1. The 2026 Price Picture: What the Data Shows

According to the Bank of Greece residential price index, Athens apartment prices rose about 6.2% on average in 2025 (up 5.9% year on year in Q4), while national residential prices increased 7.7% year on year. Spitogatos, the largest Greek property portal, reports national asking prices up around 10% year on year in Q3 2025 and asking rents up around 7.2%.

Indicative Athens asking prices in 2025: the prime southern coast (Glyfada, Vouliagmeni) around EUR 4,000–4,300 per square metre; northern suburbs such as Palaio Psychiko around EUR 3,200; the city centre EUR 2,480–2,944; and west or east Athens more accessible at EUR 2,055–2,281.

International buyers are a large share of demand in Athens, Thessaloniki and popular island markets, often above 30% and in some micro-markets more than 70%. This is a liquid market with a sustained upward trend rather than a thin or speculative one.

2. The True Cost of Buying

The main tax is a 3.09% transfer tax calculated on the property objective value, applied equally to residents and non-residents. Add notary and registry fees of roughly 1–2%, bringing total transaction costs to about 5–10% of the price.

Newly built property falls under VAT rather than the transfer tax; Greece has applied a staged VAT suspension on new builds, so the current status should be checked per transaction. During ownership you pay annual ENFIA property tax; from 2026 a primary residence in communities of 1,500 residents or fewer gets a 50% ENFIA cut, eliminated entirely in 2027.

3. Rental Yields: The Compliant Long-Term View

Short-term rental is prohibited for Golden Visa properties under Law 5100/2024, with fines up to EUR 50,000, and new short-term licences are suspended in central Athens districts 1–3. Compliant income therefore comes from long-term letting, where central Athens gross yields are around 4–6% and net yields after tax around 3.5–4.5%.

Long leases of three years or more on properties up to 120 square metres, signed between September 2024 and the end of 2026, can qualify for up to 36 months of rental-income tax exemption. Combined with steady price growth, a long-term cash flow plus capital appreciation is a more durable strategy than the high-volatility tourist short-let model.

4. How to Choose Your Area

Match the area to your objective. For lifestyle and quality, the northern embassy districts and the southern coast (Glyfada, Vouliagmeni) offer strong amenities. For investment and liquidity, the city centre and southern coast see the strongest demand and the fastest resale. For Golden Visa eligibility, follow the three-tier thresholds: EUR 800,000 in prime areas, EUR 400,000 in most regions, and EUR 250,000 for a compliant commercial-to-residential conversion.

Do not buy on price per square metre alone. Weigh total cost, rental potential, resale liquidity, and residency compliance together.

5. Due Diligence and Avoiding Pitfalls

The real risk in Greek property is in execution, not policy. Insist on four things: a lawyer who reviews the title chain, mortgages, liens, tax and planning compliance independently of the seller; funds held in a regulated third-party account rather than paid directly to an agent; confirmation that the use and planning are compliant (for conversions, that the change of use is approved); and a local entity in Athens you can verify rather than remote subcontracting.

OULANG INTERNATIONAL operates directly in Athens, with independent legal due diligence, regulated fund handling, and area selection tiered by lifestyle, investment, or residency goals, connecting the purchase to subsequent management and tax services.