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SUMMARY
We analyzed apartment rental yields in Athens, as of 2026, for residential apartment buyers, using the raw dataset provided and converting it into a clear buyer guide for May 2026.
This article is updated regularly, so the numbers should be read as a current Athens apartment yield snapshot rather than a permanent forecast.
The main finding is that Athens studios usually produce the strongest rental return because small apartments rent efficiently compared with their purchase price.
Zografou and Egaleo are the clearest yield leaders. Their studios are both modeled at about 4.1% net yield, which is the highest level in the dataset.
Kaisariani, Peristeri, Nea Smyrni, Piraeus, and Chalandri also look useful for buyers who want rental income without paying the full coastal premium.
The weakest income profile is found in Elliniko, especially 1-bedroom apartments at about 2.1% net yield, and in expensive coastal 2-bedroom apartments where purchase prices absorb much of the rent.
Athens 1-bedroom apartments are often the cleanest compromise for a foreign buyer. They usually give slightly lower yield than studios, but they have a wider tenant pool and better long-term flexibility.
Two-bedroom apartments can work when family demand is deep, but the purchase price often rises faster than rent. That is why many 2-bedroom yields in the dataset sit closer to 2.4% to 3.1% net.
For stable rental income rather than maximum yield, Chalandri, Marousi, Nea Smyrni, Palaio Faliro, and Kaisariani are stronger than the cheapest areas.
The practical takeaway is that buying an apartment in Athens in 2026 requires comparing net yield, micro-location, building quality, transport access, tenant depth, and resale liquidity together.
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Neighborhoods and apartment rental yields in the 2026 Athens apartment market
This table compares apartment rental yields in Athens by neighborhood and apartment type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.
The wider tracker also reviews annual fees, likely occupancy, time to rent, main tenant demand, main risk, and the investment profile behind each neighborhood. Finally, please note you'll find much more detailed data in our real estate pack about Athens.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Agios Dimitrios | €156,000 | €520 | 4.0% | 3.1% | €203,500 | €640 | 3.8% | 2.9% | €271,500 | €740 | 3.3% | 2.4% |
| Alimos | €173,000 | €640 | 4.4% | 3.3% | €226,000 | €780 | 4.1% | 3.0% | €385,000 | €990 | 3.1% | 2.2% |
| Chalandri | €159,500 | €610 | 4.6% | 3.5% | €208,000 | €740 | 4.3% | 3.3% | €290,000 | €960 | 4.0% | 3.0% |
| Dafni | €141,500 | €510 | 4.3% | 3.3% | €185,000 | €620 | 4.0% | 3.0% | €246,500 | €690 | 3.4% | 2.5% |
| Egaleo | €105,500 | €480 | 5.5% | 4.1% | €138,000 | €580 | 5.0% | 3.8% | €178,500 | €620 | 4.2% | 3.1% |
| Elliniko | €260,000 | €670 | 3.1% | 2.3% | €339,500 | €810 | 2.9% | 2.1% | €382,000 | €1,070 | 3.4% | 2.4% |
| Glyfada | €215,500 | €720 | 4.0% | 3.0% | €281,500 | €870 | 3.7% | 2.7% | €412,000 | €1,240 | 3.6% | 2.6% |
| Kaisariani | €133,000 | €540 | 4.9% | 3.7% | €173,500 | €650 | 4.5% | 3.4% | €246,500 | €790 | 3.8% | 2.9% |
| Kallithea | €133,500 | €500 | 4.5% | 3.4% | €174,000 | €610 | 4.2% | 3.2% | €249,000 | €740 | 3.6% | 2.6% |
| Marousi | €164,000 | €580 | 4.2% | 3.3% | €214,500 | €710 | 4.0% | 3.0% | €307,000 | €910 | 3.6% | 2.7% |
| Nea Smyrni | €136,500 | €530 | 4.7% | 3.6% | €178,500 | €640 | 4.3% | 3.3% | €273,500 | €740 | 3.2% | 2.4% |
| Palaio Faliro | €165,000 | €600 | 4.4% | 3.2% | €215,000 | €730 | 4.1% | 3.0% | €316,500 | €880 | 3.3% | 2.4% |
| Peristeri | €108,500 | €440 | 4.9% | 3.7% | €141,500 | €530 | 4.5% | 3.4% | €199,000 | €610 | 3.7% | 2.7% |
| Piraeus | €129,500 | €500 | 4.6% | 3.5% | €169,000 | €600 | 4.3% | 3.2% | €219,000 | €720 | 3.9% | 2.9% |
| Zografou | €116,500 | €520 | 5.4% | 4.1% | €152,000 | €630 | 5.0% | 3.8% | €230,000 | €710 | 3.7% | 2.8% |
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.
