THE RESIDENCES BY IKIES

NEW-BUILD HOMES
& VILLAS FOR SALE
IN GREECE.

A growing collection of architect-designed new-build and off-plan residences for buyers seeking a more considered route to owning a home in Greece.
VIEW CURRENT RESIDENCE
JOIN FUTURE RELEASES
NEW-BUILD HOMES
OFF-PLAN VILLAS
GREEK ISLAND LIVING
ARCHITECT-DESIGNED
VACATION & RETIREMENT
PERSONAL USE + RENTAL
A DIFFERENT ROUTE TO OWNING IN GREECE

WHAT ARE THE
IKIES RESIDENCES?

The Residences is a growing collection of architect-designed new-build and off-plan homes for sale in Greece, beginning with Pale Vale in Corfu. Each opportunity is shaped around a specific site, a considered architectural concept, and a defined route toward construction.

Designed for foreign buyers seeking a vacation home, future retirement base, or residence that may also be rented, the collection offers a more guided alternative to starting with an anonymous development or a property listing whose design and building path remain unresolved.

ONLY ACTIVE OPPORTUNITIES

EACH RESIDENCE STATES WHAT IS ACTUALLY AVAILABLE.

Permit status, construction stage, specifications, price, ownership structure and available options are stated separately for each residence.

CURRENT RESIDENCES

The collection currently begins with Pale Vale in Corfu. Additional ikies residences will be added selectively as genuine opportunities become available.
FULLY PERMITTED · READY TO BUILD

PALE VALE,
CORFU

Pale Vale is a two-residence development set within a 2,489 sq. m. private plot in the lower valley of Gardelades, Corfu. The architecture uses restrained forms, natural materials and close connections between indoor and outdoor living.

The homes are offered with the architectural and permit work already developed, allowing the buyer to begin from a more advanced position than purchasing an untested plot and starting the design process from zero.

CORFU, GREECE

TWO RESIDENCES

APPROX. 97.8 SQ. M. EACH

TWO BEDROOMS

TWO BATHROOMS

PRIVATE NATURAL SETTING

OPTIONAL POOL & OUTDOOR UPGRADES

PERSONAL USE, RETIREMENT OR POTENTIAL RENTAL

VIEW PALE VALE
REQUEST THE BROCHURE

THE HOME HAS BEEN
DESIGNED BEFORE
IT IS MARKETED.

An ikies residence is an architectural project first and a property offering second.

SITE-SPECIFIC ARCHITECTURE

The design begins with the actual property, terrain, access and setting rather than a generic house type.

PROPERTY CONDITIONS CONSIDERED

Planning conditions and known site constraints are considered before the residence is offered.

PERMIT STATUS STATED

Each residence page explains the permit position that applies to that specific opportunity.

PROJECT-SPECIFIC MATERIALS

Specifications and material direction are defined by residence rather than applied across a generic catalogue.

PERSONAL AND RENTAL USE CONSIDERED

The layout is considered for real ownership patterns, including guests and possible rental use where appropriate.

ENGLISH-SPEAKING BUYER COMMUNICATION

International buyers receive direct native-English architectural and project-side communication.

WHAT DOES BUYING
OFF-PLAN MEAN?

An off-plan residence is purchased before construction is complete. Depending on the property, the design and permit may already exist while construction begins after the buyer commits.

The exact transaction and construction structure is explained on the individual residence page and in the project documents. Buyers should appoint their own Greek lawyer, notary, accountant and other independent advisers before committing.

OWNERSHIP STRUCTURE

LAND-SALE STRUCTURE

PERMIT STATUS

CONSTRUCTION CONTRACT

PAYMENT SCHEDULE

CUSTOMIZATION ALLOWANCE

COMPLETION PROGRAMME

INCLUDED AND OPTIONAL ITEMS

WHY BUYERS CHOOSE
A NEW-BUILD RESIDENCE.

New-build is not automatically cheaper, faster or simpler. Its value is that the design and project route can be defined from the beginning.

CURRENT LIVING EXPECTATIONS

The home starts with contemporary needs rather than inherited compromises.

NO EXISTING RENOVATION LAYERS

The buyer is not beginning with unknown alterations or an accumulated repair history.

DEFINED ARCHITECTURAL DIRECTION

The project already has a coherent design language and site response.

SELECTED FINISH OPTIONS

Certain finishes or upgrades may be selected where the residence and project stage allow.

ENERGY AND COMFORT FROM THE START

Comfort, shading, openings and building performance can be considered as part of the new design.

A MORE DIRECT STARTING POINT

A residence can begin further along than searching for land and designing from zero.

A HOME FOR YOUR
TIME IN GREECE —
AND THE MONTHS
YOU ARE AWAY.

Many foreign buyers want one home to support several chapters: personal holidays, longer seasonal stays, future retirement, family gatherings and potential rental use when they are away.

