Villa De Lujo De 248 M² Con Vistas Al Mar — 4.500.000€ — Ammoudara, Agios Nikolaos

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This exceptional luxury property is located in a privileged position overlooking Mirabello Bay, offering privacy, spacious interiors and significant potential for private use or investment.

Location and Views

Located in Agios Nikolaos, Crete, the villa enjoys panoramic views over Mirabello Bay, approximately 200 m from the beach and 3 km from the town centre.

Property Areas and Asking Price

Private plot: 5,605.62 m²
Total stated built area: 544.52 m² across three levels, plus an enclosed 40 m² garage accommodating two cars, which is excluded from the above total.
Asking price: €4,500,000 in its current condition.

Two Alternative Investment Configurations

With appropriate design and completion of the required works, two main options can be considered:
Two independent residences for rental, each with its own swimming pool: The main residence would occupy the two upper levels, while a second residence would be created on the lower level with independent access. Alternatively, the owner could use one residence privately and rent out the other.
One unified villa for private use or rental: The lower level could be integrated into the overall accommodation, providing additional bedrooms, guest accommodation, leisure areas, a gym or wellness facilities.
The final layout and permitted uses, including the possibility of operating the two residences independently as tourist accommodation, are subject to architectural review and the required approvals. No rental income or investment return is guaranteed.

The Main Residence

Built in 2004, with the main and upper levels renovated in 2023.
Main level — 174.12 m²: Fully equipped Italian kitchen, living and dining areas, fireplace, study and guest WC.
Upper level — 122.12 m²: Three bedrooms with balconies and two bathrooms, including the principal bedroom’s en-suite bathroom with a whirlpool bathtub.
The renovated levels are habitable and include beds, mattresses, lighting, curtains and balcony seating. Final living-room furniture and furnishings for the 52 m² space are not included in the asking price.

The 52 m² Space

This space is included in the main-level area. It can retain its existing layout or be configured as an outdoor lounge with a pergola or as an enclosed winter garden, subject to appropriate design and the required approvals.

The Independent Lower Level

248.28 m², comprising a living area, four multipurpose rooms, two storage rooms/cellars, a bathroom and a sauna. The space requires renovation and is recorded as a basement in the technical plans.

Two Proposed Swimming Pools

The internal dimensions of the pools are:
Pool 1: 14.50 × 6.05 m.
Pool 2: 11.80 × 5.70 m.
Excavation works have been completed, while construction, installations and commissioning remain outstanding. Permit number 1513608 states a validity period from 10 July 2025 to 10 July 2029. Photorealistic images illustrate proposed configurations and must not be presented as photographs of completed works.

Completion of Works by the Owner and Constructor

A separate quotation can be provided for the construction of the pools, renovation of the lower level and configuration of the 52 m² space.
Indicative completion periods:
Swimming pools: 2–3 months.
Lower level or combined completion of the works: 4–5 months.
These timeframes depend on the agreed designs, permits, scope of works and construction schedule. Furniture delivery is subject to suppliers’ schedules. The buyer remains free to appoint another contractor. All additional works are priced separately and are not included in the property’s purchase price.

Facilities and Access

Quiet access via a cul-de-sac, two sliding gates with independent video intercom systems, heat-pump heating and cooling, double-glazed windows and automated systems.
Water storage tank: 20,000 litres (20 m³).
According to the owner, an existing borehole supplying brackish water is also available for filling the swimming pools.

Property Care and Management

Services can be arranged under a separate agreement, including property preparation before guest arrivals, cleaning, rental management, garden and pool maintenance, and technical support.

New Infrastructure and Major Investment Projects

The wider area is attracting significant investment, including Mirum’s Elounda Hills project, which plans to incorporate residences, hotel facilities and a marina. The existing Agios Nikolaos Marina already serves the town.
The new Kastelli International Airport, once operational, is expected to improve accessibility to the area. The estimated driving time from the villa is approximately 30 minutes, based on a route driven by the owner. These developments do not guarantee future capital appreciation.

Supporting Material

A presentation, video, photographs of the property’s existing condition, proposed architectural visualisations, floor plans, permits and the professional profile of the owner and constructor are available.
Separate information regarding the Non-Dom tax regime is also provided and should be assessed by a qualified tax adviser. Purchasing the villa does not automatically confer eligibility for this regime.

Contact Details

Paraskevi Pitsouli
Founder & CEO
THE AGENCY MECE
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