City streets, coastal living or a northern-suburb home? Compare the parts of Athens and Attica around the way you want to live, then explore the properties.
Start with central Athens for a city-home search, the Riviera for a coastal setting, or the northern suburbs for a different residential environment. These are distinct property markets. Compare your daily routes, the building itself and your total budget before comparing asking prices.
Common questions and details buyers often miss
Kato Glyfada · Athens RivieraHalcyon ResidencesExplore the project 
Gazi · Central AthensApartments in GaziExplore the project Projects shown on our website. Confirm unit availability, asking prices and delivery status with the team.
Explore the Athens-area listingsMatch the district to the brief: the Riviera for sea-and-lifestyle capital, the centre for long-let yield, the northern suburbs for family living under the plane trees. Seven districts, one ledger. New to the Greek market? Start with the national guide: costs, process and Golden Visa →
Shopping streets to the sea, golf at the centre, The Ellinikon rising next door — and our own office on the ground. Glyfada guide →
Quieter blocks, schools and beaches — the Riviera address families choose first. Voula guide →
The peninsula, the lake and the Four Seasons Astir Palace; asking prices average €7,364/m² (Spitogatos, Q2 2026). Vouliagmeni guide →
Same sea, same avenue, a gentler ticket — where Riviera entries still exist. Varkiza guide →
Kolonaki to Kypseli: Kypseli’s gross yield is 5.67% (Speak Real Estate, Q2 2026). New short lets are frozen in the 1st to 3rd communities (Kolonaki, Plaka, Koukaki, Pagrati) through 2026; Kypseli is not on the published lists. Athens Centre guide →
Plane trees, Kefalari villas and a century of quiet wealth — Attica’s original prestige suburb. Kifisia guide →
Metro, cafés and good value for the north: the professional family’s choice. Chalandri guide →
Indicative ranges, July 2026, from network comparables — exact pricing varies block by block. All districts carry Attica’s €800,000 Golden Visa threshold per Law 5100/2024.
Six homes from our current Attica listings, from central Athens to the Riviera and the northern suburbs. Prices are asking prices, and we check title, permits and pricing before any offer.
Varkiza, Athens Riviera
Six seafront homes 200 m from the beach, including a 207 m² garden maisonette with a pool and sea views.
€1,185,000
Vouliagmeni–Varkiza, Athens Riviera
New three- and four-bedroom apartments and maisonettes of 127–237 m², with gardens, a pool and sea views.
From €790,000
Glyfada, Athens Riviera
Nine contemporary apartments and maisonettes, two to four bedrooms, 107–245 m².
From €720,000
Kifisia, northern suburbs
Seven new three-bedroom homes in Kato Kifisia, six priced from €700,000.
From €700,000
Chalandri, northern suburbs
Six A+ energy-class apartments, one to three bedrooms including two duplexes, about 61–125 m².
From €585,000
Gazi, central Athens
35 new-build apartments from studios to four bedrooms, with a rooftop pool, gym and sauna, steps from Kerameikos metro.
From €125,190
Attica is three markets sharing one basin, and the right one depends on what the property must do for you.
Twenty minutes of coast with morning swims before work, marinas and the coastal tram, and The Ellinikon adding parks, towers and retail beside Glyfada. Vouliagmeni sets the top of the price range and Varkiza is the lower-priced entry. Gross yields in premium districts such as Voula and Glyfada run about 2.9–3.9% (Speak Real Estate, Q2 2026). This is capital-growth Attica.
Central and western Athens carry the highest gross yields: 5.67% in Kypseli and 5.94% in Agia Varvara, the top figure in Athens (Speak Real Estate, Q2 2026), with the Municipality of Athens averaging €2,560/m² on asking prices. No new short lets can be registered in the 1st–3rd municipal communities, so the income case rests on long lets; our STR guide covers the freeze zones. This is income Attica.
Where Athenian families have long raised children: Kifisia’s plane-tree avenues and Kefalari villas, and Chalandri’s metro-connected centre for the professional household. Cooler summers, private schools and owner-occupier demand; asking prices in the northern suburbs average €3,519/m² (Spitogatos, Q2 2026). This is life Attica.
Series guides: Glyfada · Voula · Vouliagmeni · Varkiza · Athens Centre · Kifisia · Chalandri · Also: The Ellinikon & the Peloponnese guide
BUY GREECE® is a U.S. property technology real estate company that markets Greek real estate investments to American and international buyers. BUY GREECE LLC works from Chicago and from Glyfada, on the Riviera itself, so Attica is the market outside our window.
