Heraklion (Crete)
Greece's largest island; mix of city and beach; year-round university and tourism demand
* Les taux de change sont illustrés uniquement, basés sur le taux moyen de la BCE. Les transactions réelles peuvent être soumises à des frais de conversion.
Local STR Rules — Heraklion (Crete)
No separate Heraklion moratorium found; airport transition to Kastelli is medium-term change
Market Analysis — Heraklion (Crete)
Principaux moteurs de la demande et principaux risques d’investissement
✅Moteurs de demande
- •10M+ airport passengers 2025
- •21,500 Hellenic Mediterranean University students
- •strong STR occupancy
⚠️Risques clés
- •More heterogeneous than smaller islands
- •micro-location matters
- •airport transition risk
🇮🇱 Notes pour les investisseurs israéliens
Crete named among tourist markets drawing Israeli buyer interest; growing presence
Properties in Heraklion (Crete)
Yield by Neighborhood — Heraklion (Crete)
Comparaison des investissements en microzones — CASABROVA
| Quartier | Prix/m² | Rendement STR | Statut STR | Caractère |
|---|---|---|---|---|
| Hersonissos | €1,900–€2,300 (₪6,567–₪7,950) | 6.5%–8.5% | License Required | Crete's highest-volume short-let resort town ~25km east of Heraklion; mature tourism infrastructure and the strongest STR occupancy on the north coast. |
| Agia Pelagia | €1,900–€2,300 (₪6,567–₪7,950) | 6.5%–8.5% | License Required | Upscale horseshoe-bay seaside resort west of Heraklion; villa and boutique-apartment market with premium sea-view pricing and golden-visa-grade stock. |
| Gouves | €1,900–€2,300 (₪6,567–₪7,950) | 6.5%–8.5% | License Required | Established beach-resort strip between Heraklion and Hersonissos; mid-range holiday apartments with reliable summer demand and easier entry prices. |
| Kokkini Hani | €1,900–€2,300 (₪6,567–₪7,950) | 6.5%–8.5% | License Required | Coastal suburb 14km east of the city; holiday homes plus long-let to professionals, blending STR upside with year-round tenancy stability. |
| Heraklion City Center university | €1,900–€2,500 (₪6,567–₪8,641) | 6%–8% | License Required National AMA; no Heraklion moratorium | Best for mixed LTR/student/furnished/corporate demand; university adjacency |
| Analipsi / Anissaras | €1,900–€2,300 (₪6,567–₪7,950) | 6.5%–8.5% | License Required | Quiet villa enclave adjacent to Hersonissos favoured by Northern-European second-home buyers; new-build villas with pools at the golden-visa threshold. |
| Gazi / Amoudara | €2,200–€3,000 (₪7,604–₪10,370) | 7%–9% | License Required National AMA; no moratorium | Stronger coastal appeal; one of higher-priced submarkets in Heraklion area |
| Nea Alikarnassos | €1,700–€2,200 (₪5,876–₪7,604) | 6%–8% | License Required National AMA; no moratorium | Lower-entry airport-adjacent; value-oriented urban submarket |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Investment Areas in Heraklion (Crete)
Hersonissos
Crete's highest-volume short-let resort town ~25km east of Heraklion; mature tourism infrastructure and the strongest STR occupancy on the north coast.
Prix de €1,900/m² (₪6,567/m²)
Agia Pelagia
Upscale horseshoe-bay seaside resort west of Heraklion; villa and boutique-apartment market with premium sea-view pricing and golden-visa-grade stock.
Prix de €1,900/m² (₪6,567/m²)
Gouves
Established beach-resort strip between Heraklion and Hersonissos; mid-range holiday apartments with reliable summer demand and easier entry prices.
Prix de €1,900/m² (₪6,567/m²)
Kokkini Hani
Coastal suburb 14km east of the city; holiday homes plus long-let to professionals, blending STR upside with year-round tenancy stability.
Prix de €1,900/m² (₪6,567/m²)
Heraklion City Center
Best for mixed LTR/student/furnished/corporate demand; university adjacency
Prix de €1,900/m² (₪6,567/m²)
Analipsi / Anissaras
Quiet villa enclave adjacent to Hersonissos favoured by Northern-European second-home buyers; new-build villas with pools at the golden-visa threshold.
Prix de €1,900/m² (₪6,567/m²)
Gazi / Amoudara
Stronger coastal appeal; one of higher-priced submarkets in Heraklion area
Prix de €2,200/m² (₪7,604/m²)
Nea Alikarnassos
Lower-entry airport-adjacent; value-oriented urban submarket
Prix de €1,700/m² (₪5,876/m²)
Éditorial | CASABROVA
Tous les articles →CASABROVA Global Investor Briefing — June 2026
June’s briefing is a one-time Score reset: Netherlands, Ireland and Poland cluster at the top; Spain, Portugal and Czechia remain in withdrawal; Greece is at peak; Germany and the UK move toward recovery; Romania enters the Virtual Portfolio.
Global Investor Briefing — May 2026
Scores were stable this month — the real stories are a generational currency window for shekel buyers, Greece emerging as a withdrawal candidate while Spain surprisingly holds at peak, and three markets moving from correction into recovery.
Regulation on Steroids: Why Greece is Pushing Investors Away (And Why Cyprus is the Answer)
Greece has entered a phase of "regulation on steroids," systematically dismantling the very incentives that saved its real estate market a decade ago. Smart money is crossing the Mediterranean to Cyprus.
The Silent Wealth Migration: Capital Flight from the UK to Cyprus and the UAE
The UK Non-Dom regime is dead. CASABROVA tracks where UHNWI capital is flowing — and the luxury property squeeze it will trigger in Cyprus and Dubai.
Service Providers in Heraklion (Crete)
Avocats, courtiers, gestionnaires immobiliers, entrepreneurs
Voir tous les fournisseurs→Market Review — Heraklion (Crete)
Heraklion, Crete's capital and Greece's fourth-largest city, combines island living with genuine urban infrastructure. As the gateway to Knossos and Crete's north coast resorts, the city benefits from one of Greece's busiest airports.
Property prices of €1,900–2,300/m² offer excellent value compared to mainland Athens, while the island's extended tourist season — often stretching from April through November — supports both short-term and long-term rental strategies. Heraklion's university and hospital complex provide year-round tenant demand beyond the tourist segment.
Crete's unique position as a year-round destination rather than a purely seasonal island sets Heraklion apart from typical Greek island investments. The combination of urban amenities, cultural tourism, beach tourism, and a growing digital nomad community creates multiple revenue streams for savvy property investors.
Dernière mise à jour : June 20, 2026
Discussions — Heraklion (Crete)
Partagez des idées, posez des questions et discutez avec d’autres investisseurs
Pas encore de discussions — soyez les premiers !