Prices are still rising, but more slowly. Apartment prices grew 5.5% in the year to Q2 2026, after 8.3% in 2025 (Bank of Greece), while asking rents rose 1.3% (Spitogatos). Foreign buyers put €2.06 billion into Greek real estate in 2025. BUY GREECE® works from Chicago and Athens and publishes its own figures every quarter in the Greek Property Monitor.
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The Ellinikon by Lamda Development, on the Athens Riviera.
The headline figures for 2026, each with its period and source. Bank of Greece figures track apartment transaction prices; Spitogatos figures are asking prices; BUY GREECE® figures come from our own Greek Property Monitor and are labelled as ours.
| Statistic | Figure | Source and period |
|---|---|---|
| National average price | €2,561 per m² | BUY GREECE® Greek Property Monitor, Q3 2026 |
| Apartment prices, year to Q2 2026 | +5.5% | Bank of Greece, 15 September 2026 |
| Apartment prices in 2025 | +8.3% | Bank of Greece, revised September 2026 |
| Apartment prices in 2024 | +9.1% | Bank of Greece, revised |
| Asking prices, year to Q2 2026 | +6.1% | Spitogatos, Q2 2026 |
| Most expensive regional market | Athens southern suburbs, €4,231 per m² | Spitogatos, Q2 2026 |
| Asking rents, year to Q2 2026 | +1.3% | Spitogatos, Q2 2026 |
| Highest asking rents | Cyclades €14.4 per m²; southern suburbs €13.3 per m² | Spitogatos, Q2 2026 |
| Net foreign investment in Greek real estate | €2.06 billion in 2025; €2.75 billion in 2024 | Bank of Greece data, Ministry of Finance, September 2026 |
| Golden Visa minimum investment | €800,000, €400,000 or €250,000, by area and type | Law 5100/2024 |
| Initial Golden Visa permits issued | 8,879 in 2025; 4,535 in 2024 | Enterprise Greece |
| Transfer tax | 3.09%; a 15% rate for non-EU buyers is announced for about 1 July 2027 and not yet law | Ministry of Finance, September 2026 |
| Land registry coverage | 99% of Greece has published Cadastre data | ered.gr, May 2026 |
Average asking prices per square metre in Q2 2026, from the most to the least expensive, with the change on a year earlier where Spitogatos publishes it. Prime streets cost more than these averages.
| Area | Asking price per m² | Change in a year |
|---|---|---|
| Antiparos | €7,600 | not published |
| Vouliagmeni | €7,364 | not published |
| Mykonos | €7,059 | a small decline |
| Paros | €5,263 | not published |
| Athens southern suburbs | €4,231 | +4.4% |
| Cyclades | €4,063 | not published |
| Athens northern suburbs | €3,519 | not published |
| Lefkada | €3,302 | not published |
| Kalamaria, Thessaloniki | €3,175 | not published |
| Chania, Crete | €3,102 | +12.8% |
| Aegean islands | €2,941 | +5.9% |
| Ionian islands | €2,531 | +5.9% |
| Kefalonia | €2,531 | +8.5% |
| Corfu | €2,417 | +7.9% |
| Zakynthos | €2,300 | +0.4% |
| Crete | €2,250 | +6.9% |
| Rethymno, Crete | €2,202 | +13.3% |
| Argolida (Nafplio) | €2,111 | +5.6% |
| Messinia (Kalamata) | €2,008 | +0.4% |
| Lasithi, Crete | €1,944 | +0.2% |
| Heraklion, Crete | €1,917 | +7.8% |
More slowly than in 2024 and 2025, and fastest outside the big cities. The Bank of Greece apartment price index rose 5.5% in the year to Q2 2026; Spitogatos asking prices rose 6.1% nationally, 5.3% in Attica and 7.7% in Thessaloniki.
| Segment | Change in a year |
|---|---|
| Greece | +5.5% |
| Athens | +5.0% |
| Thessaloniki | +4.7% |
| Other cities | +5.4% |
| Other areas | +7.1% |
| New apartments | +6.2% |
| Older apartments | +5.0% |
Gross long-let yields before costs and tax. Public figures divide average asking rents by asking prices; BUY GREECE® figures come from our network comparables and are labelled as ours.
| Area | Gross yield | Basis |
|---|---|---|
| Central and western Athens neighbourhoods | up to about 5.9% (Agia Varvara 5.94%, Kypseli 5.67%, Aigaleo 5.55%) | Speak Real Estate, Q2 2026 |
| West Athens | about 4.9% | Spitogatos Q2 2026, our calculation |
| Athens northern suburbs | about 4.0% | Spitogatos Q2 2026, our calculation |
| Athens southern suburbs | about 3.8% | Spitogatos Q2 2026, our calculation |
| Vouliagmeni | about 3.6% | Spitogatos via dnews.gr, Q2 2026, our calculation |
| Glyfada, Voula and Kolonaki | 2.9–3.9% | Speak Real Estate, Q2 2026 |
| Athens Riviera, new and prime homes | 5.1–5.8% long let | BUY GREECE® network comparables, Monitor Q3 2026 |
| Thessaloniki | 5–6% (indicative) | BUY GREECE® Monitor, Q3 2026 |
| Crete and the Peloponnese | 5.5–6.5% (indicative) | BUY GREECE® Monitor, Q3 2026 |
| Short lets where an AMA number can be obtained | 6–10% | BUY GREECE® Monitor, Q3 2026 |
| Statistic | Figure | Source |
|---|---|---|
| Initial investor permits issued | 8,879 in 2025; 4,535 in 2024 | Enterprise Greece |
| New investor applications | 7,021 in 2025; 9,372 in 2024 | Ministry of Migration tables |
| Applications pending | 6,315 in July 2026 | Ministry of Migration |
| Active initial permits, end of 2025 | 20,732 investors and 40,902 family members | Ministry of Migration |
| Largest investor nationalities | China about 48%; Turkey about 16% | Ministry of Migration tables, via Stacker, 6 October 2026 |
| Minimum investment | €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands of more than 3,100 residents; €400,000 elsewhere; €250,000 for conversions and listed buildings | Law 5100/2024 |
See the Golden Visa homes for sale that meet the test, or read the complete Golden Visa guide.
