The whole island, and Therasia
Every settlement on Santorini, plus Therasia across the caldera. That includes the difficult ones — the stepped lanes of Oia, the vertical descents of Imerovigli, the kastelia of Pyrgos and Emporio — and the straightforward ones inland and on the east coast.
The areas index has a page for each of the twenty settlements, covering what is genuinely different about building there rather than a list of postcodes.
Beyond Santorini
- Therasia
- Routinely. Every delivery is a second crossing and there is no plant hire or merchant on the island, so a Therasia job is planned to a level that would be excessive on Santorini. See Therasia.
- Other Cycladic islands
- Where the scale justifies moving a crew, plant and a container. A substantial villa or hotel refurbishment can work; a single bathroom cannot, because the mobilisation would be most of the budget.
- The mainland
- No. We are an island contractor and our value is in knowing this island.
Why the village changes the price
Three things vary between settlements and all three are cost drivers rather than preferences.
- Whether a vehicle can reach the property. This decides how material and waste move, and on a stepped lane it is the largest single line in the budget. It applies twice — in and out.
- Whether the settlement is designated. This decides what you are permitted to build on the outside, which can change the design entirely rather than just its finish.
- What the ground is. Loose pumice in one village, competent tuff a few kilometres away. It decides the foundations.
None of that is visible from a listing photograph, which is why the first conversation about any property is about where it is before it is about what you want to do to it.
Questions people actually ask
Do you charge more for difficult access?
The price reflects the actual haulage route rather than a percentage uplift, because the difference between fifty metres of steps and three hundred is not linear. A contractor prices it from the site, not from a map.
Will you look at a property before I buy it?
Yes — a pre-purchase building survey is one of the most valuable things you can commission here. See for buyers.
Do you cover emergencies across the whole island?
Yes, with response time depending on where you are and what else is running. An access-restricted property in Oia takes longer to reach and to work on than one with a road outside. See emergency repairs.
Can you work on Therasia in winter?
With more float in the programme. Crossings are weather-dependent and winter compounds that in a way a road delivery does not.