Eptachori, Kastoria, Western Macedonia, Greece
€100,000
- PROPERTY TYPE
Country House
- BEDROOMS
2
- BATHROOMS
1
- SIZE
821 sq ft
76 sq m
Key features
- Turnkey - renovated throughout, nothing left to do
- Solar powered: cut your electricity bill to almost nothing
- Water for 40 euros a year. Fixed. However much you use.
- Wood stove with central heating - real warmth in every room
- Uninterrupted views across the peaks of the Pindus
- 54 sq m raised private terrace
- Built for winter as much as summer - a home, not a summer let
- Authentic mountain village, unspoilt by development
- Two ski resorts in range, including the largest in northern Greece
- Hiking, forest and river country straight from the door
Description
A RENOVATED MOUNTAIN HOME, ENERGY CLASS A+, WITH 23 YEARS OF FREE ELECTRICITY
Most houses in this price bracket come with running costs. This one comes with a contract that pays you back.
Zouzouli sits in the Nestorio district of Kastoria, high in the Pindus mountains of Western Macedonia - a real village in country that has stayed as it was, with forest, river valleys and peaks in every direction. This is a two-bedroom home rebuilt from the inside out in 2025, sold fully furnished, legally in order, and certified Energy Class A+ - a rating almost unheard of in a mountain village house.
THE ENERGY: 5kW SOLAR, 23 YEARS OF NET METERING, AND AN A+ RATING
This is the part worth reading twice.
The property has a 5 kW photovoltaic system with an active net metering agreement running for 23 more years. Under net metering, the electricity the panels generate through the long sunny months is credited against what the house draws in winter. The grid effectively acts as your battery, across seasons rather than across hours.
In practice: summer overproduction offsets winter consumption, and the annual electricity bill collapses towards the fixed charges alone. The contract transfers with the property and has more than two decades left to run.
And a car that charges on it. A 7.4 kW EV charging point is installed. Paired with the solar array under net metering, a meaningful share of your driving comes off the roof rather than the forecourt - worth having in a region where distances are real.
Water: ?40 a year. Not a typo, and not monthly. The village charges a flat annual rate regardless of consumption. Fill the bath, water the terrace, wash the car - the bill does not move.
Heat: wood, properly distributed. A wood-burning stove with a circulator pump feeds radiators throughout the house. This is proper central heating, not a stove warming one room while the rest of the property stays cold. Firewood in this part of Greece costs a fraction of oil or gas.
Cooling: air conditioning on both floors, serving the ground floor living space and one bedroom above. Comfortable in August as well as January.
Solar, wood, an A+ certificate and a ?40 water bill. There are very few houses anywhere in Europe where the year-round cost of simply existing is this low.
LEGALLY IN ORDER
Buyers looking at Greek property are right to ask about paperwork. Here it is, settled.
The building has been fully regularised under Law 4495/2017 (declaration no. 11854424). The process is complete and paid in full, with engineer's drawings, elevations and sections prepared by a certified civil engineer, and a surveyor's topographic diagram on file. Nothing is outstanding, nothing is pending, and nothing needs resolving before a sale can proceed.
For an overseas buyer, that removes the single most common source of delay and expense in a Greek purchase. Your lawyer will find the file in order.
THE HOUSE
Living accommodation totals 57.56 sq m (620 sq ft) across two floors, with a further 16.24 sq m (175 sq ft) of storage on the ground floor. Total built area is 76.29 sq m.
Ground floor - An open living and dining room of 12.10 sq m (130 sq ft) sits alongside a fitted kitchen of 7.23 sq m (78 sq ft), plumbed and equipped with oven, hob, fridge and washing machine. Two storage rooms of 13.59 sq m and 2.65 sq m open off this level - space for firewood, skis, tools, bicycles, the things a mountain house accumulates.
First floor - Reached by an open staircase that keeps both levels light. Two bedrooms: the main at 13.11 sq m (141 sq ft) and a second at 11.44 sq m (123 sq ft). A shower room and WC of 2.87 sq m serves the floor, off a short landing corridor.
