Crete is one of Greece’s most popular places for overseas buyers – and it’s easy to see why. With varied landscapes, a long summer season and reliable rental demand, it strikes the right balance for holiday-home buyers, retires and investors alike.
In this guide, you’ll find everything you need to decide if Crete is right for you – including the best places to buy, what your budget gets you and why Crete is a sound investment. We’ll also walk you through the practical steps to secure your property safely – with help from trusted, local experts every step of the way.
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Contents
Why buy property in Crete?
Crete is Greece’s largest island – and its most populous – with a land area of 8,450 square kilometres. It’s roughly the same size as Cyprus and more than twice the size of Mallorca. Its sheer scale gives it diversity in climate, property types, scenery and lifestyle options that smaller islands simply can’t offer. Located roughly 100km south of the Peloponnese, Crete is far enough south for a long sun season, but still just a short hop from mainland Europe.
Whether you’re after a rental-friendly bolthole near the beach or a countryside home for retirement, Crete has it all – including modern infrastructure, two international airports and excellent healthcare access.
There’s a noticeable difference between the island’s east and west. West Crete – particularly Chania and Rethymno – is preferred by international buyers looking for a more relaxed, authentic experience. In contrast, east Crete has a livelier atmosphere, with thriving tourism hubs like Agios Nikolaos, perfect for those targeting the short-term rental market or who want plenty of nightlife and activity.
What’s the weather like in Crete?
Crete enjoys a classic Mediterranean climate with long, dry summers and mild winters. July and August regularly reach 30°C and enjoy up to 12 hours of sunshine a day, with almost no rain. The island’s extended sunshine season (April to October) makes it ideal for swimming, hiking or simply enjoying your terrace.
Spring and autumn are comfortably warm – around 17°C to 23°C – although autumn sees more rainfall. Winters are mild and cloudy, with occasional sunny spells pushing highs to 17°C. Sea temperatures stay above 17°C for much of the year, so year-round swims are very much a possibility.
What can you get for your budget?
Crete offers a broader range of properties than many other Greek islands. From affordable renovation projects in mountain villages to turnkey villas with sea views, there’s something for every type of buyer – including options that are difficult to find on smaller islands, such as off-plan developments or homes with energy-efficient features.
| Region | Lifestyle | Typical budget |
|---|---|---|
| Chania | Romantic harbour, popular with expats, heritage homes and sea-view villas | €250,000-€1m+ |
| Heraklion | Urban lifestyle, year-round amenities, more affordable | €150,000-€500,000 |
| Rethymno | Buzzing atmosphere, long beaches, strong rental appeal | €180,000-€400,000 |
| Agios Nikolaos | Stylish marina living, boutique shops, nightlife | €300,000-€900,000 |
| Sitia & Ierapetra | Traditional, peaceful and still relatively undiscovered | €120,000-€300,000 |
Is Crete a good investment?
Yes – and increasingly so. Property values are rising steadily, and tourism is booming. According to Indomio, the average asking price in Crete reached €2,329 per square metre in April 2025 – a year-on-year increase of 12.5%. Chania has the highest prices, while Heraklion remains more budget-friendly.
Crete’s short-term rental market is thriving. More than 5.3m tourists visited the island in 2024 (Statista), offering significant potential for holiday lets. Properties in areas like Agios Nikolaos, Rethymno and Chania Old Town are especially popular among international holidaymakers.
How to get to Crete
There are two international airports: Heraklion and Chania. Heraklion is Greece’s second busiest after Athens, with direct flights from the UK, France, Germany, Italy and the Netherlands during the main tourist season (April to October). Off-season, connections are still available to Athens and select European cities.
Heraklion’s port is one of the most active in Greece, offering ferry routes to Santorini, Mykonos, Paros, Karpathos and Athens (Piraeus). You’ll also find smaller ferry options from Sitia and Chania during the summer months.
Where to buy in Crete
West Crete
- Chania: Crete’s poster child for overseas buyers. With its Venetian harbour, lively restaurants and atmospheric Old Town, Chania combines charm and convenience. From stone houses to modern villas, there’s a strong mix of properties.
- Rethymno: Located between Chania and Heraklion, this beachside town offers an inviting combination of historic buildings, student life and golden sands.
East Crete
- Agios Nikolaos: Known for its picturesque setting around a lake and its bustling marina, Agios Nikolaos is ideal for those who want a stylish town with nightlife, boutique shops and a more cosmopolitan vibe.
- Ierapetra: Greece’s southernmost city, with a more local feel and year-round residents. It has a relaxed pace and uncrowded beaches.
- Sitia: More remote and traditional, this town in the far east has an authentic Cretan feel and lower property prices. Good for buyers wanting a retreat away from mass tourism.
Budget-friendly villages
- Vamos (Apokoronas): Tucked inland, this village combines heritage buildings and mountain views with good local infrastructure.
- Panormos (Rethymno): A charming fishing village with a traditional centre and sea views. Ideal for affordable holiday homes.
- Kritsa (near Agios Nikolaos): Known for its lace-making and ancient architecture, Kritsa offers a true taste of the ‘real’ Crete.
How to buy a property in Crete
The Greek buying process is relatively straightforward once you have the right team in place. Here’s a simplified breakdown of the steps to take:
- Start researching: Use property portals, download guides, read up on the market and speak to other buyers.
- Define your needs: Identify your must-haves (e.g. number of bedrooms, distance from the sea) and get clarity on your budget, allowing 10% for taxes and fees.
- Speak to a currency specialist: Fix your exchange rate early using a forward contract to protect against fluctuations.
- Connect with professionals: Reach out to a local estate agent, an independent property lawyer and ideally a tax adviser too.
- Visit Crete: Plan a viewing trip. Try to see both properties and their surrounding neighbourhoods.
- Get your AFM number: This is a Greek tax ID number, required before you can buy. It’s obtained from the local tax office.
- Make your offer: Do this through your estate agent. Once accepted, your lawyer begins legal checks and due diligence.
- Reserve the property: Sign a reservation agreement and pay a fee to take the property off the market.
- Sign the contract: Once due diligence is complete, sign the sale agreement and pay a deposit (normally 10%).
- Finalise the purchase: At this stage, you’ll sign the deed in front of a notary and pay the balance along with any taxes and fees. Then, the keys are yours!
- Register the property: Your lawyer will register your new home with the Land Registry, making the ownership official.
Speak to a Greece property expert
Frequently asked questions
Yes. Crete is one of the best Greek islands for overseas buyers thanks to its scale, infrastructure and variety of property types. Unlike smaller islands, Crete has year-round amenities, two international airports and reliable healthcare – making it suitable not just for holiday homes but also for retirement or long-term living. With average asking prices around €2,329 per m² in April 2025 and strong rental demand, it offers both lifestyle and investment potential.
That depends on what you’re looking for. Chania and Rethymno in the west are favourites with international buyers who want historic charm, access to long beaches and a more relaxed pace. Heraklion offers an urban lifestyle with year-round services at lower prices. In the east, Agios Nikolaos is stylish and cosmopolitan, while Ierapetra and Sitia are better suited to those who want a quieter, more traditional base. Inland villages such as Vamos, Panormos and Kritsa provide affordable options and a strong sense of community.
Yes – Crete offers one of the strongest combinations of lifestyle and investment potential in Greece. Property values are rising steadily, with demand from both local and international buyers, while the island’s long tourist season supports healthy rental yields. At the same time, Crete’s affordability compared with other Mediterranean destinations means you can often get more for your budget. For many buyers, that makes Crete a place where the numbers make sense and the lifestyle feels rewarding.
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