Kiafa House for sale by owner - Hydra Island, Greece


Impeccably presented, 3 en-suite bedrooms, detached, house for sale in the area of Kiafa on Hydra Island, Greece with spectacular views. Spacious, airy, light, good flow between living spaces with views from all areas that are enviable. 3 floors including garden/basement rooms, stone boundary walls, built and finished to very high specification (completed in 1996), very well planned and laid out for convenient living and specifically for economic running. Each floor can be independent of the others. Multiple covered and open terraces/balconies to take advantage of the sun/shade at different times of the day/year. Possibility to turn garden/basement rooms into 2 additional self-contained en-suite bedrooms.


View from west dining terrace.


This property for sale is on the boundary of the upper reaches of the Hydra town plan close to Aghios Konstandinos Church in one of the most historically interesting areas of Hydra Island, Greece. Offered 'For Sale By Owner - FSBO'.


Asking Price: €750,000 REDUCED TO €690,000


Plot Size: 289 sqm (3111 sq ft)

Internal Living Space: 217 sqm (2336 sq ft)

Outside Space (open): 87 sqm (936 sq ft) (not including garden 

Outside Space (covered): 61 sqm (657 sq ft)



First Floor (Main)


Living space: 114 sqm - 1227 sq ft

Outside space (open): 22 sqm - 237 sq ft

Outside space (covered): 35 sqm - 377 sq ft


The first floor accommodation comprises: open plan living/dining room, fitted & equipped kitchen, two en-suite double bedrooms with fitted wardrobes and independent access, four outside areas & two large storage spaces.

First (main) floor open plan sitting/dining area.

Approaching from the east to the boundary door to top terrace of a series of landscaped levels, up external steps to main front door. Main floor comprising:


Entrance area, which is on the half-landing of internal stairs. Stairs down to main first floor, stairs up to second floor. Taking stairs down to:


Sitting/dining room (48 sqm - 485 sq ft) with two double-glazed double-doors to sea facing covered dining patio (25 sqm) with distinctive arches. This is a well-proportioned L-shaped room with open plan steps to the kitchen at the rear of property.


The sitting area is well appointed with wall lights and plenty of electricity points. The space under the stairs is accessed by a small door (hidden behind the sofa) and is well organised, clean, dry and large enough to accommodate empty suitcases and all outside cushions for all terraces as well as the oil-filled electric radiators used during winter.


Two doors from first (main) floor sitting room onto this north (sea) facing covered dining terrace.


In addition to the arched dining terrace, there is another set of double, glazed-glazed double-doors to a second open terrace to the west (sunset) side of the property, under which is a 40 cubic meter water tank. So you have a choice of dining under cover or under the stars at night.


West dining terrace, screened door to dining area of first (main) floor.

The dining area in the narrow part of the L-shaped living space is large enough to accommodate a table to seat 8 people very comfortably.



In the corner of the dining area, just before you go up the steps to the kitchen, there is a door to a walk-in storage cupboard under the section of the internal stairs that goes up to the second floor. This is a long narrow storage space with rack and shelving to one side and is a perfect store area for provisions, dry goods, water and refreshments, tools and house hold items such as mops, brooms, ironing board etc.



The U-shaped kitchen (16 sqm - 172 sq ft) has been very well thought out with plenty of cupboards and drawers including corner unit internal fittings. The white goods in the kitchen are included as fixtures and fittings: full-size dishwasher, electric oven, hob and extractor fan and larder fridge freezer. There is a double stainless steel sink fitted under the window in the rear wall.


Double Bedroom 1 ( 24 sqm - 258 sq ft) - to the right of the kitchen (west side) that is a large double bedroom with en-suite shower, ample built-in wardrobe and drawers. 


Bedroom 1.


Bedroom 1 has west and north (sea facing windows) and a door (both the door and window are double-glazed) to a raised patio overlooking all of Hydra! It is possible to enter the property from the west boundary door onto the dining terrace (above the water tank), then up to the raised patio and into this bedroom without going through the rest of the house and disturbing other occupants.


Bedroom 1 Patio above the main west side dining terrace.


Double Bedroom 2 (18 sqm - 194 sq ft) is on the main floor of the kitchen (left as you look into the kitchen from the dining area) and has an east facing terrace. As with Bedroom 1, this room also has independent access via a solid wooden door (with external fly screen door) under the external stairs to the top floor. The terrace of bedroom 2 is covered and catches the early morning sun.


Bedroom 2.


Top Floor


Floor Space: 67 sqm - 721 sq ft

Open terrace: 65 sqm - 670 sq ft (includes fixed sun shade of 16 sqm)

Covered outside space: 7 sqm - 75 sq ft


Comprising: central open plan living area with carved, solid wood partition to (west side) large en-suite double master bedroom with fitted wardrobes, (to east side) fitted & equipped kitchenette, additional guest shower room, a covered entrance terrace and a large sea facing terrace. Above internal staircase there is a large walk-in storage room and the top floor can be separated and made completely private from the main floor with doors to close off the top of the stairs.