That combination needs to be considered in the architecture—not added as an afterthought.

BEDROOM & BATHROOM RELATIONSHIPS

GUEST PRIVACY

OWNER STORAGE

INDOOR-OUTDOOR LIVING

SHADE & ORIENTATION

VIEWS

MAINTENANCE

MATERIALS

PHOTOGRAPHIC APPEAL

PRACTICAL RENTAL USE

WHAT YOU WILL FIND
ON EACH RESIDENCE PAGE

The exact information varies by project. Each page should be read together with the property documents and independent professional advice.

LOCATION

CURRENT AVAILABILITY

PROPERTY & LAND INFORMATION

FLOOR AREA

BEDROOMS & BATHROOMS

ARCHITECTURAL CONCEPT

PERMIT STATUS

FLOOR PLANS & VISUAL MATERIAL

INCLUDED SPECIFICATIONS

OPTIONAL UPGRADES

INDICATIVE PROGRAMME WHERE AVAILABLE

PRICE OR ENQUIRY PROCESS

PAYMENT INFORMATION WHERE AVAILABLE

BROCHURE OR SPECIFICATION DOWNLOAD

EXPRESSION-OF-INTEREST FORM

HOW AN OFF-PLAN
RESIDENCE MAY
MOVE FORWARD

The exact purchase and construction process varies by residence and is confirmed in the property documents.
01

REVIEW THE RESIDENCE

Study the location, design, permit status, inclusions and options.
02

REQUEST THE PROPERTY INFORMATION

Receive the available brochure, plans, specifications and commercial information.
03

APPOINT INDEPENDENT ADVISERS

Have your lawyer, notary, accountant and other advisers review the proposed transaction.
04

CONFIRM THE RESIDENCE AND OPTIONS

Agree the selected home, included work and any permitted upgrades.
05

COMPLETE THE REQUIRED AGREEMENTS

Reservation, sale, construction and payment documents vary by project and must be reviewed independently.
06

CONSTRUCTION AND HANDOVER

Construction, reporting, inspections and handover proceed according to the signed project agreements.

MAKE IT YOUR HOME
WITHOUT REDESIGNING
THE ENTIRE PROJECT.

Some residences may offer selected finish, interior or outdoor options. Available choices depend on the residence and the stage reached when the buyer commits.

Structural changes, major layout revisions and redesign are not automatically available and may require separate design work or permit revisions.

INTERIOR FINISHES

KITCHEN SELECTIONS

BATHROOM FINISHES

LIGHTING PACKAGES

LANDSCAPE ELEMENTS

SWIMMING POOL

OUTDOOR KITCHEN

SHADED PARKING

PATIOS OR HARDSCAPE

FURNITURE OR STYLING PACKAGES

BEGINNING
IN CORFU.

Pale Vale is located in the lower valley of Gardelades, within a quiet inland setting surrounded by olive trees, wild vegetation and views of the Corfiot hills.

The location is approximately five minutes from beaches, restaurants and grocery stores, and about twenty-five minutes from Corfu Town and the international airport.

The Residences collection will grow selectively. Only locations with active ikies-designed opportunities will be published.

VIEW PALE VALE LOCATION

LOOKING BEYOND
PALE VALE?

Join the ikies Residences list to hear when a genuine new-build or off-plan opportunity becomes available.

New residences will be added only when the property, design and project route have been sufficiently developed.

PLEASE INCLUDE

COUNTRY OF RESIDENCE

PREFERRED GREEK LOCATION

APPROXIMATE PURCHASE BUDGET

PREFERRED BEDROOM COUNT

INTENDED USE

PURCHASE TIMEFRAME

JOIN FUTURE RELEASES

Use the form to tell us what type of residence, location and timeframe you are considering.

    Hidden fields

    WHY BUY AN
    IKIES-DESIGNED
    RESIDENCE?

    The value is not only the finished image. It is the relationship between property, design, permit status, project information and buyer communication.

    NATIVE-ENGLISH COMMUNICATION

    Michelle is half-American and communicates with international buyers in native English.

    GREEK LOCAL EXPERIENCE

    Yianni brings long-standing Greek architectural, permit and site experience.

    CALIFORNIA-LEVEL DOCUMENTATION DISCIPLINE

    The design process reflects experience from a more code-intensive and documentation-driven architectural environment.

    DESIGN AND PROPERTY THINKING TOGETHER

    Each opportunity is considered as a home, a property decision and a route toward construction—not merely as a rendering.

    LOOKING FOR A
    NEW-BUILD OPTION
    FOR A FOREIGN CLIENT?

    If your client wants a newly designed residence rather than an existing resale property or an untested plot, you are welcome to refer them to the active ikies Residences collection.

    We do not replace the client’s agent, lawyer, notary, accountant or independent advisers. We provide the architectural and project-side information relating to the specific ikies residence.

