Get all the data you need about the real estate market in Athens
This article covers residential rental yields across Athens neighborhoods as of March 2026.
We constantly update this blog post so the figures you see here always reflect current market conditions.
Whether you are looking at studios in Kypseli or apartments in Glyfada, the data below will help you compare your options clearly and confidently.
And if you're planning to buy a property in Athens, you may want to download our real estate pack about Athens.
A quick summary table
| Metric | Value |
|---|---|
| Athens neighborhood with the best rental yield | Kypseli (studio, 6.9% gross) |
| Athens neighborhoods with the weakest rental yields | Kolonaki and Glyfada (large units, down to 3.8% gross) |
| Average gross yield across Athens | ~5.2% |
| Average net yield across Athens | ~3.4% |
| Median purchase price in this dataset | ~€235,000 |
| Average monthly rent across Athens | ~€1,140 |
| Average Athens occupancy rate | ~93% |
| Fastest Athens leasing market | Pangrati studios (11 days average) |
| Slowest Athens leasing market | Glyfada three-bedroom maisonettes (26 days average) |
| Highest Athens occupancy | Kypseli one-bedroom apartments (96%) |
| Best value, high-yield Athens segment | Studios and one-beds in Kypseli, Pangrati, and Ampelokipoi |
| Yield spread across Athens | 3.8% to 6.9% gross; roughly 3.1 percentage points top to bottom |
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Athens neighborhoods and property types in 2026 ranked by rental yield
This table ranks the top neighborhoods and property types in the Athens residential market by gross rental yield.
For each neighborhood and property type, the table includes average purchase price, average monthly rent, gross rental yield, net rental yield, annual fees, average occupancy, average time to rent, main rental demand, main risk, and investment profile.
By the way, you'll find much more detailed data in our real estate pack about Athens.
| # | Neighborhood | Property type | Gross rental yield | Net rental yield | Average purchase price | Average monthly rent | Ownership annual fees | Average occupancy | Average time to rent | Main rental demand | Main risk | Rental Investment Profile |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Kypseli | Studio apartment | 6.9% | 4.1% | €105,000 | €600 | €2,200 | 95% | 12 days | Young local professionals | Old-building capex surprises | Strong Potential |
| 2 | Kypseli | One-bedroom apartment | 6.2% | 4.3% | €135,000 | €700 | €2,450 | 96% | 12 days | Couples seeking value | Facade and elevator repairs | Strong Potential |
| 3 | Kypseli | Two-bedroom apartment | 5.7% | 4.1% | €180,000 | €860 | €2,900 | 96% | 14 days | Families seeking central value | Rent caps from dated layouts | Good Potential |
| 4 | Patisia | Studio apartment | 6.7% | 4.0% | €95,000 | €530 | €2,000 | 95% | 13 days | Students near transport | Weaker block-by-block liquidity | Good Potential |
| 5 | Patisia | One-bedroom apartment | 6.1% | 4.2% | €125,000 | €640 | €2,300 | 95% | 13 days | Metro-linked young couples | Uneven tenant quality by pocket | Good Potential |
| 6 | Patisia | Two-bedroom apartment | 5.6% | 4.0% | €165,000 | €770 | €2,700 | 95% | 15 days | Budget-conscious families | Slower exits on resale | Good Potential |
| 7 | Exarchia-Neapoli | Studio apartment | 6.5% | 4.2% | €125,000 | €680 | €2,350 | 95% | 12 days | Students and creatives | Regulation and protest disruption | Strong Potential |
| 8 | Exarchia-Neapoli | One-bedroom apartment | 6.0% | 4.1% | €165,000 | €830 | €2,700 | 95% | 13 days | Students and remote workers | Policy and noise sensitivity | Good Potential |
| 9 | Exarchia-Neapoli | Two-bedroom apartment | 5.5% | 3.8% | €220,000 | €1,000 | €3,350 | 94% | 15 days | Professionals sharing centrally | Tenant turnover from micro-location | Moderate Appeal |
| 10 | Ampelokipoi | Studio apartment | 6.4% | 4.1% | €120,000 | €640 | €2,300 | 95% | 12 days | Hospital staff and juniors | Older stock renovation needs | Strong Potential |
| 11 | Ampelokipoi | One-bedroom apartment | 5.9% | 4.0% | €160,000 | €790 | €2,650 | 95% | 12 days | Hospital workers and consultants | High competition in small flats | Good Potential |
| 12 | Ampelokipoi | Two-bedroom apartment | 5.5% | 3.9% | €205,000 | €940 | €3,200 | 95% | 14 days | Medical households and sharers | Parking scarcity complaints | Good Potential |
| 13 | Pangrati | Studio apartment | 6.3% | 4.1% | €135,000 | €710 | €2,500 | 95% | 11 days | Young professionals and interns | Overpaying for renovated stock | Strong Potential |
