Athens Riviera · Compare
Vouliagmeni vs Varkiza: which one suits you?
Neighbours on the coastal road: villas around a lake and a marina, or a beach town on a sandy bay.
In short
The short answer
- Median asking price per m²: 9.513 €/m² in Vouliagmeni, 5.597 €/m² in Varkiza.
- Vouliagmeni has the lake, Astir Beach and its marina. Varkiza has a long sandy bay, Yabanaki beach and a small harbour, with a centre you can walk.
- For sale now: 9 homes in Vouliagmeni and 11 in Varkiza.
- Our Vouliagmeni figures include Kavouri. Updated 27 October 2026.
Side by side
The numbers
| — | Vouliagmeni | Varkiza |
|---|---|---|
| For sale | 9 | 11 |
| To rent | 14 | 8 |
| Median asking | 1.625.000 € | 570.000 € |
| Median €/m² | 9.513 €/m² | 5.597 €/m² |
| Median rent | 2.375 €/mo | 3.400 €/mo |
| Price range (sale) | 195.000 € – 5.750.000 € | 150.000 € – 3.000.000 € |
Asking prices from Aquarium's own live listings, not transaction prices. Updated 27 October 2026. How we compute it
The places
What each is known for
Vouliagmeni
- Lake Vouliagmeni
- Astir Beach and the Four Seasons Astir Palace
- Vouliagmeni Marina
- Low-density villas on landscaped plots
Varkiza
- Long sandy bay with organised beaches
- Yabanaki beach
- Small harbour
- Walkable centre near the beach
Verdict
How they differ
Price
On our listings today, Vouliagmeni asks about 70% more per square metre than Varkiza. Median asking price: 1.625.000 € in Vouliagmeni, 570.000 € in Varkiza. In Varkiza, flats on the seafront and houses on the slopes above the bay are priced differently, so compare the same kind of home.
Life there
Varkiza is a small town that stays open all year. Cafés and shops sit next to the beach, and most errands can be done on foot. Vouliagmeni is quieter and more spread out, with the lake and Astir Beach as its landmarks and the car for most things.
What you get for the money
In Vouliagmeni the budget goes into setting and land: villas, landscaped plots, low density. In Varkiza it buys closeness to the beach: apartments near the bay for couples, and houses on the slopes for families.
Choosing
Which one for you
Choose Vouliagmeni if you want a low-density setting with the lake and Astir Beach close by.
Choose Varkiza if you want a sandy beach on foot and a centre that is open all year.
Listings
A few homes on each side
Vouliagmeni
Kavouri, Vouliagmeni
DETACHED HOUSE VOYLIAGMENI
5.750.000 €
Kentro, Vouliagmeni
VOULIAGMENI EXCEPTIONAL PROPERTY WITH SEA VIEW
3.600.000 €
Kavouri, Vouliagmeni
Maisonette for sale - Vouliagmeni Kavouri
2.650.000 €
Kentro, Vouliagmeni
Maisonette for sale - Vouliagmeni Center
2.400.000 €
Varkiza
Varkiza, Vari
Classic Villa for Sale
3.000.000 €
Varkiza, Vari
DETACHED HOUSE IN VARKIZA WITH GARDEN AND POOL
2.000.000 €
Varkiza, Vari
Detached house for sale - Vari- Varkiza Varkiza
1.800.000 €
Varkiza, Vari
Maisonette in Vari
1.180.000 €
FAQ
Questions about Vouliagmeni and Varkiza
How do prices per m² compare in Vouliagmeni and Varkiza?
The median asking price per m² on our listings is 9.513 €/m² in Vouliagmeni and 5.597 €/m² in Varkiza. Vouliagmeni is higher by about 70%. The Vouliagmeni figure includes Kavouri.
Which is quieter?
Vouliagmeni, for most of the year. Varkiza is quiet in winter, but in summer its beaches, Yabanaki included, bring in day visitors.
Which is better for a second home?
Both work as summer homes. In Varkiza the beach and the centre are on foot, which helps if you come without a car. Vouliagmeni suits a second home where privacy matters more.
Which has more homes to rent?
We list 14 homes to rent in Vouliagmeni and 8 in Varkiza today. Median asking rent: 2.375 € a month in Vouliagmeni, 3.400 € in Varkiza. Varkiza rents all year, with extra interest in summer.