Kos

Kos is the third largest of the Dodecanese islands and sits in the southeastern Aegean Sea.

It’s very popular with tourists, but there are still plenty of spots on the island to watch the sunset quietly.

You’ll find ancient ruins, 100+ kilometres of coastline and a charming capital town to explore.

Why buy property in Kos

A home in Kos offers the quintessential Greek island experience: beautiful landscapes, olive groves, long summers, and pristine beaches. With the bonus of superb cycling and spirited nightlife.

Kos is famously the birthplace of Hippocrates, the father of modern medicine. Today, visitors flock to the Asclepieion of Kos, the first healing centre and one of Greece’s most important archaeological sites.

Following an earthquake in 1933, the reigning Italians rebuilt the city with large squares, tree-lined streets, and a choice of cafes and shops. The architecture includes ancient Greek and Roman, medieval and Ottoman influences.

The beaches are beautiful, with Kardamena, Agios Stefanos beach, Mastihari, and Tigkaki being highlights. The island also features mineral springs, ideal for days when you just want to unwind.

Kos is the most bike-friendly Greek island, with paths along the town and the beach, and cycling competitions held throughout the year.

Kos is also known for its parties, whether on the beach in Kardamena or in Kos Town. Thankfully, partying here tends to be less costly than in Mykonos.

The weather in Kos

Summers in Kos are hot and dry, with temperatures often reaching the high 30°Cs. The weather cools down in September, with average highs in the mid 20°Cs.

Autumn and winter bring more rainfall, but temperatures generally remain mild.

What can I get for my budget in Kos

Property for sale in Kos ranges from charming, affordable inland homes to luxurious waterfront villas. The more upscale properties are typically found along the coastline. With a budget of under €100,000, you could purchase a small apartment or a village house that might need some renovation. A budget of €250,000 can buy a family home.

Is a property in Kos a good investment?

Property in Kos is highly affordable compared to other expat-friendly islands. According to indomio, in September 2024, the average price asked for a residential property was €1,683 per square metre. This is less than Rhodes, (€1,898 per square metre), Crete (€2,136 per square metre) and Corfu (€2, 427 per square metre).

Kos became synonymous with refugees from the war in Syria, and still receives some arrivals in small boats from the Turkish coast just five kilometres away. However, most international arrivals are tourists, with over a million each year, making it a lucrative spot for a short-term rental property.

How to get to Kos

During the summer, Kos International Airport has direct flights to major European cities like Paris, London, Amsterdam and Berlin. In the off-season, you can get a flight to Athens and then an hour-long transfer to Kos.

There are also ferries to the mainland, Dodecanese islands and the historic Turkish city and resort of Bodrum is just an hour away.

Where to buy in Kos

North Coast

If you’re seeking a luxury villa, the north coast is a great place to start. It features beautiful beaches and coves, with stylish villas offering privacy and stunning views.

• Tigaki: Known for its long sandy beach and vibrant atmosphere, Tigaki has a mix of modern apartments and traditional houses.
• Mastichari: A charming village with a beautiful beach and a relaxed vibe, perfect for those looking for a peaceful retreat.

Kos Town

Located centrally, Kos Town is the perfect place to find characterful townhouses and enjoy a lively atmosphere.

South of Kos Town

• Kardamena: A popular resort with beautiful beaches and a lively nightlife. It offers a range of properties from modern apartments to traditional houses.
• Kefalos: Known for its stunning beaches and historical sites, Kefalos is ideal for those seeking a quieter lifestyle with beautiful views.
• Antimachia: A traditional village.

11 steps to buy in Kos 

Buying a property in Kos is not difficult, if you have a plan and some help from professionals. Follow our step-by-step guide to make your dream a reality.

1. Research and planning: Download guides, read articles, sign up for events and exhibitions to gather all the information you may need about buying a property in Kos. Do you know anyone who has already bought in Greece, or lives there? Maybe give them a call. Try to narrow down the location you want to buy a property in.
2. Define what you’re looking for: Determine what you want in terms of property type, size, location, accessibility and budget. Separate your must-have features from your nice-to-haves. Allow for buying costs of up to 10% on top of the sales price.
3. Speak to a currency expert: Firstly, you need to know your budget. Secondly, moving exchange rates are a risk in international property purchases, so discuss managing that risk with a forward contract that fixes your exchange rate.
4. Get your AFM number The ‘Arithmos Forologikou Mitroou’ number is a tax identification number necessary for financial transactions, including purchasing property. Head to the local tax office with your passport and birth certificate to obtain it.
5. Make essential connections: Connect with a local estate agent. The easiest way to do that is to make an enquiry on a property in Kos. Also contact an independent property lawyer and maybe a tax specialist too. Your Overseas Home can help you, so give them a call.
6. Viewing trip: Speak to your estate agent about your requirements, then book a viewing trip to visit potential properties. The agent will advise on the best time for that.
7. Make an offer: When you find a property you like, you can make an offer via your estate agent. Your lawyer will begin the legal and due diligence processes.
8. Sign the reservation and sales contract: You may have to pay a reservation fee to take the property off the market. Once approved, and due diligence completed, you’ll sign the contract and pay a deposit (usually around 10%).
9. Plan for utility connections: The wait begins, this can often take several weeks. Look into getting your utilities connecting during this time.
10. Sign the final contract: When ready, you’ll be asked to sign the final contract in front of the notary and pay the outstanding amount on the property, along with the relevant taxes, stamp duty, notary fees, and legal fees. Then, you’ll get the keys to your very own home.
11. Register the property: Finally, once you’ve signed the final contract, your lawyer will register the property with the Land Registry to ensure the property is in your name.