For international property buyers and future permanent residents, Lefkada can be a very smart option.
Let us break down the advantages that make this island suitable for year-round living.
Why You Should Consider Living in Lefkada?
To begin with, the municipality of Lefkada, which also includes the smaller islands of Kalamos and Kastos, had approximately 22,000 permanent residents in 2021, while Lefkada Town itself had approximately 9,000.
It is good to note that the regional unit of Lefkada consists of two municipalities: Lefkada itself and Meganisi, a smaller island that looks towards Nydri across the water.
You have probably seen many pictures of the summer period, with turquoise beaches and green landscapes, but in reality, Lefkada has much more to offer when it comes to permanent living.
There are local businesses and services on the island that work year-round.
How Every Season Looks in Lefkada
On this island, summers are warm, and winters are mild. Here, rainy days are usually part of the game, resulting in Lefkada being one of the greener Ionian Islands, with olive groves and woodland all over.
In summer, every August, Lefkada Town organises a Literature and Arts Festival, since 1955, and an International Folklore Festival, since 1962. Moreover, in the last week of August, dance and music groups come to the island during the Folklore Festival.
From May to September, there is often a thermal wind, which poses a great incentive for the windsurfers to go to Vasiliki Bay in the south of Lefkada (or the kitesurfers to Agios Ioannis beach, just outside Lefkada Town).
Autumn is widely considered to be the calmest season, as the sea remains warm into September, the roads get quieter, and the olive harvest is about to begin.
Similarly, winter months are also peaceful, as a few tavernas and hotels in resort villages take a break from the summer season. However, Lefkada Town keeps being alive throughout the year, with shops, cafes, and public services.
A Travel in Time and History
Ancient sources describe Lefkada as a Corinthian colony, and the white cliffs of Cape Lefkatas, at the island’s southern tip, were home to a sanctuary of Apollo. As legend has it, the poet Sappho leapt from these cliffs.
Furthermore, the castle of Agia Mavra (also known as Santa Maura) can still be seen at the entrance to the island by the canal, and it dates back to around 1300.
Later, Lefkada passed to Ottoman and Venetian rule, became a British-protected United States of the Ionian Islands in 1815, and was eventually integrated into Greece along with the other Ionian Islands in 1864.
Something that many people don’t know is that Lefkada’s current look is largely due to earthquakes. More specifically, its traditional houses combine a stone ground floor with a timber frame, a local system with the goal of keeping the building standing even if the masonry is damaged.
Over the years, residents kept their upper floors light and clad them in painted metal sheets, and this is why many houses in the historic centre still have colorful walls.
Another interesting fact is that Lefkada is the birthplace of the poets Aristotelis Valaoritis and Angelos Sikelianos, while the writer Lafcadio Hearn, who was also born there, owes his first name to the island itself.
Beaches, Amenities, and Connectivity
In Lefkada, you can find some of the most well-known beaches of Europe, such as Kathisma, Egremni, and Porto Katsiki, on the west coast, just below white limestone cliffs.
The east coast, on the other hand, which faces the mainland, is more sheltered and has calmer waters.
In Lefkada Town (the island’s capital), you can usually communicate efficiently in English when you go shopping or to a taverna, or during your daily discussions with public services, neighbours, and local offices. At some point, though, you may find knowledge of the Greek language particularly useful.
Regarding healthcare, in the capital of the island there is the General Hospital of Lefkada, which serves the residents. For more specialized treatment, residents may need to visit larger hospitals on the mainland.
Related to moving around from Lefkada to the mainland, or to and from other regions, you should know that Lefkada has no airport of its own, and the nearest one is Aktion National Airport near Preveza (about 20 km from Lefkada Town).
Moreover, a significant advantage of Lefkada is that you can drive to and from it, as it is connected to the mainland through a bridge. So, if you want to reach Athens by car, it takes approximately four to four and a half hours, while there are frequent bus connections between Lefkada and Athens.