Top floor taken from top of stairs looking across living space to master bedroom area behind partition.


The main sitting/living area (25 sqm - 269 sq ft) is in the centre of this floor at the top of the internal stairs. There are windows overlooking the views behind the house as well as doors and windows to the front/sea facing terrace with breath-taking views.


There is plenty of space to arrange sitting as well as dining furniture in this area and the whole of this floor can be made independent of the rest of the house by simply closing the heavy wooden flaps over the internal staircase. This floor would then be entered from the door between the kitchenette and guest shower room, up external steps from the east boundary door.


Above the stairs, behind a treated pine wood wall, there is a room sized store room with racked shelving.

The master bedroom (19 sqm - 205 sq ft) with an en-suite bathroom (6.5 sqm - 70 sq ft), is to the west side of this floor. 
To maximise light and air circulation, the master bedroom is partitioned from the living space by a hand carved hardwood screen (fixture included as fabric of building). In addition to built in wardrobes either side of the door to the master bathroom, there is plenty of room for additional bedroom furniture. The master bathroom has a full sized bath with shower over. To the sea facing side of the master bedroom there is a large window, (allowing you to see the view while you have your morning coffee in bed) and a glazed door to a balcony which leads to the main upper terrace.
Top floor: from master bedroom looking across living are to steps up to storage space above internal staircase.


The Kitchenette, Guest Shower Room & Independent Entrance (16.5 sqm - 178 sq ft - approximately 1/3 each) are off the central living space in the back east corner of the top floor. From outside, once through the east boundary door, a flight of external stone stairs lead up to a covered terrace (11 sqm - 118 sq ft), then through a door where the space divides the kitchenette from the guest shower room and then through to the central living space.


Independent entrance terrace (east) for top floor (covered 11 sqm - 118 sq ft)


The kitchenette is fitted with ample cupboards, drawers, electric oven & hob, sink and in the centre of the area (opposite the door to the covered terrace there is a larder fridge/freezer. Having the kitchenette on this floor allows flexibility of use (either the top floor can be used as a separate dwelling, or the kitchenette can be used for preparing food and drinks to have on the upper terrace without having to climb up and down the stairs to the main kitchen).


The guest shower room provides a WC, hand basin and shower and can be accessed either through the central sitting area of the top floor if you are entertaining guests on the top terrace, or guests can go up the external (east) staircase from the lower floor and gardens without having to go through the main living space of the top floor.


Top Floor Outside Space


Top floor terrace, photo taken in March.


The top floor terrace is a very spacious area with some built in seating to the front and a tiled permanent sunshade over the door and one window from the top floor living area. There is also a balcony in front of the door from the master bedroom giving access to this terrace.


There is also the east facing entrance terrace to the top floor for early morning sun.


Basement (lower ground floor)


Living space: 36 sqm - 388 sq ft

Adjacent fresh water storage: 40 cubic meters

Covered terrace: 19 sqm - 205 sq ft (open to lower garden)


Comprises: 2 equal sized rooms adjacent to water storage tank (sterna) opening to a covered terrace looking across the lowest part of the garden. Currently used as a utility room (with sink, washing machine & dryer) and a storage room. Could be decorated and used as two bedrooms or possibly convert what is currently a storage room into a mini gym with small indoor jacuzzi pool (as water could be supplied from the adjacent sterna).


Basement - lower ground floor opening into covered terrace opening to lower front garden. Sterna behind furthest wall.


As the property is built on a gentle slope cutting into the mountainside, the lower ground floor is a semi-basement with the front (north facing) side opening into the garden and the back without windows as it is dug out of the mountainside.


While this area is completely finished structurally including supply of electricity and water, etc and with partial doors and windows (to the left but not shown in the photo above), the current owners have not decorated or fully utilised this space. It is currently used as a laundry room and a storage room.


The basement consists of two equal sized rooms with the water storage tank (sterna) adjacent to the western room (you can see one wall of the sterna at the right hand side of the photo above).


Both rooms open to a covered terrace which looks out over the lowest level of the garden. The boundary wall has two shuttered and barred windows which if left open allow for 'bigger' views from the basement terrace, although it must be said that just outside the boundary wall there is a large fig tree which obscures the panoramic view during the summer at this lower level of the property.



Garden & Views


One of the delights of Hydra living is sitting outside to enjoy meals, have a drink under the stars and to admire the views. Kiafa House has a more than average choice of outside spaces to tempt you out-of-doors!


Kiafa House For Sale probably has one of the most spectacular views of the whole of Hydra laid out before you. The video below is the best way to show you what to expect!



The video was taken in May 2016 from the top floor main terrace, although it must be said that the view is the same if taken from the main floor covered dining terrace and the open terrace in front of bedroom 1. It starts looking west down the Vlychos Valley with long views showing Spetses Island in the background. Panning across to Kamini Village and Harbour with Dokos Island in the background, then round to Hydra Town and Harbour with the Peloponnese mainland across the Saronic Gulf. Continuing to the east showing the amphitheatre mountain sides that embrace Hydra Town and finishing at the Church of Aghios Konstandinos, the Patron Saint of Hydra.