Figures from our own records and analysis, published quarterly in the Greek Property Monitor with the method and a downloadable dataset, free to cite.
| Statistic | Figure |
|---|---|
| National average price | €2,561 per m² |
| Attica price growth, 2017 to 2025 | +71.1%, about 6.9% a year (BUY GREECE® analysis) |
| Off-plan appreciation over a delivery cycle | +32.7% on average across our developer network |
| Average budget of US buyers who contact us | €980,000 |
| Athens Riviera price bands per m² | Glyfada €3,500–10,000+; Voula €4,000–8,000; Vouliagmeni €8,000–18,000+; Varkiza €3,000–5,500+ |
The questions buyers ask most, answered with the figures above.
At the national average of €2,561 per square metre, a 100 m² home costs about €256,000 (BUY GREECE® Greek Property Monitor, Q3 2026). Location changes that figure sharply: Spitogatos asking prices for Q2 2026 were €7,364/m² in Vouliagmeni on the Athens Riviera but €1,917/m² in Heraklion, Crete. Prices are still climbing, with the Bank of Greece index up 5.5% a year in Q2 2026.
Greek homes are priced and paid in euros, so the dollar cost depends on the EUR/USD rate on the day you transfer. A 100 m² home at the €2,561/m² national average (BUY GREECE® Greek Property Monitor, Q3 2026) costs about €256,000 before purchase costs. US citizens buying as individuals, unless they hold Greek citizenship or long-term residence, would also pay the 15% transfer tax announced in September 2026; it is expected from 1 July 2027 and is not yet law.
The national average is €2,561 per square metre (BUY GREECE® Greek Property Monitor, Q3 2026), but asking prices vary widely by region. Spitogatos' Q2 2026 data put Athens' southern suburbs at €4,231/m², the most expensive regional market in Greece, followed by the Cyclades at €4,063, the northern suburbs at €3,519, Lefkada at €3,302 and Chania at €3,102. Crete averaged €2,250 and Heraklion €1,917. National asking prices were 6.1% higher than a year earlier.
No single index names the cheapest town, but Crete has some of the lowest averages Spitogatos reports: Heraklion averaged €1,917/m² and Lasithi €1,944/m² in Q2 2026, with Messinia (Kalamata) at €2,008. The Ionian islands averaged €2,531, against €7,059 on Mykonos. A lower price does not mean a lower Golden Visa threshold: Crete and every island with more than 3,100 residents sit in the €800,000 tier, so confirm each property with a Greek lawyer.
Apartment prices rose 8.3% in 2025 after 9.1% in 2024, according to the Bank of Greece index (revised figures, September 2026 release). Growth has since slowed: the provisional Q2 2026 reading, published on 15 September 2026, shows +5.5% year on year nationally, with Athens at +5.0%, Thessaloniki +4.7%, other cities +5.4% and other areas +7.1%. New apartments rose 6.2% and older ones 5.0%.
The latest data show prices still rising in 2026, but more slowly than in 2024 and 2025. The Bank of Greece index rose 5.5% a year in Q2 2026, down from 9.1% in 2024 and 8.3% in 2025, and Spitogatos asking prices rose 6.1%, against 9.7% a year earlier. Policy is the main unknown: a 15% transfer tax on homes bought by non-EU individuals was announced in September 2026, expected from 1 July 2027 and not yet law.
Slower price growth, stronger regional markets and modest rent increases define 2026. Bank of Greece data for Q2 2026 show areas outside the big cities rising 7.1% a year, ahead of Athens at 5.0%, and new apartments (+6.2%) outpacing older ones (+5.0%). Spitogatos asking prices rose 7.7% in Thessaloniki and 6.9% across Crete, while national asking rents rose just 1.3% (Q2 2026).
The main news is a 15% transfer tax on homes bought by non-EU individuals, announced in September 2026 and expected from 1 July 2027. It would replace the current 3.09% rate for those buyers and is not yet law. The same package announced extensions of the Athens and Thessaloniki short-let freeze to the end of 2027 and of the new-build VAT exemption for 2027–2030, also pending legislation. On prices, the Bank of Greece reported +5.5% a year for Q2 2026 on 15 September 2026.
Thessaloniki prices are still rising, but more slowly. The Bank of Greece put Thessaloniki apartments at +4.7% a year in Q2 2026, after +6.4% in Q1, while Spitogatos asking prices rose 7.7%, faster than Attica's 5.3%. Kalamaria averaged €3,175/m² in asking prices (Spitogatos, Q2 2026). New short-let registrations have been frozen in the city's 1st community since 1 July 2026, and the Golden Visa threshold in the Thessaloniki regional unit is €800,000.
The main changes are new rental income bands, end-2026 deadlines for VAT and capital gains relief, and an announced 15% transfer tax for non-EU buyers. From tax year 2026, rent is taxed at 15% to €12,000, 25% to €24,000, 35% to €36,000 and 45% above. The new-build VAT exemption and the capital gains tax suspension run to 31 December 2026; only a 2027–2030 VAT extension has been announced. The 15% tax is expected from 1 July 2027 and is not yet law. A Greek accountant confirms individual cases.
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