The Melissonia Estate, Nissaki, Corfu, Greece

Price on Application

Set on a 9-stremma clifftop site with private seafront access, the six-bedroom Villa Atokos, virtually glass-walled along its entire frontage, overlooks the sea, east to the coast and mountains of Albania, with the magical site of ancient Butrint in full view, and south to mainland Greece and the Ionian islands.

The entrance to the villa is marked by three huge wooden doors from India and opens into a twenty-metre wide sitting room with prime oak floors and exposed ceiling beams. The ceiling is lit with Linear LED uplighting, remote-controlled as are the electric curtains, that, when necessary, shade the windows with their breathtaking view south down the Corfu Channel and east to ancient Butrint. On the west side of the sitting room there is a study with direct access to the outside terrace. The dining room has large dining table seating 12 persons and a fireplace.

The kitchen has an enormous granite-topped island unit in the centre, lit by 3 hanging stainless steel lamps. There are two ovens, a microwave oven, coffee machine, 2 warming drawers, 6-ring gas hob, TV and plenty of storage, plus all the usual fixtures that you would expect in a well-equipped kitchen. Adjoining the kitchen is walk in ladder storage room, staff office and staff entrance. Steps outside the kitchen door lead down to the main pool and bar areas.

There are six bedrooms in total, two master suites, two guest suites and two further bedrooms. The master suites have an en-suite bath, shower and dressing room while bedrooms 3 and 4 have en-suite his-and-hers shower rooms and dressing rooms. The upper master suite has access to a private landscaped area with its own covered jacuzzi. The second master suite, on the lower floor, features a large free-standing egg-shaped bath illuminated by a chandelier. All bedroom windows open on to outdoor terraces.

The swimming pool terrace is positioned between the main house and guest accommodation. The freshwater infinity pool is divided into two sections; the upper pool is 22m x 12m and drains into the lower pool (12m x 6m) via a four-level waterfall. At the end of the terrace, a tower houses a glass-walled lift that takes you down to the fully equipped bathing terraces at sea level. On the second floor of this tower there is a room dedicated to massage. The four seafront terraces are completely private, equipped with parasols, sun loungers and a small bar. Wooden decking facilitates access to the water or to board a boat.

The house is equipped with silent air-conditioning. Additional facilities include a yoga terrace, an outdoor jacuzzi, a well-equipped gym, a home cinema and a hammam steam room.

The house is situated in Nissaki and is a 3 minute walk along the coastal path from Kaminaki and 15 minute coastal walk to Agni where there are three great restaurants. There are boats to hire and lots of watersports in Kaminaki. Kassiopi village is a 20 minute drive away, a lively little resort village with a harbour, an interesting history, and lots of shops, bars and restaurants. Corfu town and the airport are a 40 minute drive away.


If you’ve found a beautiful property to buy in Greece, the buying process itself is a well-trodden path. With good legal advice, it shouldn’t hold any surprises.

Firstly, three basic formalities:

  • You need to register any funds with the Bank of Greece that you’re bringing into the country to make your purchase, and gain their permission to proceed. You may also need to open a Greek bank account, for the funds to pass through.
  • You will need an ‘AFM’tax registry number from the Greek tax authorities.
  • If you’re a non-EU national, take the precaution of checking that you are allowed to buy your planned property. You are unlikely to get permission if it is located in a sensitive area, such as near a military installation or a national border. On certain Greek islands, you may also need the permission of its local council.


With these obstacles out of the way, the normal buying procedure begins.

Step 1: Find a lawyer and make your offer

Naturally, you need a specialist lawyer with local knowledge to help you navigate the buying process.

This begins with making your offer for the property. If it’s accepted, both parties sign a purchase agreement, which you instruct your lawyer to draw up. This process is overseen by a public Notary, who is an independent legal official.

With your finance in place, your lawyer carries out checks on the title deeds, and makes sure there are no issues attached to the property, such as loans secured on it, or that it is located on an archeologically sensitive site.

Step 2: Complete

When the final contract meets everyone’s satisfaction, it is then signed by you (or your appointed legal representative) and the vendor, in front of the notary.

The notary will need to see:

  • All official documents relating to the sale
  • Your valid passport, AFM tax number, and any special permission to purchase (if applicable)
  • Proof that the seller has complied with all required conditions
  • Evidence that the transfer tax (similar to stamp duty) has been paid
  • That all other fees, taxes and charges are settled.

You will need to budget for various taxes, charges and fees – typically, up to 8-9% of the purchase price.

As the buyer, you pay:

  • Transfer Tax at a flat rate of 3%
  • Land registry costs of approximately 0.475% (+ VAT @ 23%)
  • Notary fees of 1% on the first €120,000 of value, and on a decreasing scale to 0.65% on a value of €380,000 - €2 million (+ VAT)
  • Your own lawyer’s fees are by arrangement (subject to a minimum laid down by law), and may typically range from 1% on a property value of up to €44,020, and then on a decreasing scale to 0.4% on a value above €1,467,351
  • The buyer’s share of the estate agent’s fee at between 1-2.5%. This is often already included in the overall asking price, so do check first.


Please note: This article reflects Aylesford’s current understanding of property legislation in Greece. It is offered for general guidance only; specialist legal and tax advice should always be taken for any property transaction.

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