The main garden is to the east and north (sea facing) sides of the property. It is accessed from the east boundary wall door. 


East side of terraced garden.


The garden is terraced down the east side of the house with stone steps between them. The deep flower beds are planted with a range of Mediterranean, drought resistant plants some of which are climbers and some are scented. The garden continues along stone paths to the lowest level to the front of the basement. There is outside lighting and plumbing to make watering the garden easy.



Construction & Utilities


This property for sale was built to exacting standards with only the very best materials used, planned and constructed with year round occupancy in mind as well as convenient, environmentally friendly home that is economic to run. It is so well insulated and aired that it is cool in the summer without the need for more than a couple of fans and retains warmth in the winter with only a couple of well positioned oil-filled electric radiators. The position of the covered terraces is such that the full summer sun does not raise the temperature of the main rooms and internal shutters ensure that it is convenient to close out the sun if necessary. The position of the house on the side of the hill ensures that air circulates well which further drops the temperature in the house during the summer. All windows and doors fit perfectly and so in winter regardless of what the weather is doing, the house is free from damp and easy to keep warm and snug.


Construction Material: Reinforced concrete, stone, plastered brick, ceramic floor tiles, African hard wood external doors and windows, treated mature pine for internal doors. The ceramic floor tiles are laid throughout the house, (not in the basement) and extend out to all terraces and balconies. The entire building and furnishings are totally hand-made as per
the very strict regulations of the laws that govern the traditional and greek island heritage character of this particular


Water: Supplied to the entire house via a 40 cubic meter water tank which can be filled by catching rain water or with the flick of a switch in the house, can draw water from the islands mains desalination water supply.


It should be noted that each shower room and both kitchens have their own hot water tanks which can be turned on and off independently from one another.


Sewage: The property has its own independent Vothros (a large bell shaped tradition filtration system which is buried deep under ground below the house). This is one of the most environmentally friendly methods of recycling waste from properties and should not be confused with a septic tank (which needs emptying). The Vothros is in excellent working order.


Electricity: Supplied by the main town system. For maximum efficiency, each floor has it's own fuse board, making it possible to separate the property into three dwellings easily. 


Telephone/Internet: Supplied by the main town system.


Windows: Without exception, all windows are painted, African hardwood and are fitted with internal shutter, double-glazed inward opening windows and all fitted with fly-screens. Some windows also have traditional security grills (although these days they are decorative rather than a necessity!).


Doors: All external doors are painted, African hardwood and fitted with outward opening metal framed flyscreen doors with magnets to ensure that they close properly and don't let flies in. And as with all the windows, the glass used is double-glazed. The only exception is the eastern most door from the living room on the main floor to the arched covered patio, which is painted to the same standard and double-glazed but as rarely used for access to the patio, it does not have a fly-screen door.


Woodwork Condition: The hard wood used for doors and windows etc, ensures that the paint work is in impeccable condition and will continue to be easy to maintain in the future as there is no wood rot whatsoever.


Decorative Condition: As this property was built and fitted to a very high standard in the first place using only the best materials, and has been maintained to an impeccable standard of decorative repair, the house is in a 'move in tomorrow' condition with no decorative repair necessary other than to add your own taste.



Neighbourhood and Approach


Kiafa is one of the oldest residential areas of Hydra and even though it is not as heavily built up as the main town, there is a high percentage of properties in the area that are lived in year round. Neighbours include local Hydriot families as well as ex-pats from Sweden, Germany, England, France, Italy and Austria.


East elevation


Right next door is a tiny chapel which doesn't have a bell and is used for one service a year. To the east from the upper terrace you can see the bell tower of Aghios Konstandinos but even though it is used on a regular basis, you will rarely be disturbed by bells ringing.


There are numerous routes up from the town for you to choose from, but the most straight-forward route would be: From Hydra harbour, head inland on the Andreas Miaoulis Street all the way to the Gorojannis historical mansion and fork right to Kala Pigadi (Good Wells). Then take the steps up to Aghios Konstandinos but turn right below the church. Follow the path to the next junction and take the left fork, then next left under the old stone arch. Follow the lane and take the next left, up the stairs and turn right. You will then follow a track to the property and approach it from the east.


All of the supermarkets will deliver supplies and provisions to the house free of charge when you shop with them. The services of a local muleteer are used to bring luggage and other items to the house.



Arrangements for Viewing and Enquiry Contact Details


This house for sale in Hydra is offered for sale by owners Mr & Mrs Georgiou (fluent Greek, French & English).


The asking price is €690,000 unfurnished but including fixtures, fittings and white goods. However, some items of furniture could be negotiated for an additional cost.


In the first instance please contact Mr Sotirios (Steve) Georgiou by email using the secure form below.


Viewing is strictly by previously arranged booking. Please also note that in line with International Real Estate Law, proof of ID and current place of residence will be required prior to any viewing. (Photo ID such as passport or driving licence - recent utility bill, but not phone/internet.)

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Mr. Sotirios (Steve) Georgiou and Mrs. Antonia Georgiou with friends.


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