Tool · Historical ROI Backtest 2026
Greece Property Return Scenario Model
Pick an assumed purchase year and region to see how far the outcome moves under different growth and rental assumptions. These are scenario parameters, not historical statistics — the point is to show which variables drive the result, not to predict the market.
Cumulative return backtested to 2026
0% = owner use only · 100% = long-term rental use.
2020-2026 · 7 years held · Athens Center
- Initial investment
- €400,000
- 2026 market value
- €761,779
- Book capital gain
- €361,779
- Cumulative net rent (70%)
- €70,616
| Year | Annual appreciation % | Long-term gross yield % |
|---|---|---|
| 2020 | +4.5% | 5.0% |
| 2021 | +9.4% | 5.2% |
| 2022 | +11.9% | 5.5% |
| 2023 | +13.4% | 5.8% |
| 2024 | +10.8% | 6.0% |
| 2025 | +9.2% | 5.8% |
| 2026 | +8.5% | 5.5% |
This tool runs on a set of scenario assumptions, not historical statistics, and does not represent actual market performance in any year. Its purpose is to show how much the outcome moves when growth and rental assumptions change. The model compounds annual appreciation and adds net long-term rent, assuming 35% covers management, tax, maintenance and vacancy. A real projection has to be produced from a specific property's purchase price, actual lease, tax band, vacancy and maintenance record. Nothing here is investment advice or a return guarantee.
What this tool helps you judge
- Sensitivity first: Two points of assumed growth, or thirty points of rental use, can change a ten-year outcome substantially. Understand the weights before discussing a specific property.
- Regions are not interchangeable: Athens center, north suburbs, south coast, islands and Thessaloniki are driven by different factors; one assumption set does not fit all.
- Cost is more than the purchase price: The model already removes 35% for management, tax, maintenance and vacancy — the part optimistic projections most often omit.
- Verify per property: Real returns depend on the purchase price, the actual lease, tax band, vacancy and maintenance record. A scenario is a starting point, not a conclusion.