Kefalonia property: a buyer’s guide to areas, prices and rules

Kefalonia property had an average asking price of €2,531/m² in the second quarter of 2026, according to Spitogatos, and it was one of the two Ionian islands with the biggest annual rise. The Golden Visa minimum is €800,000, because the island had 36,064 residents in the 2021 census. This guide covers the main areas, prices, access, local rules, the earthquake record and the costs of buying.

Last checked: October 2026

At a glance

• Average asking price: €2,531/m² in Q2 2026, Spitogatos data show, with one of the two biggest rises in the Ionian.
• Population: 36,064 residents in the Kefalonia regional unit in 2021, ELSTAT reports. Argostoli municipality alone had 23,574.
• Golden Visa: €800,000 for a single home of at least 120 m², or €250,000 for a conversion or a listed building.
• Airport: 893,697 passengers in 2025, with the United Kingdom the largest market, Fraport Greece figures show.
• Earthquakes: the island was levelled in August 1953 and hit again in January and February 2014.

Where to buy Kefalonia property: the main areas

Most buyers look around Argostoli, on the north coast near Assos and Fiskardo, and on the east coast between Sami and Skala. Each area suits a different kind of owner.

Argostoli and the south-west

Argostoli is the capital and the centre of year-round life. It has the main shops, public offices and services, and the airport lies a short drive to the south.

The coast south of the town, around Lassi, Svoronata and Lourdata, has holiday villas and newer houses. Buyers who want to live on the island all year often start here.

Lixouri and the Paliki peninsula

Lixouri is the second town, across the bay from Argostoli. Its municipality had 6,989 residents in 2021. The peninsula is quieter and less developed, with farmland and villages above long beaches.

The north: Assos and Fiskardo

The north is the most sought-after part of the island for holiday homes. Assos is a small village on a narrow isthmus. Fiskardo is a harbour village with yachts in summer and a seasonal ferry to Lefkada.

Supply is thin in both, and plots with sea views are limited by steep ground.

Sami, Agia Efimia and the south-east

Sami is the main east-coast port, and its municipality had 5,501 residents in 2021. Agia Efimia, to the north, is a small harbour village. Further south, Skala and Poros have beaches and a ferry link to the mainland.

Kefalonia property prices

Asking prices on Kefalonia averaged €2,531/m² in the second quarter of 2026, Spitogatos data published on 16 September 2026 show. That is in line with the Ionian islands average, which was also €2,531/m², up 5.9% in a year.

Spitogatos named Paxoi and Kefalonia as the Ionian islands with the biggest rises. It did not publish the percentage for Kefalonia, and no rent figure for the island was released.

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 Kefalonia

The Golden Visa minimum on Kefalonia is €800,000. Under Law 5100/2024, islands with more than 3,100 residents are in the higher tier, and Kefalonia had 36,064 in 2021.

• 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 from commercial 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.

Ithaca, the island next door, is a separate regional unit with 2,862 residents in 2021, so it falls below the 3,100 line. Buyers who consider it should confirm the tier with a lawyer. Full rules are on our Golden Visa hub.

Kefalonia is not listed as a border area under Law 1892/1990, so buyers from outside the EU do not need the prior permit required on islands such as Thira and Skyros.

Access and year-round life

Kefalonia has an international airport near Argostoli and ferries to the western Peloponnese. Life continues all year in Argostoli, Lixouri and Sami.

Airport figures are Fraport Greece’s January to December 2025 statistics. Ferry times and seasons are from Ferryhopper’s published timetables, which change each year.

Most flights are seasonal. In winter, the usual route is a domestic flight via Athens or the ferry from Kyllini. Owners who plan to live on the island should check winter schedules before they buy.

Earthquakes and building rules

Kefalonia has a long record of strong earthquakes, so buyers should check how a house was built. The island’s building stock was largely rebuilt after 1953.

• 1953. In August 1953, earthquakes of magnitude 6.5, 6.8 and 7.2 levelled Kefalonia, Zakynthos and Ithaca and killed about 480 people, the National Observatory of Athens reports.
• 2014. On 26 January 2014 an earthquake of magnitude 6.0 (Mw) ruptured the western part of the island. A second of magnitude 5.9 followed on 3 February, according to the same institute.