Which neighborhoods offer the best net yield among areas people actually want to live in Athens?
The best net-yield neighborhoods among areas people actually want to live in Athens are Zografou, Kaisariani, Chalandri, Nea Smyrni, Piraeus, and Kallithea.
These areas combine credible rental demand with net yields that are not created only by low purchase prices. That distinction matters because a cheap apartment with weak tenant depth can look better on paper than it performs in real life.
Zografou is the strongest example in the dataset. A studio is modeled at €116,500 with €520 monthly rent, giving 5.4% gross yield and 4.1% net yield.
Kaisariani also looks strong for a central-access buyer. Its studio is modeled at €133,000 with €540 monthly rent, producing 4.9% gross yield and 3.7% net yield.
Chalandri is not the cheapest area, but it has deeper northern-suburb tenant demand. A 1-bedroom apartment is modeled at €208,000 with €740 monthly rent and 3.3% net yield, which is attractive for a more stable area.
The practical takeaway is that Zografou and Kaisariani are more yield-led, while Chalandri and Nea Smyrni are more stability-led. Piraeus sits between the two because entry prices are lower, but building quality is more uneven.
Where can I find apartments with above-average yields and below-average entry prices in Athens?
The best below-average entry-price and above-average-yield choices in Athens are Zografou, Egaleo, Kaisariani, Peristeri, and Piraeus.
These areas give a foreign buyer a lower purchase price without relying only on the weakest rental districts. The strongest cases are usually studios and compact 1-bedroom apartments.
Zografou studios are modeled at €116,500, while Egaleo studios are modeled at €105,500. Both produce about 4.1% net yield, which is the top net yield level in the table.
Peristeri also has a low entry price. A studio is modeled at €108,500 with €440 monthly rent, producing 4.9% gross yield and 3.7% net yield.
Piraeus is more expensive than Egaleo or Peristeri, but still accessible compared with coastal Athens. A studio is modeled at €129,500 with €500 monthly rent and 3.5% net yield.
The honest interpretation is that lower entry price is useful only when the apartment is easy to rent. In Egaleo, Peristeri, and parts of Piraeus, building quality, elevator access, heating, street noise, and renovation level can change the investment result quickly.
Where does the rent level justify the purchase price most clearly in Athens?
The rent level justifies the purchase price most clearly in Zografou, Egaleo, Kaisariani, Chalandri, and Piraeus.
These neighborhoods show the best relationship between rent and purchase price in the modeled Athens apartment dataset. They do not require the buyer to depend only on a future capital-growth story.
Zografou is the cleanest rent-to-price example. Its 1-bedroom apartment is modeled at €152,000 with €630 monthly rent, giving 5.0% gross yield and 3.8% net yield.
Egaleo also looks rational on the numbers. A studio costs only €105,500 in the model, but rents for about €480 per month, which supports a 5.5% gross yield.
Chalandri is different because it is more expensive, but the rent is also stronger. The modeled 2-bedroom rent of €960 per month supports a 3.0% net yield, which is relatively good for a livable and liquid northern-suburb area.
The real signal is not the highest rent. Glyfada and Elliniko have high rents, but purchase prices are much higher, so the income yield is weaker.
We have actually built the our real estate pack about Athens to make sure you won’t buy in the wrong area. Check it out.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Athens?
The best places to buy for stable rental income rather than maximum yield in Athens are Chalandri, Marousi, Nea Smyrni, Palaio Faliro, and Kaisariani.
These neighborhoods are not always the highest-yielding areas, but they have broader tenant demand and lower uncertainty than purely price-led markets.
Chalandri and Marousi are strong for professional renters. Chalandri 1-bedroom apartments are modeled at €740 monthly rent and 3.3% net yield, while Marousi 1-bedroom apartments are modeled at €710 monthly rent and 3.0% net yield.
Nea Smyrni and Palaio Faliro are stronger for long-term residential living. They attract local households, professionals, and tenants who want better quality of life without paying full Glyfada or Elliniko prices.
Kaisariani is smaller and less polished, but the income case is strong. Its studio net yield is modeled at 3.7%, and its 1-bedroom net yield is modeled at 3.4%.
For a beginner foreign buyer, the safer choice is often not the highest yield on the page. A slightly lower yield in Chalandri or Nea Smyrni can be better than a higher yield in an area with weaker resale demand or older stock risk.
Which apartment type gives the best return for the lowest total investment in Athens?
The apartment type that gives the best return for the lowest total investment in Athens is usually the studio apartment, followed by a compact 1-bedroom apartment.
