykonos can be let short term if it is registered and meets national standards. The freeze on new registrations covers only central Athens (municipal districts 1, 2 and 3) and the 1st Municipal Community of Thessaloniki, according to the Housing Policy Portal. No island is covered.
Details are in our short-term rental rules guide. Tax on the income is covered in rental income tax for owners abroad.
Buyers in Mykonos pay the same purchase taxes as anywhere in Greece. On a resale the main cost is transfer tax of 3.09% of the higher of the price and the official tax value, PwC Greece tax summary shows.
| Cost | Amount | Basis |
|---|---|---|
| Transfer tax on a resale | 3.09% | 3% plus a 3% municipal surcharge on the tax |
| VAT on a new build | 24%, suspended to 31 Dec 2026 | Law 5246/2025, art. 12 |
| Cadastre registration | 0.5% plus fixed fees | Joint Ministerial Decision 2/2026 |
| Notary, lawyer, engineer | Official scale or agreed | See our cost guide |
| Buyer’s or estate agent | Agreed case by case | Contract |
Every cost is set out in the real cost of buying property in Greece, and the buying cost calculator works out a total. Owners then pay annual ENFIA property tax (ENFIA for non-resident owners). Capital gains tax on sales by individuals is suspended to 31 December 2026 (capital gains tax guide).
Mykonos airport handled 1,581,742 passengers in 2025, provisional Fraport Greece figures show. Greece (491,083), Italy (340,135), the United Kingdom (189,387), France (126,825) and Germany (78,606) were the largest markets.
Ferries run from Piraeus and Rafina, and in summer between the Cyclades islands. International flights are mostly seasonal, so in winter most journeys go through Athens.
Not outside the town plan for now. New building permits in out-of-plan areas of Mykonos are suspended under Law 5037/2023, extended by Law 5261/2025 until the special urban plan is approved and no later than 31 December 2026. The draft plan proposes stricter limits. Inside the town plan, building follows the normal rules and permits.
The minimum is €800,000. Law 5100/2024 names the Mykonos and Thira Regional Units expressly in the top tier. The amount must be spent on one property with at least 120 m² of main areas. The €250,000 routes for converted commercial buildings and restored listed buildings also apply. See our Golden Visa guide.
Homes on Mykonos were listed at an average €7,059/m² in the second quarter of 2026, according to Spitogatos, so a 150 m² villa at the average would be listed at about €1.06 million. Asking prices fell by between 1% and 6% in a year. Antiparos, at €7,600/m², overtook Mykonos as the dearest Cycladic island.
Yes. Mykonos is not a border area under Law 1892/1990, so non-EU buyers do not need the prior permission required on Rhodes or Santorini. You need a Greek tax number, a bank account in most cases and a lawyer to check title and permits. See how to buy property in Greece as a foreigner.
A prosecutor ordered the office closed and placed under police guard on 16 September 2026, and on 30 September the mayor closed it permanently and suspended its director. Allegations against the director are under investigation, with no court ruling. Files are moving to Syros or the Hellenic Cadastre. Buyers should expect delays for permits and certificates.
Yes, if it is registered with AADE and has a registry number (AMA), meets the safety standards in force since October 2025 and declares each stay. Detached houses over 80 m² pay a climate resilience fee of €15 a night from April to October. A Golden Visa property cannot be let short term.