Walled Garden House - Property For Sale on Hydra Island

Walled Garden House For Sale in Upper Kamini

Price: €450,000


Substantial Hydra real estate in need of modernisation and renovation. This 3 level house for sale offers a lot of potential and could easily provide up to 4 large bedrooms (planning permission required). The walled garden is large and there are panoramic sea views. In it's current format, the house has 2 - 3 bedrooms.


Living Space: 140 m2

Plot Size: To be confirmed (Approximately 350m2)

Location: Upper Kamini


  • 3 levels
  • Entrance courtyard
  • Top floor: 1 open plan large room with spectacular sea views
  • Ground Floor: Entrance hall, 3 rooms, under stairs storage
  • Lower Floor: 1 open plan kitchen/dining room
  • Garden: walled, with 2 storage rooms, established trees & wonderful sea views.
  • Internal & external stairs
  • 2 freshwater cisternas


The house is at least 200 years old and in structurally sound condition although obviously in need of renovation and modernisation. It is by no means a rebuild project and much of the material can be reclaimed/refurbished to maintain the authenticity of this beautiful Hydra house. The most substantial job will be the plumbing as currently there is only rudimentary external sanitation so no internal bathrooms. While the building was wired for electricity probably in the early 70's it is limited and only single phase so modern boards and wiring will need to be installed to cope with today's demands for air-conditioning and sockets. Having said that, this property need not necessarily require as much building work as other similarly aged properties for sale on Hydra.



Ground Floor


From the street, there is a private entrance courtyard which is partially planted with a rose bed.


A short flight of steps lead up to the entrance hall, which is almost square, and an independent entrance to Room 3.


Priest's house for sale on Hydra Island Greece. Ground floor entrance hall


From left to right, the entrance hall doors open to:


  • Room 1
  • Under stairs storage
  • Room 2
  • Staircase to upper floor


Room 2 is the smallest room on the ground floor but is still a good size (more than adequate as a double bedroom). It is in in the corner of the building and is used (internally) to pass through to Room 3.


Room 1 (left off entrance hall) end window to approach road.


Room 1 has windows overlooking the street that runs behind the house and one that overlooks the open area of ground to the side approach of the house.


Room 2 looking through to Room 3 (grey partially glazed door to entrance hall).


Room 2 has one window overlooking the street that runs behind the property. The double doors into this room from the entrance hall and the double doors that pass through into Room 3, are partially glazed to provide extra light for this corner room. The wall, behind the wardrobe shown in the photo above, is an external wall. In the garden, attached to this wall is a small stone built room that currently does duty as a rudimentary outside toilet. This would be a logical place to bring in a connection to the town plumbing system (subject to planning permission).


Room 3 looking towards Room 2 showing independent double entrance door to left corner, (left window overlooking entrance courtyard).


Room 3 has an independent entrance from the top of the steps from the entrance courtyard. Internally it is accessed via Room 2. Room 3 has windows on three sides offering views of the courtyard, the garden and the sea. The wall to the right in the photo above is the external wall of the garden. Again, subject to planning permission, it would be logical to bring plumbing into this room for an en-suite in the corner opposite the external entrance doors. Room 3 also has a trapdoor staircase down to the kitchen/dining room on the lower floor.


With the exception of the entrance hall floor, which is of painted flag stones, the flooring throughout the three ground floor rooms are of the old wide planks that have been painted. The ceilings are medium height by Hydra standards and also of painted wood. Much of the woodwork, including internal doors, can be reclaimed and renovated as there is little rot or worm, just a lack of maintenance to deal with.


Top Floor


The top floor is currently one huge rectangular room with multiple windows offering views to all points of the compass. The sea views are panoramic and you can see both the harbours of Kamini and Hydra.


The top floor was recently repaired although not completely finished to allow potential buyers to choose their own flooring and wall finishing. The floor is reinforced concrete and the walls have been rendered. The ceiling is left open to the roof rafters which are in good condition. Incoming owners will need to replace/renovate the windows, which have internal shutters.


Hydra real estate Copyright HydraDirect. Top floor looking east, end windows overlooking open ground to side of property, left windows overlooking sea, trap door stairs to ground floor.


Depending upon the requirements of an incoming owner this room could be left as one multi-purpose living space or could easily be divided into a combination of bedrooms and/or living space. 


Hydra property for sale (Copyright HydraDirect). Top floor looking west, end window overlooking garden, windows to right overlooking the sea.


Note: The west end of the upper floor, subject to planning permission, would be a logical place to install a bathroom or kitchenette as it would be the simplest place to connect in this corner to the mains from the street (as per suggestions for inside bathrooms mentioned above).


Hydra houses for sale. Part of the view from the upper floor, facing north overlooking Kamini and the sea across to the Peloponnese mainland (Copyright HydraDirect).
Lower Floor


The lower floor can be accessed via an internal trapdoor stair from Room 3 or externally from the entrance courtyard.


