Start with how you plan to use the home. Compare central Athens, the Riviera and northern suburbs, then shortlist individual properties around your budget, daily routes and ownership plans.
Consider central Athens for a city setting, Glyfada, Voula or Vouliagmeni for a coastal search, and Kifisia or Chalandri for a northern-suburb search. Add Elliniko if you are comparing homes around The Ellinikon. Narrow the search to two or three areas, then compare exact addresses, building condition, total costs and the journeys you expect to make.
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 listingsCompare places around the life you want to lead, not a label such as lifestyle or yield district. Choose your essential journeys, property type, main living area and total budget first, then follow the area guides and published property links. New to the Greek market? Start with the national guide: costs, process and Golden Visa →
Compare the address with your routes to shops, transport and the coast. Check floor, main living area, outdoor space, parking and the building’s delivery or resale condition. Glyfada guide →
Ask whether the property is inside The Ellinikon or elsewhere in Elliniko. Compare the exact unit, main living area, written price, included items and delivery terms. Public project prices do not establish current availability. Ellinikon buying guide →Published 33is project →
Compare individual streets, building types and your routes to the coast, shops and any schools you need. Check whether the home and its immediate surroundings fit your intended use. Voula guide →
Check the exact location, lawful access, building condition and the route to the coast. Confirm whether a project marketed as Vouliagmeni is in the specific area you intend to buy. Vouliagmeni guide →
Compare the property, outdoor space and route to the sea with alternatives elsewhere on the Riviera. Test the journeys you expect to make and obtain a current written asking price for the exact unit. Varkiza guide →
Central Athens contains different neighbourhoods and building types. Check the exact block, floor, lift, condition, shared building costs and access. If rental income matters, verify the permitted letting model and current registration rules before using a rental assumption. Athens Centre guide →
Compare apartments and houses by their main living area, outdoor space, condition and parking. Check the exact distance and route to transport, work and the services your household needs. Kifisia guide →
Check the actual route from the property to transport, shops and your regular destinations. Compare the main living area, floor, outdoor space, parking and building costs with the other homes on your shortlist. Chalandri guide →
Use a current written price, exact unit plan and comparable property details when judging value. A regional average is context, not a valuation. For Golden Visa searches, screen the property and route separately; the ordinary Attica threshold and special routes have different conditions.
Use a property-price range and a separate allowance for tax, agreed fees and any works. A central apartment, a Riviera home and a northern-suburb house are different comparisons: check the main living area, floor, condition, outdoor space, parking and what the written price includes. Send your budget and two preferred areas to request current options. A published price does not establish availability or Golden Visa eligibility.
Send the property links or unit references, your budget, preferred dates and any access needs. Ask for a dated availability list and written prices before booking travel. Confirm the address, contact person and what can be inspected at each appointment. If you cannot travel, ask whether a live video viewing or independent inspection can be arranged. Keep legal and technical due diligence separate from the viewing.
Explore the Attica projects presented below, from central Athens to the Riviera and northern suburbs. Ask for the current unit list and written asking prices, then appoint your own lawyer and engineer to check a shortlisted property before a commitment.
Varkiza, Athens Riviera
Six homes near the beach, including a published 207 m² garden maisonette with a pool and sea views. Confirm the exact unit and walking route.
€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
Use the same checklist in every area: intended use, exact address, main living area, condition, permitted use, access and total ownership costs. Compare real properties using the same definitions before deciding which area offers the best fit for you.
Compare Glyfada, Voula, Vouliagmeni and Varkiza for the particular home and address. Check walking routes to the coast, noise, transport, parking and the building’s condition. If you expect to rent the home, establish the lawful letting model and property-specific costs before estimating income.
Compare neighbourhoods and individual blocks rather than treating central Athens as one rental market. Check the building, shared costs, permitted use and realistic local rents. In the restricted municipal communities, a sale removes the property from the short-let register and it cannot re-register while the restriction lasts. An existing AMA is not a transferable guarantee. Check the government registration rules.
Compare Kifisia and Chalandri by the home, the exact address and the routes you expect to use. Check outdoor space, parking, heating and cooling, building condition and shared costs. Confirm travel times for your own destinations instead of assuming one commute for an entire suburb.
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 marketing Greek property to American and international buyers. Share the areas, property-price budget, intended use and timing that matter to your search.
Title & liens, permits, tax clearance, energy, survey and notary: the same ledger on every page of this series. Review resale buying checks.
Buying remotely may be possible through a properly prepared power of attorney. Ask an independent Greek lawyer and the relevant consulate or notary which documents, authentication and translations your case requires.
A suitable power of attorney may allow parts of a purchase to be handled remotely. Agree who represents you and the scope of each adviser’s work. Keep title, contract and technical checks independent, and confirm the steps for your specific property before signing or paying.
