Is right now a good time to buy a property in Athens? (2026)

Authored by the expert who managed and guided the team behind the Greece Property Pack

Yes, the analysis of Athens' property market is included in our pack

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Athens. If you’d like to learn more about us, you can check our presentation page.

Is it smart to buy now in Athens, or should I wait as of 2026?

Do real estate prices look too high in Athens as of 2026?

As of early 2026, Athens property prices do not appear wildly overvalued, but they are on the higher side of what fundamentals support, especially in premium coastal and northern suburbs where gross yields have compressed below 4%.

One clear on-the-ground signal is that asking prices continue to rise across Athens submarkets (for example, Athens Center reached about 2,440 euros per square meter in Q3 2025, up 12% year-on-year), which suggests sellers still feel confident rather than rushing to cut prices.

Another signal worth noting is that the official Bank of Greece data shows Athens price growth slowed from around 9% in 2024 to about 6.6% in late 2025, indicating the hottest phase may be behind us and the market is moving toward a more sustainable pace.

You can also read our latest update regarding the housing prices in Athens.

Does a property price drop look likely in Athens as of 2026?

As of early 2026, the likelihood of a sharp property price drop in Athens over the next 12 months looks low, though a flat-to-mildly-down outcome is plausible in overpriced micro-pockets, especially where owners relied on short-term rental income.

The plausible price change range for Athens over the next year is roughly minus 3% to plus 6%, with the baseline scenario leaning toward modest single-digit growth rather than a correction.

The single most important macro factor that could increase the odds of a price drop in Athens is a significant tightening of credit availability, where banks pull back on mortgage lending or rates spike further, which would reduce the buyer pool quickly.

However, this factor looks unlikely in the near term because the European Central Bank has signaled a stable-to-easing rate environment, and Greek banks have not shown signs of restricting mortgage access beyond the current mid-4% rate levels.

Finally, please note that we cover the price trends for next year in our pack about the property market in Athens.

Could property prices jump again in Athens as of 2026?

As of early 2026, the likelihood of a renewed price surge across all of Athens is medium, but in select premium neighborhoods like Glyfada, Kolonaki, or areas near new Metro Line 4 stations, the chance of another jump is higher.

The plausible upside price change range for Athens over the next 12 months is roughly 5% to 10% in the strongest submarkets, with more modest gains of 3% to 5% in average areas.

The single biggest demand-side trigger that could drive prices to jump again in Athens is a meaningful easing of euro-area interest rates, which would quickly boost buyer sentiment and borrowing capacity, especially in trophy neighborhoods.

Please also note that we regularly publish and update real estate price forecasts for Athens here.

Are we in a buyer or a seller market in Athens as of 2026?

As of early 2026, Athens remains a mild seller's market overall, meaning sellers still have the upper hand on pricing, but the advantage is less extreme than it was in 2023 or 2024 when prices were rising faster.

Athens does not publish a standardized months-of-inventory figure like some markets, but based on the continued price growth of around 6.6% yearly and steady transaction volumes, the effective supply-demand balance suggests less than six months of inventory in desirable areas, which typically favors sellers.

While we do not have an official share of listings with price reductions for Athens, the fact that asking prices on Spitogatos continue to rise year-on-year across all major submarkets suggests sellers are not yet under pressure to discount, though buyers can negotiate harder on older stock needing renovation or on listings that have sat unsold for several months.

We have made this infographic to give you a quick and clear snapshot of the property market in Greece. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

Are homes overpriced, or fairly priced in Athens as of 2026?

Are homes overpriced versus rents or versus incomes in Athens as of 2026?

As of early 2026, Athens homes appear fairly priced when compared to rents in central, western, and eastern neighborhoods where gross yields run between 4.5% and 5.7%, but they look stretched in premium southern and coastal areas like Glyfada and Voula where yields have fallen below 4%.

The estimated price-to-rent ratio in Athens varies significantly by neighborhood: in Athens Center, a buyer pays roughly 17 to 18 years of rent to own (which is reasonable for a European capital), while in Athens South the ratio climbs to about 26 years of rent, suggesting prices there are more detached from rental income.

The estimated price-to-income multiple in Athens is elevated by European standards, with housing costs burdening households more than the EU average, and this means that while cash or foreign buyers can absorb current prices, local buyers relying on salaries face real affordability pressure.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Athens.

Are home prices above the long-term average in Athens as of 2026?

As of early 2026, Athens home prices are clearly above the post-crisis lows of 2017 to 2018, but they are not obviously above the pre-2008 peak when measured in real terms using the Bank of Greece's long-run apartment price index.