Studios have the lowest entry cost and often the highest rent per euro invested. That is why the top net yields in this Athens dataset are concentrated in small units.
Zografou studios and Egaleo studios both show 4.1% net yield. Kaisariani and Peristeri studios both show 3.7% net yield, while Nea Smyrni studios show 3.6% net yield.
The total capital required is also much lower. Egaleo studios are modeled at €105,500, Peristeri studios at €108,500, and Zografou studios at €116,500.
One-bedroom apartments cost more, but they are often the cleanest compromise. In Zografou, a 1-bedroom apartment is modeled at €152,000 and 3.8% net yield, with a wider tenant pool than a studio.
Two-bedroom apartments usually produce lower yields. Many 2-bedroom net yields in the table sit between 2.4% and 3.1%, which makes them less efficient for buyers focused mainly on rental income.
We give you more details in the our real estate pack about Athens.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Athens?
The neighborhoods that combine strong rental income with lower vacancy risk in Athens are Chalandri, Marousi, Palaio Faliro, Glyfada, Nea Smyrni, and Kaisariani.
These areas have deeper tenant pools than pure high-yield markets. That matters because a rent figure is only useful if the apartment can be rented consistently.
Chalandri shows this balance clearly. A 2-bedroom apartment is modeled at €960 monthly rent and 3.0% net yield, which is solid for a stable northern-suburb location.
Marousi is another professional-tenant market. A 1-bedroom apartment is modeled at €710 monthly rent and 3.0% net yield, supported by office and business demand.
Palaio Faliro and Glyfada benefit from coastal lifestyle demand. Glyfada has the highest modeled 2-bedroom rent in the table at €1,240 per month, although the purchase price is also high at €412,000.
Kaisariani is a good inner-city stability option because the purchase price remains lower than premium Athens areas. Its 1-bedroom apartment is modeled at €173,500 with €650 monthly rent and 3.4% net yield.
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.
Which areas look overpriced relative to their rental income in Athens?
The areas that look most overpriced relative to rental income in Athens are Elliniko, Glyfada, Alimos 2-bedroom apartments, and Palaio Faliro 2-bedroom apartments.
These are not bad neighborhoods. The issue is that they are expensive relative to the rent a long-term tenant is likely to pay.
Elliniko is the clearest example. A 1-bedroom apartment is modeled at €339,500 with €810 monthly rent, producing only 2.9% gross yield and 2.1% net yield.
Alimos 2-bedroom apartments also look stretched. The modeled purchase price is €385,000, while monthly rent is €990, giving only 3.1% gross yield and 2.2% net yield.
Glyfada has high rents, but the purchase price is heavy. A 2-bedroom apartment is modeled at €412,000 with €1,240 monthly rent, which produces 2.6% net yield.
The trade-off is income return versus lifestyle, prestige, and possible capital growth. These neighborhoods can still make sense for lifestyle buyers, but they are weaker for a beginner focused on net rental yield in Athens.
Which neighborhoods should I avoid even if the rental yield looks attractive in Athens?
A beginner should be careful with Egaleo, Peristeri, and some parts of Piraeus, even though the rental yield can look attractive.
These areas can work, but the margin of error is smaller. A weak building, poor renovation, or inconvenient street can erase the advantage of a higher yield.
Egaleo studios show 4.1% net yield, one of the strongest figures in the dataset. But the lower price partly reflects weaker prestige and less foreign-buyer liquidity than coastal or northern districts.
Peristeri also looks attractive, with a €108,500 studio entry price and 3.7% net studio yield. The risk is that tenant demand is more local and price-sensitive.
Piraeus is not one uniform market. The table shows a useful 3.5% net yield for studios, but good metro-accessible apartments are very different from older or noisy stock.
The practical rule is not to avoid these areas completely. It is to avoid buying blindly. In these neighborhoods, street, building condition, elevator, heating, energy class, and renovation quality matter more than the neighborhood name.
Which neighborhoods look risky even though the rental yield is high in Athens?
The high-yield but riskier Athens neighborhoods are Egaleo, Peristeri, and selected Piraeus micro-locations.
The risk-adjusted return may be weaker than the headline yield if vacancy, repairs, tenant quality, or resale friction are underestimated.
Egaleo studios show 5.5% gross yield and 4.1% net yield. That is attractive, but it depends on buying a unit that renters actually want, not just a low-priced apartment.
Peristeri studios show 4.9% gross yield and 3.7% net yield. The number is strong, but the buyer should be stricter about building age, maintenance, and access.