Non-residents can apply remotely through myAADE with a video-call identity check, or through a tax representative under a power of attorney.
Ask your notary, lawyer and bank which payment route, source-of-funds documents and account arrangements are required for your transaction. Start any necessary banking checks early.
Have your independent lawyer review ownership, encumbrances, restrictions and the proposed contract. Ask an engineer to reconcile permits and plans with the property’s condition, main spaces, permitted use and any unauthorized works. Agree which issues must be resolved before paying or signing.
Before signing or paying a reservation, have your lawyer check the recipient, property reference, deadlines, refund terms and remaining conditions. The final deed is signed before a notary, in person or through an appropriate power of attorney. Agree the timetable and payment route for this transaction.
Where real-estate transfer tax applies, AADE states a 3% rate on taxable value plus a municipal levy equal to 3% of that tax, an effective 3.09%. New-build VAT treatment and exemptions need a property-specific check. Obtain separate quotes for notary, registration, legal, technical and any agreed agency fees.
The standard Attica route requires €800,000 in one qualifying property, normally with at least 120 m² of main-use space. Special €250,000 routes have separate conversion or restoration conditions and no 120 m² minimum. Have an independent Greek lawyer confirm the route and letting restrictions before you commit. Our Golden Visa guide has the full rules.
Compare a property’s asking price with realistic local rents, then deduct vacancy, management, tax, maintenance and building charges. Area averages describe a market sample; they are not an achieved result or a return forecast for your purchase.
| 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: asking-rent comparisons and cost assumptions, 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.
Attica offers different settings, from central Athens to the Riviera and northern suburbs. Suitability depends on your intended use, exact address, property condition, permitted use, total costs and travel needs. Compare individual homes and dated market evidence; rising regional prices do not guarantee appreciation, income or resale for your purchase.
Compare asking rents with asking prices, then allow for tax, vacancy, management, maintenance and building charges. Premium Riviera locations and central or western Athens serve different buyer needs. Any published gross-yield comparison is an illustration based on its stated inputs, not an achieved return or a forecast for a particular home. Confirm permitted rental use before relying on 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.
The standard route is €800,000 in one qualifying property, normally with at least 120 m² of main-use space. Parking and storage do not count. Special €250,000 conversion and listed-building routes can apply in Attica without that size minimum. Letting and transitional rules depend on the route and acquisition history. Full rules are in our Golden Visa guide.
Start with Glyfada, Voula, Vouliagmeni and Varkiza, then check the exact property’s route to the beach, road crossings, transport and year-round services. A southern-suburbs label does not establish walking access or a journey time. Request a current written price and unit plan, and assess any proposed rental use separately. See the Ellinikon page for the distinction between the development and nearby homes.
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.
Check the exact address and current rules before buying for short lets. New registrations are restricted in Athens’ 1st, 2nd and 3rd municipal communities through 31 December 2026. In these restricted zones, a sale removes the property from the short-let register and re-registration is blocked during the restriction. Elsewhere, registration, safety, building and any Golden Visa conditions still need review. Check the government registration rules and AADE’s letting guidance before making a rental plan.
Before paying a deposit on a new build, request the developer’s completed-project record, building permit, land title, plans and written payment terms. Appoint your own lawyer and engineer to check them. Ask the notary to confirm the specific transaction’s VAT or transfer-tax treatment and link staged payments to agreed evidence of progress.
Before buying, check three separate questions: what comparable properties are asking, whether the intended use is permitted, and which taxes apply to the specific transaction. Announced measures are not enacted law and should not create pressure to buy. 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.
Obtain a Greek tax number (AFM), confirm payment and source-of-funds requirements, appoint an independent lawyer and engineer, and complete the notarial deed and registration. Budget separately for applicable tax and professional fees. Your advisers should confirm any property-specific approvals and the current rules.
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.
Use the map to compare locations, then check the address and the routes you expect to make. The coast, centre and northern suburbs contain different buildings and streets; no avenue or district label determines whether a home is right for your purchase.
Use the coast, city centre and northern suburbs as starting points, then test routes from each shortlisted address. Distinguish a property inside The Ellinikon from a home in nearby Elliniko or Glyfada. Use the map to open an area guide; confirm travel times separately for your actual journey.
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 establishes an €800,000 standard Golden Visa route across Attica, alongside special €250,000 conversion and listed-building routes with separate conditions.
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 → compare the exact coastal address.
Voula → compare homes and local access. Vouliagmeni → the peninsula. Varkiza → compare coastal homes and daily routes.
Athens Centre → Kolonaki, Plaka & other central neighbourhoods. Kifisia → compare space, condition and daily travel. Chalandri → compare the address and transport routes.