Tool · Historical ROI Backtest 2026
Greece Property Historical ROI Backtest
Choose a purchase year and region to backtest a historical IRR estimate using public price-index assumptions.
Cumulative return backtested to 2026
€
70%
0% = owner use only · 100% = long-term rental use.
2020-2026 · 7 years held · Athens Center
Annualized IRR
11.04%
Total ROI
108.1%
Total return (EUR)
€432,395
- 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% |
Data sources include Bank of Greece residential price indices, Eurostat property price indices, industry reports and anonymized aggregate transaction references. Figures are approximate public-statistical backtests for reference only and do not constitute investment advice.
Why Backtesting Matters
- Less guesswork: The model uses historical index assumptions rather than purely optimistic future projections.
- Regional divergence: Athens center, north suburbs, south coast, islands and Thessaloniki can perform very differently.
- Policy context: Golden Visa demand, euro-area rates and Greek policy changes have all shaped property performance.
- Reference only: Backtests do not guarantee future returns and should be reviewed with local due diligence.