The estimated recent 12-month price change in Athens is around 6.6% according to official Q3 2025 data, which is healthy but noticeably slower than the 9% pace seen in 2024, suggesting the market is transitioning from rapid recovery to more normal growth.

When adjusting for inflation, Athens prices have recovered strongly from the crisis trough but remain within the range of the prior cycle peak, meaning current levels reflect a genuine recovery and some re-rating rather than a speculative bubble beyond historical norms.

What local changes could move prices in Athens as of 2026?

Are big infrastructure projects coming to Athens as of 2026?

As of early 2026, the biggest infrastructure project likely to impact Athens property prices is Metro Line 4, which will improve transit access to neighborhoods like Exarchia, Kolonaki, Kypseli, Galatsi, Zografou, and Ilisia, and history shows that new metro stations tend to boost nearby apartment values.

The estimated timeline for Metro Line 4 involves construction already underway with phased station openings expected over the next several years, meaning buyers who purchase near planned stations in 2026 could benefit from accessibility improvements as sections come online.

For the latest updates on the local projects, you can read our property market analysis about Athens here.

Are zoning or building rules changing in Athens as of 2026?

The most important rule change affecting Athens residential property is not classic zoning but rather the government's restrictions on new short-term rental licensing that took effect on January 1, 2025, and which remain highly relevant for 2026 buyers considering Airbnb-style income.

As of early 2026, the net effect of these short-term rental restrictions is to reduce speculative investor appetite in central Athens neighborhoods like Kolonaki, Koukaki, Exarchia, and Pangrati, which could moderate price growth in those areas while potentially pushing rents higher for long-term tenants.

The areas most affected by these rule changes are the tourist-heavy central neighborhoods where short-term rental income had been a major draw for investors, meaning buyers relying on that income model should treat these zones as higher regulatory-risk locations.

Are foreign-buyer or mortgage rules changing in Athens as of 2026?

As of early 2026, the most significant foreign-buyer rule change in Athens is the higher Golden Visa investment threshold for Attica that took effect in 2024, which has shifted demand toward larger and more expensive properties while cooling speculative purchases of cheaper units.

The most likely foreign-buyer rule impact going forward is that the higher threshold continues to concentrate Golden Visa demand in premium segments (properties above the new minimum), which can support prices at the higher end while reducing pressure on entry-level stock.

On the mortgage side, the most relevant factor is that Greek banks are lending at rates in the mid-4% range as of late 2025, which makes leveraged purchases more expensive than during the low-rate era, though no major new restrictions on loan-to-value ratios or eligibility have been announced.

You can also read our latest update about mortgage and interest rates in Greece.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Greece versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.

Will it be easy to find tenants in Athens as of 2026?

Is the renter pool growing faster than new supply in Athens as of 2026?

As of early 2026, renter demand in Athens continues to outpace new rental supply, driven by young professionals, students, relocations, and households priced out of buying, while new construction remains constrained by the city's built-up nature and permitting bottlenecks.

The best signal for renter demand in Athens is the combination of high housing cost burdens flagged by Eurostat for Greek cities and the steady rise in asking rents across most Athens submarkets, which together indicate a large and stressed renter population.

On the supply side, ELSTAT building activity data shows permits and completions remain modest relative to household formation, especially in central and well-connected areas where land is scarce, meaning landlords in desirable neighborhoods should continue to find tenants without long vacancies.

Are days-on-market for rentals falling in Athens as of 2026?

As of early 2026, Athens does not have an official days-on-market series for rentals, but the fact that asking rents remain elevated (around 11.50 euros per square meter monthly in Athens Center) suggests well-priced units in liquid neighborhoods do not sit vacant for long.

The difference in letting speed between best areas and weaker areas in Athens is significant: rentals in high-demand neighborhoods like Kolonaki, Pangrati, Koukaki, or Glyfada typically find tenants within one to two weeks, while properties in less connected or less desirable areas can take a month or more.

One common reason days-on-market falls in Athens is persistent under-supply of quality rental stock in central and transit-accessible areas, combined with seasonal demand peaks from students and relocating professionals in late summer and early fall.

Are vacancies dropping in the best areas of Athens as of 2026?

As of early 2026, vacancy rates in Athens' best-performing rental areas like Kolonaki, Pangrati, Koukaki, Glyfada, Chalandri, and Kifisia appear to be low and stable, as strong demand from professionals, families, and international tenants keeps quality units occupied.

While Athens lacks a standardized vacancy rate statistic, the continued rent growth in these top neighborhoods (often 5% to 12% year-on-year on Spitogatos) serves as a reliable proxy indicating that landlords are not struggling to fill units.

