Every buyer asks for a sea view. We went back through the homes we sold over the last ten years to see how much it really changes the price.

What we found

A full, open view of the water added between fifteen and twenty-five percent to the price of otherwise similar houses. A partial view, between buildings or through trees, added far less, often under five percent.

Orientation matters more

Houses facing south or west, with evening sun on the main terrace, sold faster than houses with a better view facing north. On an island where most of life happens outside, light wins.

  • South and west facing terraces sold on average five weeks faster.
  • Houses with shade on the main terrace held their price better.
  • A short walk to the water mattered more to families than a view of it.

Our advice

Visit at the hour you would sit outside. A view you only see from one bedroom is worth less than a terrace that is pleasant from four in the afternoon until dark.