The main villages of Lefkada are connected to Lefkada Town by buses, but having your own car might be a good choice.
Areas of Lefkada for Permanent Living
Let us start with Lefkada Town, with a focus on year-round living, as it has the hospital, many shops, bus stations, the marina, and it’s the part of the island that is closest to the bridge (with a connection to the mainland) and the airport.
Moving outside the city vibe, villages like Tsoukalades offer a more relaxed pace of life, with Lefkada Town being a short drive away, and Agios Ioannis beach being within easy reach.
Then, to the east coast, Nydri is the island’s largest resort, with the harbour, tavernas, beaches, and boat trips to Meganisi. What is more, on the hillside above it, villages such as Rachi look out over the bay, and further north, Nikiana, Perigiali and Lygia, smaller coastal villages, can be very attractive for permanent living.
Next, we head towards the south side of Lefkada, to Vasiliki, a busy harbour village, which is also the island’s windsurfing spot. Additionally, Sivota is a small port in a sheltered natural bay, with waterfront fish tavernas. Nearby, the villages of Fterno and Poros, which are close to Mikros Gialos beach, offer a quieter village life.
Last but not least, there are the mountain villages, such as Karya and Exanthia, that still maintain their traditional identity.
Of course, the ideal location, is the one that aligns with each property buyer’s wishes and preferences. What would be recommended, though, if you are planning to buy a house in Lefkada for permanent living, is to stay close to year-round amenities and services.
Buying a House in Lefkada
According to our data, Lefkada is among the preferred regions for international buyers from Central and Northern Europe.
As we saw, after Crete, the regions attracting the most foreign buyers this year are the Peloponnese and the Ionian Islands. In Crete, a newly built villa with a pool, sold off-plan, starts at €3,800 per square meter and reaches up to €4,500 per square meter, while the average price for similar properties in Corfu stands at €5,600 per square meter, and in Lefkada at €5,500 per square meter.
The Steps to Buy a House in Lefkada
So, you found the region where you can picture yourself living for many years. Now what?
Here are the nine steps to buy a property in Lefkada, and in Greece, in general.
1. Find the Right Home
Everything starts with the property. You decide on the region, the type of home, and your budget. From there, the search can go two ways. You can browse the properties on our website and see what appeals to you.
You can also share your criteria with us and let our team look on your behalf. Most buyers do a little of both. We then put forward the homes that match, so you are not working through it all on your own.
2. Viewings, Viewings, and Viewings
Once a few properties stand out, visit them in person. Seeing a home for yourself tells you what photos cannot: the feel of the area, the real condition, and what is nearby. This step matters. When you find the one that fits, the next stage is preparing for negotiation.
3. How Much?
Negotiation can feel kind of unpleasant, but it is a normal part of the process, so try not to take it personally. At this phase, a good real estate agent may assist you a lot, as they can often read the market and each property’s value realistically.
4. Legal Due Diligence
This is where a Greek lawyer is needed, as they check the ownership titles and search the local Land Registry to confirm the property is in order and can be sold. Any mortgages, liens, or third-party claims come to light at this stage.
5. Private Purchase Agreement
A Private Purchase Agreement sets out the terms agreed between buyer and seller. Once signed, the property comes off the market, and the buyer pays a deposit to reserve it, typically between 5 and 10% of the price. Now, both parties can start preparing the paperwork for the notary purchase deed.
6. Power of Attorney (POA)
A Power of Attorney lets your lawyer act for you throughout the purchase, even when you are not in Greece. With it, your lawyer can represent you at the tax office for your tax number and sign the final contract, so the purchase process continues while you are abroad.
7. Get a Greek Tax Number (AFM)
You will need a Greek tax number, known as an AFM, to buy. It is issued free of charge on presentation of valid ID and an application form, and it gives you access to the Greek online tax system. Our legal team can fill in the necessary forms on your behalf.
