Greece property prices 2026: what a square metre costs in Athens, Thessaloniki and the islands
What a flat costs in Greece by area: the national average, Athens neighbourhoods, Thessaloniki, Crete and the islands, rent per m² and rental yields. Every number sourced and dated.
- The average asking price in Greece was about €2,779/m² in August 2026. About €3,201 in Attica and €2,398 in Thessaloniki.
- According to the Bank of Greece, apartment prices rose 5.5% year on year in Q2 2026, slower than in previous years.
- The priciest islands: Antiparos (about €7,600/m²) and Mykonos (about €7,059). Crete is much cheaper.
When comparing areas, remember these are asking prices in listings, not transaction prices, and there is room to negotiate. Before choosing, also factor in purchase costs (about 6–9%) and rental yield, which is not always higher in the expensive areas.
What does a flat cost in Greece? The big picture
| Measure | Figure | Source and date |
|---|---|---|
| Average asking price, Greece | €2,779/m² | Indomio, August 2026 |
| Change over the past year | +5.0% | Indomio, August 2026 |
| Average asking rent | €10.71/m² a month | Indomio, August 2026 |
| Apartment price growth (valuations) | +5.5% a year | Bank of Greece, Q2 2026 |
| Asking price growth | +6.1% a year | Spitogatos, Q2 2026 |
Two kinds of data: portals such as Indomio and Spitogatos measure asking prices in listings. The Bank of Greece measures price changes from bank valuations and does not publish a price per m². So the numbers differ, but the trend is similar: prices keep rising, more slowly than in 2024 and 2025 (in 2025 the Bank of Greece average rise was 8.3%).
Bank of Greece: where did prices rise most?
Apartment price growth in Q2 2026 compared with Q2 2025:
| Area | Annual rise |
|---|---|
| Athens | 5.0% |
| Thessaloniki | 4.7% |
| Other large cities | 5.4% |
| Rest of Greece | 7.1% |
| New flats (up to 5 years) | 6.2% |
| Older flats | 5.0% |
Athens property prices by neighbourhood
Asking prices in € per m², Indomio, August 2026:
| Neighbourhood | Price per m² | Rent per m² a month |
|---|---|---|
| Attica average | 3,201 | 12.49 |
| Kolonaki - Lykavittos | 5,458 | 18.79 |
| Historic centre | 5,146 | 16.10 |
| Koukaki - Makrygianni | 3,914 | 14.89 |
| Pangrati | 3,531 | 12.33 |
| Exarchia - Neapoli | 2,918 | 12.00 |
| Gazi - Metaxourgio | 2,794 | 11.61 |
| Kypseli | 2,176 | 9.86 |
| Kifisia | 4,190 | 13.61 |
| Chalandri | 3,547 | 13.32 |
| Glyfada | 5,362 | 17.16 |
| Vouliagmeni | 7,658 | 22.02 |
| Nea Smyrni | 3,505 | 11.07 |
| Piraeus | 2,684 | 10.91 |
The south (the Athens Riviera) is the priciest part of Attica. According to Spitogatos, the southern suburbs are also the most expensive area in all of Greece, at about €4,231/m² in Q2 2026. Every neighbourhood, with annual change, in the Yavanet Index.
Thessaloniki property prices
| Area | Price per m² | Source and date |
|---|---|---|
| Thessaloniki prefecture average | 2,398 | Indomio, August 2026 |
| Thessaloniki municipality | 2,673 | Indomio, August 2026 |
| Suburbs | 2,216 | Indomio, August 2026 |
| Kalamaria | 3,175 | Spitogatos, Q2 2026 |
In Thessaloniki asking prices rose 7.7% in a year (Spitogatos, Q2 2026), faster than in Athens. Average asking rent in the prefecture is about €9.26/m² a month. Guide to investing in Thessaloniki property.
Island property prices
Average asking prices in € per m², Spitogatos, Q2 2026:
| Island or area | Price per m² |
|---|---|
| Antiparos | 7,600 |
| Mykonos | 7,059 |
| Paros | 5,263 |
| Cyclades average | 4,063 |
| Paxoi | 3,846 |
| Skiathos | 3,521 |
| Lefkada | 3,302 |
| Chania (Crete) | 3,102 |
| Kefalonia | 2,531 |
| Rethymno (Crete) | 2,202 |
| Heraklion (Crete) | 2,200 |
| Lasithi (Crete) | 1,944 |
According to Spitogatos, asking prices on Mykonos and Santorini dipped slightly over the past year, and Antiparos overtook Mykonos. Anywhere in the Cyclades, check in advance whether short-term letting is possible and whether the property is in a border area (Santorini, for example, needs a special permit for Israelis).
Rents and rental yields
- Asking rents: €12.49/m² a month in Attica, €9.26 in Thessaloniki (Indomio, August 2026). The Cyclades have the highest rents, about €14.4/m² (Spitogatos, Q2 2026).
- Gross yield (before tax and costs): about 5.5% in Athens and 4.2% in Thessaloniki on average (Global Property Guide, Q2 2026). Small one-bedroom flats usually yield more.
- Within Athens: according to the Yavanet Index, yields are highest in neighbourhoods such as Kypseli (about 5.4% gross) and lower in the upmarket suburbs.
After rental income tax (15% up to €12,000 a year), ENFIA, building charges and maintenance, the net yield is lower. Yield and cost calculator.
How to use these numbers
- An asking price is not a final price. You can negotiate down, especially on older flats needing renovation.
- Check the "objective value". Transfer tax is paid on the contract price or the state's objective value, whichever is higher.
- Add purchase costs of about 6–9%. All costs in the buying guide.
- Watch 2027. According to the government, from July 2027 Israelis will pay 15.45% transfer tax on homes instead of 3.09%. It is not law yet.
- Golden Visa: in Attica, Thessaloniki, Mykonos and Santorini you need a property of at least €800,000. Golden Visa guide.
Want to know the right price for a specific flat? Contact us.
FAQ
How much does a flat cost in Greece on average?
The average asking price in Greece was about €2,779/m² in August 2026 (Indomio). A 70 m² flat at the average would cost about €195,000, but differences between areas are very large.
What does a square metre cost in Athens?
The Attica average was about €3,201/m² in August 2026. About €2,200 in Kypseli, €3,500 in Pangrati, €5,500 in Kolonaki and €7,700 in Vouliagmeni.
Are property prices in Greece still rising?
Yes, but more slowly. According to the Bank of Greece, apartment prices rose 5.5% in Q2 2026, compared with an average of 8.3% in 2025.
Where is cheapest to buy in Greece?
Of the areas in these tables, Kypseli and Piraeus in Attica, the Thessaloniki suburbs, and Heraklion and Lasithi on Crete are relatively cheap. According to Spitogatos, the cheapest prefecture in Greece is Kastoria, at about €585/m².
How much does a flat cost in Thessaloniki?
The Thessaloniki prefecture average was about €2,398/m² in August 2026, and about €2,673 within the municipality. In Kalamaria, one of the most sought-after areas, about €3,175 according to Spitogatos.
What is the rental yield in Greece?
According to Global Property Guide, the average gross yield was about 5.5% in Athens and 4.2% in Thessaloniki in Q2 2026, before tax and costs.
Are listing prices the real prices?
Not exactly. They are asking prices. The transaction price can be lower, so use a lawyer and a valuer or an agent who knows the area.
The data here are averages from portals and the Bank of Greece, valid for the dates shown. They are not a valuation of any specific property and not investment advice.
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