For a buyer, the practical checks are the building permit, the year of construction and any later additions. Ask a licensed engineer to inspect the structure, not only the paperwork.

Every transfer deed must have attached the property’s electronic identity (ilektroniki taftotita akinitou), drawn up by a licensed engineer, and the engineer’s certification that the building has no unauthorised works, or that they have been legalised (Law 5306/2026, articles 344 and 368). Extensions, enclosed verandas and pools added without a permit are common in holiday areas. Read illegal building works: what buyers should check.

Land outside a town plan can only be built on if it meets the minimum size, road frontage and other rules of the Spatial Planning–Urban Planning Code (Law 5306/2026). Do not pay for a plot because a listing says it is buildable. Ask a licensed engineer to confirm it in writing, and check the title in the Cadastre.

Renting out a home on Kefalonia

A home on Kefalonia can be let short term if it is registered with AADE and meets the national standards. The freeze on new registrations covers only central Athens and central Thessaloniki, the Housing Policy Portal states.

No density limit or island-specific rule for short-term lets has been published for Kefalonia. Each let needs a registry number (AMA) from AADE’s Short-Term Stay Property Registry. Details are in our short-term rental rules guide.

Costs of buying on Kefalonia

Buyers on Kefalonia 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.

A bill tabled in Parliament on 3 November 2026, not yet law, would set transfer tax at 15% when natural persons who are tax resident outside the EU and EEA buy a home, on final contracts signed from 1 July 2027 (article 16 of the bill). See our report on the bill.

All costs are set out in the real cost of buying property in Greece. For other Ionian options, see our Corfu guide and the Greek islands property guide.

Thinking about buying in Kefalonia? 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.

Frequently asked questions

How much does a house cost on Kefalonia?

The average asking price on Kefalonia was €2,531/m² in the second quarter of 2026, Spitogatos data show. On that average, a 120 m² house would be listed at about €304,000. Sea-view homes in the north and near Argostoli are usually priced well above the average.

Can foreigners buy Kefalonia real estate?

Yes. Kefalonia real estate is open to buyers from any country, and the island is not a border area, so non-EU buyers need no prior permit. Buyers need a Greek tax number (AFM) and usually a Greek lawyer. See how to buy property in Greece as a foreigner.

Does Kefalonia qualify for the €400,000 Golden Visa?

No. Kefalonia had 36,064 residents in the 2021 census, above the 3,100 limit, so the minimum is €800,000. The €250,000 routes for conversions and listed buildings still apply.

Is it safe to buy Kefalonia houses after the earthquakes?

Many Kefalonia houses were built after the 1953 earthquakes, and buyers should treat seismic safety as a standard check. Ask a licensed engineer to inspect the structure and confirm the permit, the year of construction and any later additions.

Can I live on Kefalonia all year?

Yes. Argostoli, Lixouri and Sami have year-round communities and services. Flights are mostly seasonal, so winter travel usually goes via Athens or the ferry from Kyllini to Poros, which runs every day.

Can I rent out my Kefalonia home on Airbnb?

Yes, if the home is registered with AADE, has a registry number (AMA) and meets the national safety standards. 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

• Spitogatos: Greek islands, asking sale prices, Q2 2026 (16 September 2026)
• ELSTAT: 2021 census, resident population by region, regional unit and municipality (17 March 2023)
• Ministry of Migration and Asylum: Circular on Golden Visa, Article 64 of Law 5100/2024 (September 2024)
• Fraport Greece: Kefalonia airport traffic by country, January to December 2025
• Ferryhopper: ferries from Kyllini
• National Observatory of Athens, Geodynamic Institute: The January–February 2014 earthquakes in Kefalonia, first report (26 February 2014)
• Housing Policy Portal: temporary restrictions on short-term rentals
• AADE: Short-Term Stay Property Registry
• Law 5246/2025, article 12: VAT suspension on new buildings
• Law 5219/2025 (Property Tax Code), article 27: transfer tax
• Law 5306/2026 (Spatial Planning–Urban Planning Code), article 344: electronic identity
• Law 5306/2026 (Spatial Planning–Urban Planning Code), article 368
• Hellenic Parliament: bill tabled on 3 November 2026, Article 16 (15% transfer tax for non-EU/EEA tax residents)