THE VIEW
It deserves its own paragraph, because it is the reason to buy this house rather than another one.
The bedroom windows and the 9.90 sq m (107 sq ft) balcony look straight out across the peaks of the Pindus, uninterrupted. In summer it is forest and ridgeline. In winter, when the mountains go under snow, it is genuinely breathtaking - the kind of view people travel a long way to sit in front of, and here it comes with the bedroom.
THE 2025 RENOVATION
The house was renovated throughout, completed in 2025. The work was comprehensive rather than cosmetic:
- New roof
- Full rewiring
- Full replumbing
- New windows and external doors throughout, in aluminium frames
- Energy-efficient double glazing
- Insulation throughout
- Shower room and WC built from scratch
- New kitchen
- New flooring
The result is the A+ energy rating - the practical meaning of which is a house that holds its heat through a Pindus winter and costs very little to keep warm. Construction is brick masonry under a pitched tiled roof.
The property is sold fully furnished, with white goods included. You can arrive with suitcases.
OUTSIDE
A raised private terrace of approximately 54 sq m wraps the house - unusually generous relative to the 93.32 sq m plot, and the space most owners live in from May to October. It holds sun through the day, with the same mountain views, and parking sits directly outside the house with unobstructed access - not always a given in a mountain village.
A village spring runs beside the house - fresh mountain water at the door, as it has been for generations. The house itself is on mains supply; the spring is simply part of village life here.
Combined with the balcony, that is over 60 sq m of outdoor space - more than the interior.
THE VILLAGE AND THE AREA
Zouzouli is a traditional settlement in the Nestorio municipality, Kastoria regional unit, within North Pindus National Park country.
Eptachori, 4-5 km away, has traditional kafeneia and a shop for everyday groceries - close enough that daily life does not require a plan.
Kastoria is a lakeside town with Byzantine churches, a hospital and full amenities. The surrounding country is hiking, forest and river territory, among the emptiest landscape in Greece.
For winter, two ski centres are within driving distance. Vitsi, above Kastoria, is a small friendly resort at 1,500-1,800 m with five runs and no lift queues to speak of. Vasilitsa, towards Grevena, is the serious one - 18 runs, seven lifts, terrain to 2,249 m, the longest piste in Greece at 3,860 m, and floodlit night skiing.
The Ionian coast is a comfortable drive southwest through Ioannina, with Parga, Preveza and Lefkada reachable for summer.
WHO THIS SUITS
A practical proposition for anyone thinking of retiring to Greece, relocating permanently, or holding a low-cost base here for the long term. The renovation is done and recent, the paperwork is settled, the heating works in February, the electricity is largely paid for into the 2040s, and the house comes furnished.
This is not a summer-only property that gets shuttered in October. It has been lived in through the winter, and it was renovated specifically to be comfortable when it is.
PRACTICAL
- Tenure: Freehold
- Energy Performance Certificate: A+
- Living area: 57.56 sq m / 620 sq ft
- Storage: 16.24 sq m / 175 sq ft
- Total built area: 76.29 sq m
- Plot: 93.32 sq m
- Bedrooms: 2 | Shower room/WC: 1 | Floors: 2
- Terrace: approx. 54 sq m | Balcony: 9.90 sq m
- Parking directly outside the property
- Village spring adjacent to the property
- Renovated: 2025, throughout
- Energy: 5 kW photovoltaic array, net metering contract with 23 years remaining
- EV charging: 7.4 kW point installed
- Heating: wood-burning stove with circulator, central radiators
- Cooling: air conditioning, ground floor and one bedroom
- Water: fixed at ?40 per annum
- Glazing: energy-efficient double glazing, aluminium frames
- Construction: brick masonry, pitched tiled roof
- Sold fully furnished, white goods included
- Building fully regularised under Law 4495/2017, declaration no. 11854424 - complete and paid
Viewings by appointment. Video walkthroughs available for overseas buyers unable to travel immediately.