Hydra real estate. Lower floor kitchen/dining room (copyright HydraDirect)


This floor comprises one large kitchen/dining room with a door and window overlooking the courtyard, and opposite, a door and window overlooking the garden.


Under the kitchen/dining room there is a large freshwater cisterna with the well head at the bottom of the internal stairs. The floor throughout is of stone and concrete as it forms the roof of the cisterna.


Lower floor entrance from courtyard. (Copyright HydraDirect)
Hydra real estate (Copyright HydraDirect). Lower floor cisterna well head and internal stairs to Room 3.


The kitchen cisterna is in working condition and supplies the house with rainwater for washing up, etc., drawn from the well head. Eventually and with permission, this cisterna could easily be incorporated with town supplied water to supplement consumption in the house.


The wooden ceiling is much lower than in the rest of the house but still sufficiently high for even a tall person to stand upright. 



Garden & Outside Space


The garden is charming and perfectly positioned to catch the afternoon sun and evening sunset with glorious views of the sea. It is walled on all sides with a garden door from the street that runs along the wall to the back. Parts of the garden are already raised, which will make perfect dining areas as you can then see over the lower wall even when seated to enjoy the view.


Hydra houses for sale. Part of the view from the garden (Copyright HydraDirect).


Within the garden there are well established orange, pomegranate & olive trees as well as a stand of bamboo and a perfectly shaped cypress tree.


Property for sale on Hydra Island Greece. The garden looking west taken from the kitchen/dining room door (Copyright HydraDirect).
To the far west end of the garden there is another freshwater cisterna, which if repaired, will provide plenty of water for the garden to keep the costs down. There is a lot of ready cut, hand-tooled square stones, currently in piles around the garden, which can be used to rebuild walls or lay paths, etc.
Up steps to the left as you exit the lower floor, you will find a small rudimentary bathroom, which is a stone built room constructed in the right-angle where the exterior house wall is tied in with the end of the upper garden wall. Given the age of the property, it is likely (but must be verified) that below the 'bathroom' there will be a traditional 'vothros' (naturally draining cesspit). Subject to planning permission, it would be logical to bring piping for mains sewage and water into the property at this position from the street that runs behind the garden wall.
To the right as you exit the lower floor, there is a large storage room built into the lower garden wall. This will be perfect to winter store your garden furniture and gardening tools.
Hydra real estate. Basic external toilet (Copyright HydraDirect)
Hydra Homes For Sale via HydraDirect Garden storage room built into the lower garden wall.

In the courtyard there is a large raised flower bed planted with well established white rose bushes. These will need aggressive pruning because they have a lot of dead wood and some disease but certainly with care and attention could quickly be brought back to full glory.


Hydra real estate. Raised rose bed in entrance courtyard (Copyright HydraDirect)
Properties for sale on Hydra Island Greece. Courtyard to street exit showing raised rose bed.


Neighbourhood & Location


The house is located in the residential area of Upper Kamini close to the oldest inhabited part of Hydra. The neighbours are a mix of local Hydriot residents and a few foreign owners from England, France, Germany and Sweden. Although quiet, there are plenty of full-time residents to stop the area feeling like an 'abandoned zone' in winter.


Unlike the lower parts of Kamini and Hydra, there is more space between the houses of Upper Kamini with lots of areas of planting and spring growth making it feel more rural. The streets and steps up to the house from either Kamini or Hydra harbours are well maintained. 


St Christopher

The closest church is the Byzantine St. Christopher although it is not open for regular services so bells are only heard on feast days and the name day of the church.


The closest shop for supplies is the Gavrilis Provisions Store who are happy to do home delivery. 


Photo Gallery



Construction & Repairs


Please note that all construction and often even interior repairs require permits before you start work. For contact information to discuss ideas and obtain provisional pricing please click this link for Builders, Trades & Property Maintenance.


Enquiries & Viewing Arrangements


In the first instance all enquiries and viewing requests must be sent by email using the form below. (Your email address will never be used for any other purpose than to reply to you with regard to your enquiry about this specific property.)


For security purposes, sight of proof of ID and Address must be provided prior to viewing. (For example: International Driving License that shows full name as well as address.) All viewings are accompanied without exception.


At least 24 hours notice of viewing is required to ensure that the key holder is available to provide access. You will also be asked for a mobile number prior to any viewing so we can contact you if there are any last minute changes.


Please visit The Buying Process to acquaint yourself with the legal requirements as a buyer and what to expect when buying a property on Hydra.

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​The express purpose of this advert is to allow a potential buyer and seller (advertiser) to communicate and deal directly with one another without either party having to pay a fee or commission to an estate agent.


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  1. This advert space has been paid for, and the content prepared at the owners' request by Kelsey Edwards of HydraDirect and approved by the owner for publication, advertising and promotional purposes.
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Published 26th April 2017

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