Title & liens, permits, tax clearance, energy, survey and notary: the same ledger on every page of this series. See how we check resale homes.
Power of attorney via your nearest Greek consulate; AFM, bank and notary handled by our Glyfada team — clients have closed from New York, Toronto and Melbourne without boarding a plane.
Most of a purchase can be done remotely, and the steps are the same from Glyfada to Kifisia. A Greek lawyer acts for you throughout, and BUY GREECE® coordinates the search, the checks and the closing from Chicago and Glyfada.
Non-residents can apply remotely through myAADE with a video-call identity check, or through a tax representative under a power of attorney.
It is used to pay the price and the taxes; we arrange it with your lawyer.
Your lawyer checks title and encumbrances at the Land Registry or Cadastre, and an engineer checks the permits and certifies that there are no unauthorised works (Law 4495/2017).
A preliminary agreement with a deposit is common; the final deed is signed before a notary, in person or through a power of attorney signed at a Greek consulate.
Transfer tax is 3.09% of the higher of the price and the tax value; on new builds the 24% VAT is suspended until 31 December 2026, so the same 3.09% usually applies. All-in costs run about 8–10% with the agent’s fee.
In Attica it takes €800,000 in one property of at least 120 m², which may be let long-term but never short-let. Our Golden Visa guide has the full rules.
Gross rental yields in Athens run from about 3–4% in the Riviera’s premium districts to nearly 6% in central and western neighbourhoods on asking prices and rents (Speak Real Estate and Spitogatos, Q2 2026), and asking prices from about €1,500/m² in Agia Varvara to more than €7,000/m² in Vouliagmeni. Homes in the BUY GREECE® network have achieved 5.1–5.8% on the Riviera (Greek Property Monitor, Q3 2026). Attica asking prices rose 5.3% and asking rents 4.5% in the year to Q2 2026 (Spitogatos), and Athens apartment prices rose 5.0% (Bank of Greece).
| Area | Asking price per m² | Gross rental yield | Source |
|---|---|---|---|
| Agia Varvara (west) | Asking price per m²€1,528 | Gross rental yield5.94% | SourceSpeak Real Estate |
| Kypseli (central Athens) | Asking price per m²€2,072 | Gross rental yield5.67% | SourceSpeak Real Estate |
| Aigaleo (west) | Asking price per m²€2,164 | Gross rental yield5.55% | SourceSpeak Real Estate |
| Municipality of Athens | Asking price per m²€2,560, up 2.6% in a year | Gross rental yieldNot published | SourceSpeak Real Estate |
| Northern suburbs (Kifisia, Marousi, Chalandri) | Asking price per m²€3,519 | Gross rental yieldAbout 4.0% (our calculation from a €11.8/m² monthly asking rent) | SourceSpitogatos |
| Southern suburbs (Glyfada, Alimos, Palaio Faliro) | Asking price per m²€4,231, the highest area average in Greece | Gross rental yieldAbout 3.8% (our calculation from a €13.3/m² monthly asking rent) | SourceSpitogatos |
| Glyfada, Kolonaki and Voula | Asking price per m²€5,895, €5,993 and €6,103 | Gross rental yield2.9–3.9% across these premium districts | SourceSpeak Real Estate |
| Vouliagmeni | Asking price per m²€7,364 | Gross rental yieldAbout 3.6% (our calculation from a €22/m² monthly asking rent) | SourceSpitogatos via dnews.gr |
Asking prices and rents, not completed sales. Gross yield is a year’s rent divided by the price, before tax, management and empty months. Sources: Speak Real Estate, Athens Residential Market Report Q2 2026 (via ered.gr, 28 July 2026); Spitogatos, Q2 2026; dnews.gr, 12 July 2026. Yields marked “our calculation” divide Spitogatos average asking rents by Spitogatos average asking prices.
The central bank’s apartment price index, based on bank valuations, shows prices still rising but more slowly than in 2024 and 2025.
| Quarter | Greece | Athens | Thessaloniki |
|---|---|---|---|
| Q2 2026 | Greece+5.5% | Athens+5.0% | Thessaloniki+4.7% |
| Q1 2026 | Greece+5.7% | Athens+5.2% | Thessaloniki+6.4% |
Annual national rises: +9.1% in 2024 and +8.3% in 2025. In Q2 2026, new apartments rose 6.2% and older ones 5.0%. Sources: Bank of Greece, release of 15 September 2026; Q1 figures as reported by To Vima, 9 June 2026.