8. Both Parties Sign the Final Deed
The seller provides a set of documents for the notary, including an energy certificate, a civil engineer’s certificate that the property has no building violations, a topographical plan, tax clearance, and municipal certificates.
The notary then prepares the transfer tax declaration. Once the buyer pays the transfer tax, the final deed can be signed. You can attend in person or have your lawyer sign for you under the Power of Attorney.
9. Complete the Payment
In most cases, the buyer pays on the day of signing. Where both banks are in the same country, the funds usually reach the seller the same day. Once payment is received, a discharge deed is signed as proof that the purchase price was paid in full. The exact timing can vary with the circumstances and any terms agreed between the parties. With that, the home is yours.
What Are the Additional Costs?
That’s another question we often receive from our prospects. And a fair one.
As a rule of thumb, the additional costs are approximately 10% on top of the purchase price when it comes to buying a house in Greece. Let’s break these costs down:
Transfer Tax
It is paid by the buyer on existing homes; this is 3.09%* of the purchase price or the taxable value, whichever is higher. New-build properties would normally carry VAT instead, but VAT on new builds is currently suspended, so transfer tax applies in its place.
*Important update: The Greek Prime Minister, Kyriakos Mitsotakis, has announced that the property transfer tax for purchases by non-EU citizens is set to rise to 15%, with the change expected to apply from 2027. The implementing legislation has not yet been published, so the final scope, including how it may treat plots of land and commercial property, is not yet confirmed.
Notary Fees
The notary prepares and oversees the deed. Fees are tiered and work out at around 1-2% of the price, plus VAT.
Land Registry Fees
After signing, the deed is registered locally. These fees come to about 0.5% of the price.
Lawyer's Fees
A lawyer is not strictly required but is strongly recommended to check the legal status of the house you are buying and guide you through the purchase process. Fees typically range from 1 to 2% plus VAT.
Real Estate Agent Fees
This applies where a real estate agent is involved. Elxis charges 3% plus VAT, payable on completion of the purchase.
What Are the Costs of Owning a House
Annual Taxes
ENFIA
ENFIA is the main ongoing tax on your home. It is based on your tax zone, so it is higher in sought-after areas, such as Mykonos, Santorini, and central Athens, and lower in the countryside. For rural properties, it is often around 3 to 4 euros per built square metre per year. A 100 square metre home might pay 300 to 400 euros a year, depending on location. For unbuilt plots, ENFIA is very low.
Rental Tax
If you do not plan to let your home, this section will not apply. If you do, you pay tax on the rental income. For individuals, progressive rates apply, calculated per owner on the gross rental income. Following the changes for 2026, the bands are:
Up to €12,000: 15%
€12,001 to €24,000: 25%
€24,001 to €36,000: 35%
Over €36,000: 45%
TAP (Telos Akinitis Periousias)
TAP is a municipal tax and the smallest of these. It is usually only a few euros and is charged through your electricity bill.
Home Insurance
Greek law does not require home insurance, so it is not mandatory, but it is well worth having. If you own a new development, note that the construction company's insurance has probably expired on the date of delivery. There are insurance agencies throughout Greece, with plans for every budget.
Maintenance of Your Home in Greece
Pool and Garden
Maintaining a pool and garden can cost between 150 and 350 euros a month. This varies with the type of pool and the size of the garden.
Annual Upkeep
Most homes need occasional work over the years, such as painting, polishing, and repairs. In Greece, it is worth repainting pergolas and wooden items exposed to the sun so they keep looking new. Annual upkeep for an average home can range from 1,000 to 4,000 euros a year, depending on the quality of the construction and furniture.
Conclusion
Lefkada can be a very good option for permanent living, due to its advantages in terms of connectivity and proximity to the mainland.
Except for its natural beauty, there are year-round amenities and services on the island, and you can choose between a variety of locations, from quiet villages to Lefkada Town, depending on what lifestyle you prefer.
In any case, your viewing trips will determine if a region makes you feel at home before you sign the notary papers, so you can already start from there.