| 14 | Pangrati | One-bedroom apartment | 5.8% | 4.0% | €175,000 | €850 | €2,900 | 95% | 11 days | Embassy staff and professionals | Tight margins after renovation | Good Potential |
| 15 | Pangrati | Two-bedroom apartment | 5.3% | 3.7% | €235,000 | €1,040 | €3,450 | 95% | 14 days | Established couples and sharers | Expensive upgrades rarely fully recouped | Good Potential |
| 16 | Koukaki-Makrygianni | Studio apartment | 5.8% | 3.8% | €155,000 | €750 | €2,850 | 94% | 12 days | Digital nomads and couples | Tourism-linked pricing volatility | Good Potential |
| 17 | Koukaki-Makrygianni | One-bedroom apartment | 5.2% | 3.4% | €240,000 | €1,040 | €3,650 | 93% | 14 days | International tenants near center | Regulatory shifts around short-term stock | Moderate Appeal |
| 18 | Koukaki-Makrygianni | Two-bedroom apartment | 4.7% | 3.0% | €330,000 | €1,300 | €4,850 | 92% | 16 days | Professionals wanting central walkability | Purchase prices already fully rerated | Moderate Appeal |
| 19 | Marousi | One-bedroom apartment | 5.4% | 3.7% | €190,000 | €860 | €3,100 | 94% | 15 days | Office workers and consultants | Supply competition near business hubs | Good Potential |
| 20 | Marousi | Two-bedroom apartment | 5.1% | 3.4% | €280,000 | €1,200 | €4,050 | 93% | 16 days | Families near offices and schools | Tenant pool narrows above mid-market | Moderate Appeal |
| 21 | Marousi | Three-bedroom maisonette | 4.6% | 2.8% | €420,000 | €1,620 | €5,850 | 91% | 20 days | Families near schools and offices | Narrower tenant pool for larger homes | Moderate Appeal |
| 22 | Palaio Faliro | One-bedroom apartment | 5.3% | 3.6% | €210,000 | €930 | €3,350 | 94% | 15 days | Couples wanting coast access | Higher common charges in newer blocks | Good Potential |
| 23 | Palaio Faliro | Two-bedroom apartment | 4.9% | 3.2% | €340,000 | €1,380 | €4,850 | 93% | 17 days | Coastal families and professionals | Sea-adjacent premium compresses yield | Moderate Appeal |
| 24 | Palaio Faliro | Three-bedroom apartment | 4.3% | 2.4% | €480,000 | €1,700 | €6,300 | 90% | 22 days | Upper-middle-income families | Bigger units sit longer | Limited Appeal |
| 25 | Glyfada | One-bedroom apartment | 5.0% | 3.1% | €320,000 | €1,330 | €4,650 | 92% | 17 days | Affluent singles near the Riviera | Premium pricing leaves little cushion | Moderate Appeal |
| 26 | Glyfada | Two-bedroom apartment | 4.5% | 2.6% | €520,000 | €1,950 | €6,450 | 91% | 20 days | Affluent couples and expats | High carrying costs | Moderate Appeal |
| 27 | Glyfada | Three-bedroom maisonette | 4.0% | 2.0% | €820,000 | €2,700 | €8,800 | 89% | 26 days | Expat families near the coast | Very high entry ticket | Limited Appeal |
| 28 | Kolonaki | Studio apartment | 4.9% | 3.0% | €250,000 | €1,020 | €4,000 | 93% | 16 days | Executives and affluent singles | Luxury supply can outprice demand | Moderate Appeal |
| 29 | Kolonaki | One-bedroom apartment | 4.4% | 2.6% | €420,000 | €1,540 | €5,900 | 92% | 18 days | Diplomats and senior professionals | Compressed yield from prestige pricing | Limited Appeal |
| 30 | Kolonaki | Two-bedroom apartment | 3.8% | 1.8% | €780,000 | €2,500 | €8,500 | 89% | 24 days | Diplomats and luxury tenants | Capital values outrun rents | Limited Appeal |
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Key insights about rental yields in Athens
Insights
- The gap between the best and worst Athens gross yield in this dataset is over three percentage points. A Kypseli studio at 6.9% delivers nearly double the income return of a Kolonaki two-bedroom at 3.8%, from a fraction of the entry cost.
- Athens studios and one-bedroom apartments consistently outperform larger units on yield. Rent per square meter is higher in small units, they fill faster, and vacancy is lower. Every single neighborhood in this dataset follows that pattern.
- Pangrati studios rent in around 11 days on average. That is faster than many Glyfada or Kolonaki apartments costing three to six times more, which speaks to how deep and active the demand is in inner central Athens neighborhoods.
- The cost drag from ownership fees is bigger than most investors expect. In Athens central neighborhoods, gross and net yields differ by around 1.7 to 2.1 percentage points. For premium larger homes, that gap can be even wider, making the headline yield less useful than it looks.
- Koukaki-Makrygianni sits in an interesting position. It has strong tenant demand and a good location near the Acropolis, but purchase prices have already repriced quite aggressively. A one-bedroom there now yields only 5.2% gross, below what you get in Kypseli or Ampelokipoi for a much lower entry ticket.