Piraeus has a practical rental story because of port activity and transport logic, but quality varies. A central, well-maintained apartment is not the same investment as a cheaper apartment in a weaker micro-location.
A safer comparison is Chalandri or Kaisariani. Their best yields may be slightly lower than Egaleo’s top studio number, but the tenant base can be easier for a foreign individual buyer to understand.
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What neighborhoods should I avoid when buying a rental apartment in Athens?
For a beginner rental-apartment investor in Athens, the avoid-or-be-careful list is Elliniko for income yield, Glyfada 2-bedroom apartments for price compression, low-quality Peristeri stock, weak Egaleo micro-locations, and poor-building Piraeus stock.
This is not a full neighborhood ban. It is a warning that the wrong version of each area can produce a weak rental result.
Elliniko should not be avoided because it is bad. It should be avoided by income-first beginners because modeled net yields are only 2.1% to 2.4% across the main apartment types.
Glyfada is excellent to live in, but expensive to buy. A €412,000 modeled 2-bedroom apartment with 2.6% net yield is more of a lifestyle or capital-preservation purchase than a rental-income purchase.
Peristeri and Egaleo should be avoided when the apartment is old, poorly maintained, far from transport, or needs heavy renovation. Their yields can be strong, but weak unit selection can erase the advantage.
Piraeus should be approached carefully when the micro-location is unclear. Good Piraeus apartments near demand nodes can work, but poor-quality stock can become a maintenance and tenant-quality problem.
Which neighborhoods are seeing rental demand weaken, and why, in Athens?
The areas where rental-demand risk looks weaker or more uncertain in Athens are expensive coastal and redevelopment-led areas, especially Elliniko and parts of Glyfada, plus lower-liquidity western districts when the unit quality is poor.
This does not mean rents are low. In Elliniko and Glyfada, rents are high, but purchase prices are so high that income yields are compressed.
Elliniko’s modeled 1-bedroom apartment rents for €810 per month, but the purchase price is €339,500. That produces only 2.1% net yield, which is thin for an income buyer.
Glyfada 2-bedroom apartments rent for a high €1,240 per month, but the modeled purchase price is €412,000. The result is still only 2.6% net yield.
In western areas such as Egaleo and Peristeri, demand is not necessarily weakening overall. The risk is more selective: older, poorly renovated, badly located apartments may take longer to rent as tenants compare them with better-furnished alternatives.
The practical recommendation is to monitor Elliniko and Glyfada for price discipline, and to buy only high-quality, transport-convenient units in Egaleo, Peristeri, and Piraeus.
Which neighborhoods are seeing new developments that could create stronger rental demand in Athens?
The Athens neighborhoods where new development could create stronger rental demand are Elliniko, Piraeus, Marousi, Kallithea, and Palaio Faliro.
The strongest demand-creating stories are not only new apartments. Jobs, infrastructure, offices, retail, transport, and lifestyle nodes matter more for rental demand.
Elliniko has the biggest development story. But the income buyer needs discipline because current modeled net yields are only about 2.1% to 2.4%.
Piraeus has a more practical rental-demand story. A studio is modeled at €129,500 with €500 monthly rent and 3.5% net yield, which is more accessible than premium coastal areas.
Marousi benefits from office and business demand in northern Athens. A 1-bedroom apartment is modeled at €214,500 with €710 monthly rent and 3.0% net yield.
Kallithea and Palaio Faliro benefit from their position between central Athens and the coast. Kallithea is more value-led, while Palaio Faliro is more lifestyle-led and already carries more of the coastal premium.
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.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Athens?
The neighborhoods that have become less attractive for income-focused apartment investors in Athens are Elliniko, Glyfada, Alimos 2-bedroom apartments, and some Palaio Faliro family-sized apartments.
The problem is not desirability. The problem is that prices have moved faster than income in several prime or coastal areas.
Elliniko remains a long-term story, but the present income yield is weak. A 1-bedroom apartment is modeled at €339,500 and €810 monthly rent, producing only 2.1% net yield.
Alimos 2-bedroom apartments are also difficult for income buyers. A modeled purchase price of €385,000 and monthly rent of €990 produce only 2.2% net yield.
Palaio Faliro 2-bedroom apartments are modeled at €316,500 with €880 monthly rent and 2.4% net yield. That is safer than some weaker locations, but not especially strong as an income return.
The practical conclusion is to stay price-disciplined. These neighborhoods are still investable only when the buyer gets a discount, a special unit, or a clear lifestyle or capital-growth reason beyond yield.
Which apartment types are becoming harder to rent in Athens, and in which neighborhoods?