Athens rental yields in 2026: what apartments actually earn, neighbourhood by neighbourhood.
Short-term rental rules in Athens: the AMA number, the 60-day line and the central Athens moratorium.
Golden Visa through Attica property: the investment thresholds that apply here and how the application works.
The Ellinikon: prices by phase, delivery timeline and how to buy on the streets around it.
Buying from abroad: closing on an Athens home through power of attorney, without flying in.
Selling later: what US owners pay in Greek capital gains tax when they exit.
For most briefs, yes: prices across Attica are still rising, though more slowly than in 2024–2025. Asking prices rose 5.3% in the year to Q2 2026 (Spitogatos), and Athens apartment prices rose 5.0% (Bank of Greece). The Riviera suits lifestyle and capital growth, the centre suits long-let income, and the northern suburbs suit families. Attica is not a border area, so non-EU buyers need no special permit.
Gross yields run from about 3–4% on the Athens Riviera to nearly 6% in central and western Athens on asking prices and rents (Speak Real Estate and Spitogatos, Q2 2026); homes in the BUY GREECE® network have achieved 5.1–5.8% on the Riviera (Greek Property Monitor, Q3 2026). Speak Real Estate’s Q2 2026 report puts Agia Varvara at 5.94%, Kypseli at 5.67% and Aigaleo at 5.55%, and Voula, Kolonaki and Glyfada at 2.9–3.9%. On Spitogatos Q2 2026 asking rents and prices, the northern suburbs work out at about 4.0% and the southern suburbs at about 3.8%. These are before tax, management and empty months, and no new short lets can be registered in central Athens, so long lets set the income.
Asking prices average €4,231/m² in the southern suburbs and €3,519/m² in the northern suburbs (Spitogatos, Q2 2026); the southern suburbs are the most expensive area in Greece. The Municipality of Athens averages €2,560/m², up 2.6% in a year, while Voula, Kolonaki and Glyfada average about €5,900–€6,100/m² (Speak Real Estate, Q2 2026). These are asking prices, not completed sales, and prime streets trade far above the averages.
€800,000, in one property of at least 120 m², anywhere in Attica including the Riviera and the centre (Law 5100/2024). Smaller units cannot be combined, and parking or storage space does not count toward the 120 m². The home may be let long-term but never short-let. The €250,000 route applies only to converting a non-residential building or restoring a listed one. Full rules are in our Golden Visa guide.
On the Athens Riviera, the coast from Glyfada through Voula and Vouliagmeni to Varkiza, about 30 minutes from the airport. Indicative prices run €3,000–€5,500/m² in Varkiza, €4,000–€8,000 in Voula, €3,500–€10,000+ in Glyfada and €8,000–€18,000 in Vouliagmeni (BUY GREECE® Greek Property Monitor, July 2026). The Riviera is outside the central Athens short-let freeze, and our Ellinikon page covers the new district rising beside Glyfada.
Athens apartment prices rose 5.0% in the year to Q2 2026, against 5.5% nationally (Bank of Greece, provisional, 15 September 2026). Growth is slowing: the national index rose 9.1% in 2024 and 8.3% in 2025. New apartments gained 6.2% and older ones 5.0%. The index reports Athens rather than Attica as a whole, so use it alongside district comparables when you price a specific home.
It depends on the district: central Athens has a registration freeze, while the Riviera and the northern suburbs remain open. Athens’ 1st, 2nd and 3rd municipal communities, from Plaka and Kolonaki to Koukaki, Pagrati and Gazi, accept no new AMA numbers through 31 December 2026; an extension to the end of 2027 was announced in September 2026 but is not yet law. Elsewhere a short let needs an AMA number and the October 2025 safety standards. See our short-term rental guide and ROI guide for the numbers.
Check the developer before the property: completed projects, building permit, land title and encumbrances. Have your own lawyer confirm them before any deposit, and tie off-plan payments to certified construction milestones. New-build VAT is suspended to 31 December 2026, so most buyers pay 3.09% transfer tax instead; a 2027–2030 extension was announced in September 2026 but is not yet law. BUY GREECE® vets developers, permits and titles before a project reaches clients.
Three changes matter most to buyers in October 2026. Prices are still rising but more slowly: Athens apartment prices rose 5.0% in the year to Q2 2026 (Bank of Greece). The short-let freeze in central Athens runs to 31 December 2026, with an extension to the end of 2027 announced in September 2026. A 15% transfer tax for non-EU buyers was announced for about 1 July 2027 and is not yet law. Our Greek property law tracker logs each change with its date.