A practical sign that the best areas are tightening first is when landlords in neighborhoods like Pangrati or Neos Kosmos start receiving multiple inquiries within days of listing, and can be more selective about tenant quality rather than racing to fill vacancies.

By the way, we've written a blog article detailing what are the current rent levels in Athens.

Am I buying into a tightening market in Athens as of 2026?

Is for-sale inventory shrinking in Athens as of 2026?

As of early 2026, we do not have a single official for-sale inventory statistic for Athens, but the fact that prices continue rising (6.6% year-on-year officially) suggests the market is not flooded with unsold homes, indicating supply remains relatively tight.

Athens does not publish a standardized months-of-supply figure, but based on pricing strength and transaction activity, the effective inventory level in desirable neighborhoods appears below what would indicate a balanced market, meaning buyers still face competition for good properties.

One likely reason inventory is not expanding is that higher mortgage rates discourage existing owners from selling and buying elsewhere, while cash-rich foreign and domestic buyers continue absorbing available stock in prime locations.

Are homes selling faster in Athens as of 2026?

As of early 2026, Athens does not have a widely published median days-on-market statistic, but market signals suggest that correctly priced homes in prime locations continue to sell relatively quickly, while overpriced or renovation-heavy listings take longer to find buyers.

The year-over-year change in selling speed is likely mixed: higher borrowing costs have made buyers more selective, so while desirable properties move fast, the overall market is not seeing the rapid turnover of the 2022 to 2023 period when rates were lower and urgency was higher.

Are new listings slowing down in Athens as of 2026?

As of early 2026, we are not confident in a precise year-over-year change in new for-sale listings for Athens because the market lacks a centralized MLS-style tracking system, but anecdotal evidence suggests new listings remain moderate rather than flooding the market.

The seasonal pattern for new Athens listings typically sees more activity in spring and early autumn, with slower periods in summer and around the winter holidays, and current levels do not appear unusually low or high for this time of year.

One plausible reason new listings might be slower than expected is the "rate lock-in" effect, where existing owners with older, cheaper mortgages are reluctant to sell and take on new financing at higher rates, reducing the flow of resale homes onto the market.

Is new construction failing to keep up in Athens as of 2026?

As of early 2026, new housing completions in Athens appear to be falling short of household demand, especially in central and well-connected areas where land is scarce and permitting is slow, which helps explain why prices keep rising.

The recent trend in building permits and completions for Attica shows modest activity compared to the pre-crisis construction boom, and the pace is not sufficient to meaningfully ease the supply shortage in the most wanted Athens neighborhoods.

The single biggest bottleneck limiting new construction in Athens is the combination of limited available land in desirable built-up areas and a slow, complex permitting process, which together make it difficult for developers to add significant new housing stock quickly.

We made this infographic to show you how property prices in Greece compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.

Will it be easy to sell later in Athens as of 2026?

Is resale liquidity strong enough in Athens as of 2026?

As of early 2026, resale liquidity in Athens is generally strong for typical apartments in desirable locations, meaning a well-priced property in a good neighborhood should find a buyer within a reasonable timeframe rather than sitting unsold for many months.

While Athens lacks a standardized median days-on-market benchmark, properties in liquid neighborhoods like Pangrati, Kolonaki, Koukaki, Glyfada, or Chalandri tend to transact faster than the overall market, often within 30 to 90 days for correctly priced units.

The property characteristic that most improves resale liquidity in Athens is location near public transit (especially metro stations), combined with good building condition, because buyers consistently prioritize walkability and connectivity over raw square meters.

Is selling time getting longer in Athens as of 2026?

As of early 2026, selling times in Athens appear to be getting more split: prime, correctly priced homes still sell relatively quickly, while overpriced listings or properties needing significant renovation are taking noticeably longer than they did during the hotter 2023 to 2024 period.

The realistic range for time-to-sell in Athens today spans from roughly 30 days for well-located, move-in-ready apartments at competitive prices to 6 months or more for overpriced or niche properties that do not match current buyer preferences.

One clear reason selling time can lengthen in Athens is affordability pressure: when prices rise faster than incomes and mortgage rates stay elevated, the pool of qualified buyers shrinks, forcing sellers to wait longer or eventually reduce their asking price.

Is it realistic to exit with profit in Athens as of 2026?

As of early 2026, the likelihood of selling with a profit in Athens is medium to high if you hold for at least five years and buy in a neighborhood with durable demand, but short-term flips (one to two years) carry more risk given transaction costs and the cooling growth pace.

The estimated minimum holding period that most often makes exiting with profit realistic in Athens is around five years, which allows time for price appreciation to outpace the round-trip transaction costs and any market volatility.