The apartment type becoming harder to justify in Athens is the expensive 2-bedroom apartment in high-price areas, especially Elliniko, Glyfada, Alimos, and Palaio Faliro.
These units can still rent, but the purchase price often rises faster than the long-term rent. That compresses the net yield.
Alimos 2-bedroom apartments are modeled at €385,000 with €990 monthly rent, giving only 2.2% net yield. Palaio Faliro 2-bedroom apartments are modeled at €316,500 with €880 monthly rent, giving 2.4% net yield.
Glyfada 2-bedroom apartments can rent for about €1,240 per month, which is the highest 2-bedroom rent in the table. But the purchase price is about €412,000, so the net yield is only 2.6%.
Studios and 1-bedroom apartments remain more liquid in areas with students, young professionals, and central access. Zografou, Kaisariani, Piraeus, Kallithea, and Nea Smyrni are good examples.
The practical rule for Athens in May 2026 is simple. Buy studios or 1-bedroom apartments for yield, and buy 2-bedroom apartments only where family demand is deep and the price is disciplined.
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INSIGHTS
These insights are drawn from the Athens apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
You’ll find even more insights in our our real estate pack about Athens.
- Zografou studios show Athens’ strongest balance of low price and tenant depth. The 4.1% modeled net yield is supported by central access, student demand, and a purchase price that remains below many more famous districts.
- Egaleo studios beat most Athens coastal apartments on yield. The risk is that resale liquidity and foreign-buyer demand are weaker, so the apartment itself must be selected carefully.
- Elliniko apartments are expensive before rental income fully catches up. The redevelopment story may support long-term buyer interest, but the current 2.1% to 2.4% net yield range is weak for an income-first investor.
- Glyfada offers high rents, but Athens yields are compressed by very high purchase prices. A €1,240 monthly rent on a 2-bedroom apartment still produces only 2.6% net yield in the model.
- Chalandri 2-bedroom apartments are unusually balanced for stable long-term tenants. A 3.0% net yield is not high, but it is more credible because the area has professional demand and good livability.
- Piraeus studios offer better Athens entry pricing than southern coastal districts. The investor must still separate strong metro-linked stock from weaker, older, or noisy micro-locations.
- Kaisariani performs well because rents are central while prices remain below premium Athens areas. This is a useful income profile for buyers who want proximity without prestige pricing.
- Peristeri offers good Athens yields, but beginners should be careful with building quality. A low purchase price does not protect the buyer from poor maintenance, weak energy performance, or slow resale.
- Nea Smyrni studios look stronger than its 2-bedroom apartments on pure rental yield. The studio is modeled at 3.6% net yield, while the 2-bedroom apartment falls to 2.4%.
- Palaio Faliro is safer than higher-yield areas, but the yield premium is modest. It is more attractive for stability and lifestyle than for maximum rental return.
- Alimos rents are high, but 2-bedroom pricing weakens the rental-income case. The modeled 2.2% net yield is too thin for a buyer who mainly wants cash flow.
- Athens 1-bedroom apartments are usually the cleanest compromise between budget, rent, and resale. They cost more than studios but have a broader tenant pool.
- Studios outperform in Zografou, Egaleo, and Kaisariani because smaller-unit rents are dense. In these areas, the monthly rent is high enough relative to the purchase price to support stronger yield.
- Two-bedroom Athens apartments need family demand to make sense. Otherwise the purchase price rises faster than rent and the yield becomes compressed.
- Beginner buyers should avoid judging Athens only by gross yield. Net yield changes the ranking once vacancy, repairs, taxes, management friction, and building costs are included.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Athens neighborhoods, we built the analysis manually from the ground up by neighborhood and apartment type.
We did not reuse a third-party yield dataset. For each area and property type covered in the tracker, we manually researched current residential sale listings and current residential rental listings across major Greek property platforms such as Spitogatos, xe.gr, and Spiti24.
First, we collected sale listings for each Athens neighborhood and apartment type. We then cleaned the sample and kept only reasonably comparable properties based on location, property type, size, condition, and listing quality.
Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and other non-comparable properties were removed because they would distort the estimate.
Sale prices were normalized on a euro per square meter basis where possible. We used the median price as the main reference, or the average only when the sample was clean enough.
We then built the rental side separately. For the same neighborhood and apartment type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and apartment type to estimate gross rental yield. The gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net yield, we did not apply one flat discount across all Athens apartments. The deduction was adjusted by neighborhood and property type because a small central apartment and a larger coastal apartment do not have the same vacancy risk, maintenance needs, tax friction, management costs, agent fees, building costs, and repair profile.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. A sample of 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area was widened.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. 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.
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