- Kolonaki and Glyfada are not bad markets, but they are capital-story markets, not income-story markets. Buying in Kolonaki at €780,000 for a two-bedroom that yields 3.8% gross only makes sense if you believe in long-term price appreciation, not if you are focused on rental income from day one.
- Ampelokipoi benefits from something structural: proximity to hospitals and medical offices generates a steady and predictable flow of tenant demand. That tends to mean fewer long void periods and less seasonal variation than tourist-facing areas like Koukaki.
- Palaio Faliro sits in an interesting middle ground. It offers better yields than Glyfada and a lower entry price, while still giving access to the southern coast. A one-bedroom there at €210,000 yields 5.3% gross, which is a better income profile than anything in Glyfada at the same or lower price.
- Exarchia-Neapoli studios offer genuinely strong yields at 6.5% gross, but this area carries a specific risk that most other Athens neighborhoods do not: local political activism and regulation sensitivity can affect tenant profile and leasing conditions in ways that are harder to predict.
- In Athens, occupancy rates across the central neighborhoods in this dataset sit between 93% and 96%. That is a tight band, which means the differences in net yield are driven more by purchase price and ownership costs than by vacancy rates.
- Patisia has the lowest average purchase price of any neighborhood in this dataset, at €95,000 for a studio. That entry point means even modest rent levels translate into strong yields, and the barrier to getting started as a first-time Athens landlord is lower here than almost anywhere else.
- Athens apartment price growth was running at 6.6% year on year in the third quarter of 2025, according to the Bank of Greece. That means purchase prices are rising faster than rents in several neighborhoods, which puts gradual downward pressure on gross yields over time in the most sought-after areas.
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About our methodology
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Athens.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Athens neighborhood and property type, we then aggregated the freshest purchase price and monthly rent data available. When possible, we cross-checked multiple Greek property portals to confirm the same range.
This allowed us to estimate rental yield before costs. That is the gross yield, based on annual rent versus purchase price.
We then estimated rental yield after costs. That is the net yield, after recurring ownership and operating expenses.
These expenses vary across Athens neighborhoods. That is why two areas with similar rents can still produce different net returns.
For example, some central Athens districts have older buildings with higher maintenance and repair costs, while newer blocks in suburban areas like Marousi or Glyfada carry higher common charges. In high-turnover areas, vacancy and tenant-related costs can also add up.
We also estimated ownership annual fees by combining the main recurring costs linked to each asset. This includes ENFIA (the Greek annual property tax), insurance, common building charges where applicable, and a maintenance allowance.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and property type to better reflect local ownership conditions in Athens.
This table should therefore be read as a structured market estimate, not as an exact guarantee of future performance. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Athens.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Athens, we rely on verifiable sources and a transparent methodology.
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 matters | How we used it |
|---|---|---|
| Bank of Greece, Residential Property Prices Q3 2025 | Greece's central bank is the main official source for residential price trends in Athens and across the country. | We used it to anchor the latest official Athens apartment price direction before March 2026. We also used its methodology notes to keep our market direction consistent with bank valuation data. |
| Bank of Greece, Residential Property Prices Q2 2025 | This is the same official series and helps confirm whether Athens price growth was consistent across quarters. | We used it to cross-check whether Athens price growth was still running at a similar pace in mid-2025. We then used that consistency check before translating portal asking data into March 2026 estimates. |
| ELSTAT, CPI and Housing Rent Series | ELSTAT is the official Greek statistical authority and publishes the only government-level rent and housing cost data for Greece. | We used it to confirm that Athens rents and housing-related costs were still under upward pressure heading into early 2026. We also used it to keep fee and rent assumptions realistic. |
| AADE, Unified Property Tax (ENFIA) | AADE is the Greek tax authority and directly manages ENFIA, the annual property tax that every Athens owner pays. | We used it to confirm the structure of ENFIA as a recurring ownership cost. We then folded that into the annual ownership and maintenance fee estimates for each neighborhood. |
| Spitogatos Property Index | Spitogatos is the largest Greek residential portal and publishes a transparent asking-price methodology that is widely used as a market benchmark. | We used it as the main micro-market source for neighborhood sale and rental asking levels across Athens. We also used its yield methodology as the starting point for our gross yield logic. |
| Savills Greece Residential Market Spotlight 2025 | Savills is a major international real estate consultancy and their formal Greece market report provides a credible independent view of the Athens market. | We used it to validate that southern Attica remained the main construction hotspot while central Athens was rebounding through 2024 and 2025. We also used it to support our split between yield-led central areas and premium coastal submarkets. |
| XE, Pangrati Apartments for Sale | XE is one of Greece's most visited classifieds and property platforms, offering an independent check on live listing prices. | We used it as an extra listing cross-check for Pangrati purchase pricing. We also used it to make sure our central Athens apartment assumptions were not based on a single portal. |
| Indomio, Glyfada Market Page | Indomio is a major Greek property portal and gives a second current lens on Athens coastal market pricing. | We used it as a second portal check for Glyfada sale and rent levels by sub-area. We also used it to confirm the coastal premium versus inland Glyfada sections. |
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