Athens property investment 2026: prices, yields and neighbourhoods
Prices, yields by neighbourhood and the outlook for the year ahead, from Speak Real Estate's Q2 2026 report.
- Average asking price in the Municipality of Athens: about €2,560/m², up 2.6% a year.
- Highest yields in cheaper areas: Agia Varvara, Kypseli and Aigaleo, about 5.5–6%.
- Luxury areas cost close to €6,000/m² with yields of 2.9–3.9%.
Yield-focused investors should look at cheaper areas such as Kypseli; those seeking stability at Kolonaki or the southern coast. Either way, check taxes and short-term let rules.
Is Athens property a good investment in 2026?
Athens housing prices keep rising, but more slowly than in previous years. According to a Speak Real Estate report for Q2 2026, published by RE+D in July 2026:
- The average asking price in the Municipality of Athens is about €2,560/m², up 2.6% year on year.
- Actual transaction prices, per the report, rose 8.2% to about €1,387/m².
- New listings rose about 30%, so there is more supply.
- The average mortgage rate fell to about 3.28%.
- The report forecasts a 6–7% rise in prices over the next 12 months.
These are a private firm's forecasts, not a promise. For prices across Greece see Greece apartment prices 2026.
Where are yields highest in Athens?
Gross yield (annual rent divided by price, before costs and tax) is higher in cheaper neighbourhoods. According to the report:
| Area | Asking price (€/m²) | Gross yield |
|---|---|---|
| Agia Varvara | 1,528 | 5.94% |
| Kypseli | 2,072 | 5.67% |
| Aigaleo | 2,164 | 5.55% |
| Voula | 6,103 | 2.9%–3.9% |
| Kolonaki | 5,993 | 2.9%–3.9% |
| Glyfada | 5,895 | 2.9%–3.9% |
*Source: Speak Real Estate via RE+D, Q2 2026. Figures are asking prices, not transaction prices.*
Neighbourhoods to know
- Kypseli – dense and central with a high yield. A station is planned there on Metro Line 4, now under construction. See the Kypseli index.
- Ellinikon – a huge residential, park and retail project on the old airport site is pushing up prices on the southern coast. See the Elliniko index.
- Kolonaki – a central luxury area: low yield but stable demand. See the Kolonaki index.
- Marousi – a northern business suburb with offices and large companies. See the Marousi index.
- Agia Varvara – western Athens: low prices and high yield, with higher risk.
The report names these five areas as standout investment locations.
What drives prices
- The Ellinikon project on the southern coast.
- The "Spiti Mou" programme, which helps young Greeks buy and boosts demand for cheaper flats.
- Growing supply of new homes, which may slow price rises.
What Israelis should check before buying
- Taxes and costs: as non-EU nationals, Israelis face specific rules. See our guide to buying property in Greece and the Athens property tax guide.
- Short-term lets: central Athens restricts new short-term rental (Airbnb) registrations. Don't count on tourist lets without checking.
- Financing: see our Greek mortgage guide.
- Golden Visa: see our Golden Visa guide.
FAQ
How much is a square metre in Athens? According to Speak Real Estate, the average asking price in the Municipality of Athens in Q2 2026 was about €2,560/m². In luxury areas such as Voula and Kolonaki it is close to €6,000.
Where are the highest rental yields in Athens? In cheaper areas: Agia Varvara (about 5.9%), Kypseli (about 5.7%) and Aigaleo (about 5.6%), before costs and tax.
Will Athens property prices keep rising? The report forecasts a 6–7% rise over the next year, but it is a forecast. Growing supply of new homes may slow the pace.
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