The total round-trip cost drag in Athens (buying plus selling costs including transfer tax, notary fees, agent commissions, and legal expenses) typically runs between 8% and 12% of the property value, which translates to roughly 20,000 to 40,000 euros on a 300,000-euro home (approximately the same in US dollars at current exchange rates).

One clear factor that most increases profit odds in Athens is buying below market value, whether through negotiating a discount on older stock needing cosmetic updates or targeting neighborhoods like Kypseli or Neos Kosmos that are still undervalued relative to their transit access and growth trajectory.

What sources have we used to write this blog article?

Whether it's in our blog articles or the market analyses included in our property pack about Athens, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.

We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.

Source	Why it's authoritative	How we used it
Bank of Greece - Residential Property Price Indices Q3 2025	Greece's central bank publishing the country's official housing price statistics.	We used it to anchor the latest official price growth rate for Athens. We also used its breakdown of valuation sample composition to identify which property types are genuinely common.
Bank of Greece - Historical Apartment Price Index	Official Bank of Greece methodology-backed historical index by area.	We used it to understand Athens' long-run cycle from boom to bust to recovery. We used it to judge whether 2026 levels look extreme compared with the pre-crisis peak.
Bank of Greece - Interest Rates on Deposits and Loans October 2025	The central bank's official summary of lending and deposit rates in Greece.	We used it to estimate the financing backdrop and cost of credit before January 2026. We used it to assess whether higher rates are likely to cap price growth.
European Central Bank - MFI Interest Rate Statistics	The ECB's official harmonized rate statistics for euro-area banks.	We used it to cross-check the rate environment described by the Bank of Greece. We used it to keep our mortgage-cost reasoning consistent with euro-area definitions.
Eurostat - House Price Index Euro-Indicator	Eurostat is the EU's official statistical office with standardized methods across countries.	We used it to compare Athens momentum with the wider EU backdrop. We used it to avoid Athens-only tunnel vision when judging sustainability.
European Commission - Economic Forecast for Greece	The EU Commission's official macro forecast used for policy and surveillance.	We used it to set the 2026 macro base case including growth and inflation direction. We used it to gauge whether macro conditions favor a crash or a soft landing.
Greece Ministry of Finance - Draft Budgetary Plan 2026	An official government fiscal document submitted within the EU budget framework.	We used it to cross-check the government's stated macro and fiscal stance going into 2026. We used it to inform policy risk and the likelihood of abrupt tightening.
ELSTAT - Consumer Price Index Tables	ELSTAT is Greece's official national statistics authority.	We used it to frame the inflation and rent-pressure environment relevant to affordability. We used it to keep rising rents claims grounded in official price statistics.
ELSTAT - Building Activity Statistics	ELSTAT's official construction and building activity reporting structure.	We used it to guide how we interpret supply through permits and activity. We used it to support our new supply versus demand logic for Athens and Attica.
Spitogatos Property Index (SPI)	The best-known Greek property portal index with transparent asking-price methodology.	We used it for neighborhood-level pricing across Athens Center, North, South, West, East, and Piraeus. We also used it to compute practical price-to-rent gross yield estimates.
Spitogatos - Real Estate Market Q3 2025 Commentary	A major market participant providing consistent quarterly market commentary tied to its index.	We used it to contextualize what the Spitogatos Property Index is showing in late 2025. We used it as a triangulation layer against Bank of Greece and ELSTAT data.
Greece Ministry of Migration and Asylum - Golden Visa	The official ministry source for investor residence permits in Greece.	We used it to anchor the fact that Golden Visa is a real active channel affecting demand. We used it to keep immigration-policy references tied to official sources.
Enterprise Greece - Golden Visa Threshold Changes	A state-supervised agency communicating policy and investment information to investors.	We used it to support the post-2024 higher threshold context for Attica. We used it as policy triangulation alongside the ministry page.
Elliniko Metro S.A. - Line 4 Project Description	The official company responsible for Athens metro development information.	We used it to identify a truly Athens-specific infrastructure driver for transport accessibility. We used it to explain where station areas can matter for long-run demand.
Reuters - Greece Short-Term Rental Policy	A top-tier wire service useful for policy changes when it reports specific measures and dates.	We used it to date-stamp the short-term rental restriction starting January 1, 2025. We used it as a policy-risk input for buyers relying on Airbnb-style income.
Eurostat - Housing in Europe 2025 Report	Eurostat's official interactive publication on housing affordability and conditions across Europe.	We used it to frame housing affordability pressure in Athens relative to EU benchmarks. We used it to keep our income-based valuation context grounded in official data.

We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Greece. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.