Most houses in this price bracket come with running costs. This one comes with a contract that pays you back.
Zouzouli sits in the Nestorio district of Kastoria, high in the Pindus mountains of Western Macedonia - a real village in country that has stayed as it was, with forest, river valleys and peaks in every direction. This is a two-bedroom home rebuilt from the inside out in 2025, sold fully furnished, legally in order, and certified Energy Class A+ - a rating almost unheard of in a mountain village house.
THE ENERGY: 5kW SOLAR, 23 YEARS OF NET METERING, AND AN A+ RATING
This is the part worth reading twice.
The property has a 5 kW photovoltaic system with an active net metering agreement running for 23 more years. Under net metering, the electricity the panels generate through the long sunny months is credited against what the house draws in winter. The grid effectively acts as your battery, across seasons rather than across hours.
In practice: summer overproduction offsets winter consumption, and the annual electricity bill collapses towards the fixed charges alone. The contract transfers with the property and has more than two decades left to run.
And a car that charges on it. A 7.4 kW EV charging point is installed. Paired with the solar array under net metering, a meaningful share of your driving comes off the roof rather than the forecourt - worth having in a region where distances are real.
Water: ?40 a year. Not a typo, and not monthly. The village charges a flat annual rate regardless of consumption. Fill the bath, water the terrace, wash the car - the bill does not move.
Heat: wood, properly distributed. A wood-burning stove with a circulator pump feeds radiators throughout the house. This is proper central heating, not a stove warming one room while the rest of the property stays cold. Firewood in this part of Greece costs a fraction of oil or gas.
Cooling: air conditioning on both floors, serving the ground floor living space and one bedroom above. Comfortable in August as well as January.
Solar, wood, an A+ certificate and a ?40 water bill. There are very few houses anywhere in Europe where the year-round cost of simply existing is this low.
LEGALLY IN ORDER
Buyers looking at Greek property are right to ask about paperwork. Here it is, settled.
The building has been fully regularised under Law 4495/2017 (declaration no. 11854424). The process is complete and paid in full, with engineer's drawings, elevations and sections prepared by a certified civil engineer, and a surveyor's topographic diagram on file. Nothing is outstanding, nothing is pending, and nothing needs resolving before a sale can proceed.
For an overseas buyer, that removes the single most common source of delay and expense in a Greek purchase. Your lawyer will find the file in order.
THE HOUSE
Living accommodation totals 57.56 sq m (620 sq ft) across two floors, with a further 16.24 sq m (175 sq ft) of storage on the ground floor. Total built area is 76.29 sq m.
Ground floor - An open living and dining room of 12.10 sq m (130 sq ft) sits alongside a fitted kitchen of 7.23 sq m (78 sq ft), plumbed and equipped with oven, hob, fridge and washing machine. Two storage rooms of 13.59 sq m and 2.65 sq m open off this level - space for firewood, skis, tools, bicycles, the things a mountain house accumulates.
First floor - Reached by an open staircase that keeps both levels light. Two bedrooms: the main at 13.11 sq m (141 sq ft) and a second at 11.44 sq m (123 sq ft). A shower room and WC of 2.87 sq m serves the floor, off a short landing corridor.
THE VIEW
It deserves its own paragraph, because it is the reason to buy this house rather than another one.
The bedroom windows and the 9.90 sq m (107 sq ft) balcony look straight out across the peaks of the Pindus, uninterrupted. In summer it is forest and ridgeline. In winter, when the mountains go under snow, it is genuinely breathtaking - the kind of view people travel a long way to sit in front of, and here it comes with the bedroom.
THE 2025 RENOVATION
The house was renovated throughout, completed in 2025. The work was comprehensive rather than cosmetic:
- New roof
- Full rewiring
- Full replumbing
- New windows and external doors throughout, in aluminium frames
- Energy-efficient double glazing
- Insulation throughout
- Shower room and WC built from scratch
- New kitchen
- New flooring
The result is the A+ energy rating - the practical meaning of which is a house that holds its heat through a Pindus winter and costs very little to keep warm. Construction is brick masonry under a pitched tiled roof.