Asking rents average about €13.3 per m² a month in the southern suburbs and €11.8 in the northern suburbs, and rose 4.5% across Attica in the year to Q2 2026 (Spitogatos). Vouliagmeni is the most expensive area, at about €22 per m² (dnews.gr). On those figures, a 70 m² flat in the southern suburbs asks about €930 a month.
With a Greek tax number (AFM), a Greek bank account, a lawyer’s title and permit checks, and a deed signed before a notary, in person or by power of attorney. Non-residents can get the AFM remotely through myAADE. Transfer tax is 3.09%, and all-in costs run about 8–10% with the agent’s fee. Attica is not a border area, so non-EU buyers need no special permit.
Nothing on this page is legal or tax advice. Residence-permit thresholds cited per Greek Law 5100/2024 as in force October 2026; always confirm current rules before committing capital.
Direct answers to practical questions about locations, property details and the evidence to request.
Common starting questions
No. Attica is the wider region containing Athens and its suburbs; the Athens Riviera is its southern coastal area. A listing described as Athens may therefore be far from the city centre or the beach. Start with the exact address and the daily routes you need.
Budget for applicable property tax, notary and registration charges, legal and technical advice, any agreed agency fee, and any financing or currency costs. For transactions subject to real-estate transfer tax, AADE states a 3% rate on taxable value plus a municipal levy of 3% of that tax. Ask your notary to confirm the treatment of the specific purchase.
AADE: real-estate transfer taxQuestions people often miss
No. A regional label does not establish walking distance, road crossings or the quality of the route. Check the exact address and test the journey to the beach, shops and transport. Compare the route on foot rather than relying on a straight-line map distance.
Use them as different options, not interchangeable price comparables. Compare the purpose of the purchase, exact location, building quality, size, floor, condition and ownership costs. A city apartment and a coastal home can meet very different needs even when the asking prices are similar.
Compare central AthensRequest the exact unit reference, approved plans, specification, permit details, current construction stage, expected delivery and written payment terms. Ask your independent lawyer and engineer to reconcile those documents with the proposed purchase. A rendering shows a design proposal, not proof of completion.
Gov.gr: building permitsAsk for a dated schedule with unit identifiers, floor plans, asking prices and status for each unit. Confirm whether a unit is available, on hold or already sold before comparing it with another development. A project’s total number of homes is not its current number of available homes.
These answers help you prepare a shortlist. Property-specific tax, legal and technical conclusions should come from the independent professionals you appoint. Official references linked in this section were checked on 25 October 2026.
Every Attica address worth owning sits on one of two lines: Poseidonos Avenue tracing the Riviera from the centre to Varkiza, and Kifisias Avenue climbing to the old-money north. Trace them — then tap any district to open its full guide.
The Athens Riviera runs Glyfada → Voula → Vouliagmeni → Varkiza along Poseidonos Avenue; Kifisias Avenue links the centre to Chalandri and Kifisia. Athens International Airport is about 30 minutes from either line. Gold rings mark two anchors: The Ellinikon redevelopment and the Astir peninsula with the Four Seasons hotel. Tap or click any district to open its full guide.
The Games rebuild the seafront with the tram, marinas and promenades, and the Riviera’s modern era begins.
Greece launches its residence-by-investment programme (Law 4146/2013), with a €250,000 threshold nationwide.
The Four Seasons Astir Palace opens on the Vouliagmeni peninsula, giving the Riviera a five-star anchor.
Work starts on The Ellinikon, on the old airport beside Glyfada: towers, a park, a marina and a new coastal district.
Law 5100/2024 raises the Golden Visa threshold to €800,000 across Attica.
The southern suburbs are the most expensive area in Greece on asking prices, at €4,231/m² (Spitogatos, Q2 2026).
Athens apartment prices in the year to Q2 2026 (Bank of Greece), after national rises of 9.1% in 2024 and 8.3% in 2025. Attica asking prices rose 5.3% and asking rents 4.5% (Spitogatos).
Choose your district — each guide runs to the same depth as this page:
Glyfada → the Riviera capital — our home market, beside The Ellinikon.
Voula → the family riviera. Vouliagmeni → the peninsula. Varkiza → the value door.
Athens Centre → Kolonaki, Plaka & the yield districts. Kifisia → the old-money north. Chalandri → the rising family hub.