Why older homes in Corfu are worth a look

Older houses in Corfu have thick stone walls, shaded courtyards, and character you won’t get in new builds. Many sit in villages with sea views or in Corfu Town’s lanes. Prices can be fair compared with fully renovated homes, and you can shape the space to your taste.

The flip side: you’ll deal with moisture, dated wiring, old roofs, and Greek paperwork. Go in with clear eyes and a plan.

What “older” usually means here

• Traditional stone houses in villages (often pre-1955)

• Town apartments in mid-century blocks (1960s–1980s)

• Holiday homes from the 1990s that need a refresh

Each type comes with different work: structure and damp for stone houses, services and insulation for mid-century, kitchens and bathrooms for 1990s homes.

Due-diligence checklist before you make an offer

Ask your agent and lawyer to line up these items before you commit:

• Engineer’s survey (static/structural check, roof condition, damp mapping)

• Topographic plan and cadastre extract (plot limits, access, easements)

• Title chain and encumbrance check at the land registry

• Planning status: any unapproved changes or additions

• Zoning: coastal setbacks, forest maps, protected areas, Old Town rules

• Utilities: power supply, water pressure, sewage or septic, road access

• Heritage status: listed building or conservation zone rules

• Noise and neighborhood: bars nearby, seasonal traffic, parking

Tip: make the offer subject to survey and legal checks with a clear time limit.

Legal points unique to Greece (keep these tight)

• Unauthorized works: Many homes have past changes (extra m², altered layouts). An engineer must confirm legality or file a legalization under current law before transfer.

• Engineer’s “no-violation” certificate is required for the sale deed.

• Forest and coastal zones can restrict building or extensions.

• Listed/Old Town buildings often need special approvals and traditional methods.

• Change of use (e.g., store to home) needs permit, not just decoration.

A local lawyer and engineer are non-negotiable.

Permits: what you’ll likely need

• Small-scale permit for minor works (windows, internal repairs, bathrooms, HVAC)

• Full building permit for structural changes, new roofs, new openings, major MEP

• Archaeology/Heritage approvals for protected areas or listed façades

• Energy study for big upgrades under Greek energy rules

Start permit prep early. Approvals can take time, especially in spring and summer.

Costs and timelines (ballpark only)

Every house is different, but for planning:

• Cosmetic refresh (paint, basic kitchen/bath): allow a modest budget and 4–8 weeks.

• Mid-level renovation (new kitchen/baths, wiring, plumbing, floors, windows, AC, damp fixes): allow a medium budget and 3–6 months.

• Heavy works (roof, structure, extensions, heritage methods, full MEP): allow a larger budget and 6–12+ months.

Add a 10–20% contingency for surprises (you will use it). On an island, lead times for materials and trades can stretch in peak season.

Common issues in older Corfu homes (and how to handle them)

Moisture and salt air

• Fix roof leaks first.

• Add proper gutters and ground drainage.

• Use breathable plasters and paints on stone. Avoid trapping moisture.

• Treat rising damp with injection systems or physical barriers where suitable.

Roofs

• Inspect tiles, membrane, timber.

• Many old roofs need new underlay and some timber replacement.

• Add insulation during roof works to cut summer heat.

Electrics and plumbing

• Full rewire with modern RCDs and extra circuits (kitchen, AC).

• Replace old iron or PVC plumbing, add pressure control, new water heater.

• Consider solar hot water; it works well here.

Windows and doors

• Double glazing with thermal breaks helps with heat and noise.

• Keep shutters; they are great for shade and storm protection.

Septic and sewage

• Some villages still use septic tanks. Check size, condition, and distance from wells.

• Where mains sewage exists, budget to connect.

Thermal comfort

• Insulate roof/ceiling as priority.

• Add wall insulation where feasible (internal on stone to keep façade).

• Install efficient AC/heat pumps; wood stoves can help in winter.

Outdoor areas

• Fix terraces with proper falls and waterproofing.

• Use non-slip tiles; add pergolas for shade.

• Plan storage for beach gear, bikes, and garden tools.

Working with local pros

• Agent: shortlists true matches, warns on micro-location issues.

• Lawyer: titles, permits, contracts, taxes, and closing.

• Civil/structural engineer: survey, plans, permit filings, site oversight.

• Architect: layouts that suit Corfiot climate, heritage details.

• Contractor: fixed scope, staged payments, clear schedule.

Get two to three quotes with a written scope and timeline. Pay by milestones, not by the week.

Renting it out after renovation

If you plan short-term lettings:

• You must register the property and the listings with the tax authority, and in some cases obtain a tourism license depending on services and unit count.

• Add smoke alarms, fire extinguisher, CO alarm (if gas), and exit info.

• Keep manuals, warranties, and an inventory.

• Set house rules for AC use and quiet hours to avoid neighbor issues.

For long-term lets: draft a clear lease, record meter readings, and set a maintenance process.

Smart ways to save and add value

• Combine messy works (roof, wiring, plumbing) in one phase.

• Choose durable finishes: porcelain tiles, marine-grade hardware, corrosion-resistant fixtures.

• Pre-wire for internet, CCTV, and future solar.

• Create a shaded outdoor room; buyers and guests love it.

• Add a legal parking spot if the plot allows—big value in tight streets.

Simple renovation timeline

1. Week 0–2: Offer subject to survey and legal checks

2. Week 2–6: Full survey, legal due diligence

3. Week 6–10: Design, scope, quotes, permit filings

4. Month 3–8+: Works on site (depends on scope)

5. Final: Inspections, completion docs, energy certificate, snagging

Aim heavy work for autumn–spring. Summer is tight for trades and deliveries.

Taxes and running costs to expect

• Purchase costs: transfer tax, notary, land registry, legal, engineer.

• Annual: property tax, waste fee on the power bill, insurance, garden/pool care if any.

• Renovation VAT may apply on materials and services; your accountant will guide you.

Quick buyer’s checklist

• Engineer’s survey and moisture report

• Roof plan and needed fixes

• Wiring and plumbing plan

• Permit path agreed in writing

• Legal status of every m²

• Utility capacity and sewage plan

• Phased budget with 10–20% contingency

• Contract with timeline and milestones

Need local help with shortlisting, surveys, permits, and trusted crews? Start here: chaserealestatecorfu.com and our buyer guide at chaserealestatecorfu.com/guide/.