The property is sold fully furnished, with white goods included. You can arrive with suitcases.
OUTSIDE
A raised private terrace of approximately 54 sq m wraps the house - unusually generous relative to the 93.32 sq m plot, and the space most owners live in from May to October. It holds sun through the day, with the same mountain views, and parking sits directly outside the house with unobstructed access - not always a given in a mountain village.
A village spring runs beside the house - fresh mountain water at the door, as it has been for generations. The house itself is on mains supply; the spring is simply part of village life here.
Combined with the balcony, that is over 60 sq m of outdoor space - more than the interior.
THE VILLAGE AND THE AREA
Zouzouli is a traditional settlement in the Nestorio municipality, Kastoria regional unit, within North Pindus National Park country.
Eptachori, 4-5 km away, has traditional kafeneia and a shop for everyday groceries - close enough that daily life does not require a plan.
Kastoria is a lakeside town with Byzantine churches, a hospital and full amenities. The surrounding country is hiking, forest and river territory, among the emptiest landscape in Greece.
For winter, two ski centres are within driving distance. Vitsi, above Kastoria, is a small friendly resort at 1,500-1,800 m with five runs and no lift queues to speak of. Vasilitsa, towards Grevena, is the serious one - 18 runs, seven lifts, terrain to 2,249 m, the longest piste in Greece at 3,860 m, and floodlit night skiing.
The Ionian coast is a comfortable drive southwest through Ioannina, with Parga, Preveza and Lefkada reachable for summer.
WHO THIS SUITS
A practical proposition for anyone thinking of retiring to Greece, relocating permanently, or holding a low-cost base here for the long term. The renovation is done and recent, the paperwork is settled, the heating works in February, the electricity is largely paid for into the 2040s, and the house comes furnished.
This is not a summer-only property that gets shuttered in October. It has been lived in through the winter, and it was renovated specifically to be comfortable when it is.
PRACTICAL
- Tenure: Freehold
- Energy Performance Certificate: A+
- Living area: 57.56 sq m / 620 sq ft
- Storage: 16.24 sq m / 175 sq ft
- Total built area: 76.29 sq m
- Plot: 93.32 sq m
- Bedrooms: 2 | Shower room/WC: 1 | Floors: 2
- Terrace: approx. 54 sq m | Balcony: 9.90 sq m
- Parking directly outside the property
- Village spring adjacent to the property
- Renovated: 2025, throughout
- Energy: 5 kW photovoltaic array, net metering contract with 23 years remaining
- EV charging: 7.4 kW point installed
- Heating: wood-burning stove with circulator, central radiators
- Cooling: air conditioning, ground floor and one bedroom
- Water: fixed at ?40 per annum
- Glazing: energy-efficient double glazing, aluminium frames
- Construction: brick masonry, pitched tiled roof
- Sold fully furnished, white goods included
- Building fully regularised under Law 4495/2017, declaration no. 11854424 - complete and paid
Viewings by appointment. Video walkthroughs available for overseas buyers unable to travel immediately.
Eptachori, Kastoria, Western Macedonia, Greece
NEAREST AIRPORTS
Distances are straight line measurements- Corfu(International)71.3 miles
- Aktion(International)87.4 miles
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Notes
These notes are private, only you can see them.
This is a property advertisement provided and maintained by Private Seller, Dimitrios Keramaris (reference ZOUZOULI01) and does not constitute property particulars. Whilst we require advertisers to act with best practice and provide accurate information, we can only publish advertisements in good faith and have not verified any claims or statements or inspected any of the properties, locations or opportunities promoted. Rightmove does not own or control and is not responsible for the properties, opportunities, website content, products or services provided or promoted by third parties and makes no warranties or representations as to the accuracy, completeness, legality, performance or suitability of any of the foregoing. We therefore accept no liability arising from any reliance made by any reader or person to whom this information is made available to. You must perform your own research and seek independent professional advice before making any decision to purchase or invest in overseas property.