    REFER A BUYER

    RESIDENCE
    QUESTIONS

    Where the answer varies by project, the individual residence page and project documents take priority.

    WHAT IS AN OFF-PLAN PROPERTY IN GREECE?

    It is a property purchased before construction is complete. The design, permit status, land structure, construction agreement and payment stages vary by project.

    ARE THE IKIES RESIDENCES ALREADY BUILT?

    Not necessarily. Pale Vale is currently offered fully permitted and ready to build. The construction stage of future residences will be stated on each individual page.

    ARE BUILDING PERMITS ALREADY ISSUED?

    Pale Vale is fully permitted. Future residence pages will state their own permit position; not every future opportunity should be assumed to have the same status.

    CAN FOREIGNERS BUY AN IKIES RESIDENCE?

    Foreign buyers may be able to purchase property in Greece, but eligibility and transaction requirements depend on the buyer and property. Obtain advice from an independent Greek lawyer and notary.

    CAN AMERICANS BUY THESE HOMES?

    American buyers may be able to purchase Greek property. Legal, tax, residency and transaction questions should be reviewed with qualified independent advisers.

    CAN I PURCHASE WHILE LIVING OUTSIDE GREECE?

    Many buyers manage transactions from abroad using Greek legal and notarial representation. The exact process must be explained by your own lawyer and notary.

    IS THE LAND INCLUDED IN THE PURCHASE?

    That depends on the legal and commercial structure of the individual residence. The relevant project documents will state what is being sold.

    IS CONSTRUCTION INCLUDED IN THE ADVERTISED PRICE?

    This varies by residence and offer structure. Review the current residence page, specifications and commercial documents before making assumptions.

    DOES THE PRICE INCLUDE A SWIMMING POOL?

    Not automatically. At Pale Vale, a swimming pool is an optional upgrade. Future residences may have different inclusions.

    CAN I CHANGE THE FLOOR PLAN?

    Selected changes may be possible depending on project stage, technical feasibility and permit implications. Major changes are not automatically available.

    CAN I SELECT INTERIOR FINISHES?

    Some residences may offer selected finish choices or packages. The available choices and decision deadlines vary by project.

    CAN THE RESIDENCE BE RENTED WHEN I AM NOT USING IT?

    Potential rental use depends on the property, applicable rules, operating model and market. Seek independent legal, tax and rental-management advice.

    DOES IKIES GUARANTEE RENTAL INCOME?

    No. Rental demand, operating costs, occupancy and returns cannot be guaranteed.

    HOW DO PAYMENT STAGES WORK?

    Payment arrangements vary by residence and agreement. They should be reviewed by your own lawyer, accountant and other advisers before commitment.

    WHAT LEGAL PROFESSIONALS SHOULD I APPOINT?

    Foreign buyers commonly need their own independent Greek lawyer and notary, and may also require tax, accounting, technical or financial advice.

    CAN THE PROPERTY QUALIFY FOR THE GREEK GOLDEN VISA?

    Residency and Golden Visa rules can change and depend on the transaction. ikies does not provide immigration advice; consult a qualified lawyer or immigration adviser.

    HOW LONG DOES CONSTRUCTION TAKE?

    The programme depends on the residence, agreements, contractor, changes, supply conditions and other project factors. Any indicative programme must be confirmed in the relevant documents.

    WHAT HAPPENS WHEN A RESIDENCE IS RESERVED OR SOLD?

    Its status should be updated on the residence page. Availability remains subject to confirmation and signed agreements.

    HOW CAN I RECEIVE FUTURE RESIDENCE RELEASES?

    Use the Future Releases form on this page and tell us the locations, budget, size and intended use you are considering.

    CONTINUE EXPLORING

    PROPERTY
    SOURCING

    Still looking for the right property? Start with a focused search direction before wasting time on unsuitable listings.
    FIND PROPERTY →

    EVALUATE
    PROPERTY

    Have a plot, house, listing, permit file or survey? Check buildability and key risks before you commit.
    CHECK BEFORE YOU BUY →

    SERVICES

    Architecture, property review, permit guidance and construction-stage support for foreign owners.
    VIEW SERVICES →

    PROJECTS

    See selected residential architecture, villas, renovations and hospitality work by ikies.
    VIEW PROJECTS →

    ABOUT IKIES

    Meet Michelle and Yianni and understand the international and Greek experience behind the studio.
    MEET IKIES →

    ESSENTIAL
    READS

    Read practical guidance for foreign buyers planning property, permits, building or renovation in Greece.
    READ MORE →

    FIND THE GREEK HOME
    THAT HAS ALREADY
    MOVED BEYOND
    THE IDEA STAGE.

    Explore Pale Vale in Corfu, request the current property information, or join the Residences list to hear when another ikies-designed opportunity becomes available.
    VIEW PALE VALE
    JOIN FUTURE RELEASES