Authored by the expert who managed and guided the team behind the Greece Property Pack
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This article gives a clear update on housing prices in Greece in 2026.
We constantly update this blog post so the Greece property price figures stay useful for buyers.
You will find national prices, price per square meter, neighborhood ranges, buying costs, and budget examples.
And if you’re planning to buy a property in this place, you may want to download our pack covering the real estate market in Greece.
Insights
- Housing prices in Greece in 2026 are still rising, but the market is not moving at the same pace everywhere.
- The average housing price in Greece in 2026 is about €265,000, but the median price is closer to €185,000 because luxury coastal homes pull the average upward.
- Greek apartment prices rose 7.8% in 2025, which means the market is no longer cheap compared with the post-crisis years.
- Asking prices in Greece rose 7.9% year-on-year in Q1 2026, but buyers should still expect negotiation in many resale markets.
- The cheapest Greece property prices are usually found in older inland stock, not in the islands or the Athens Riviera.
- Prime coastal areas such as Vouliagmeni, Voula, and Glyfada can cost three to five times more per square meter than normal urban areas.
- A buyer with $200,000 can still buy in Greece in 2026, but the choice is mostly older apartments or secondary locations.
- New homes in Greece often cost 20% to 35% more than older homes because modern, energy-efficient stock is limited.
- Buying costs in Greece are not small, so a buyer should usually add 8% to 12% above the purchase price before renovation.
What is the average housing price in Greece in 2026?
The median housing price in Greece in 2026 is more useful than the average because the average is pushed up by expensive villas in Mykonos, Santorini, Crete, and the Athens Riviera.
We are writing this as of 2026 with the latest data collected from authoritative sources that we manually double checked.
The median housing price in Greece in 2026 is about €185,000, which is about $214,000, and the average housing price in Greece in 2026 is about €265,000, which is about $307,000.
For 80% of the residential property market in Greece in 2026, a realistic price range is about €85,000 to €650,000, or about $98,000 to $752,000.
A realistic entry range for property in Greece in 2026 is about €70,000 to €130,000, or about $81,000 to $150,000, which can buy an older 45 to 60 sq m apartment in Patras, Kozani, western Athens, or a non-prime part of Thessaloniki.
A typical luxury property in Greece in 2026 costs about €1,000,000 to €3,500,000, or about $1,157,000 to $4,050,000, which can buy a renovated apartment, maisonette, or villa in Glyfada, Voula, Vouliagmeni, Mykonos, Santorini, Corfu, or prime Crete.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Greece.
Are Greece property listing prices close to the actual sale price in 2026?
In Greece in 2026, property listing prices are usually about 5% to 9% above actual sale prices.
This gap exists because many Greek sellers leave room for negotiation and because older listings can stay online at prices that serious buyers no longer accept. The gap is usually smaller for rare homes in the Athens Riviera, prime islands, and new energy-efficient buildings, but it can be larger for older inland homes or over-listed apartments.
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What is the price per sq m or per sq ft for properties in Greece in 2026?
As of 2026, the median housing price in Greece is about €2,350 per sq m, or about $2,720 per sq m, which is about €218 per sq ft, or $253 per sq ft. The average housing price in Greece is about €2,700 per sq m, or about $3,125 per sq m, which is about €251 per sq ft, or $290 per sq ft.
The highest price per sq m in Greece in 2026 is usually found in small, prime, sea-facing, central, or new-build properties, while the lowest price per sq m is usually found in older inland homes that need upgrades.
The highest price per sq m in Greece in 2026 is usually found in Vouliagmeni, Voula, Glyfada, Kolonaki, Mykonos, Santorini, and parts of Chania, where prime stock often ranges from €5,000 to more than €10,000 per sq m. The lowest ranges are usually found in inland northern Greece, western Macedonia, older working-class suburbs, and smaller towns, where older property can range from about €700 to €1,500 per sq m.
How have property prices evolved in Greece?
Compared with one year ago, residential property prices in Greece in 2026 are about 8% higher in nominal euro terms. The main reason is that good homes remain scarce, especially modern apartments in Athens, Thessaloniki, Crete, and the islands.
Compared with two years ago, housing prices in Greece are roughly 16% to 18% higher in nominal euro terms. Demand from local buyers, returning Greeks, lifestyle buyers, investors, and Golden Visa buyers has kept pressure on the best locations.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Greece.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Greece.
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How do prices vary by housing type in Greece in 2026?
In Greece in 2026, existing apartments make up about 62% of the residential market, houses and maisonettes about 17%, detached homes and villas about 9%, new-build apartments about 7%, and traditional village homes about 5%, because Greece is a very apartment-heavy market in its main cities.
Existing apartments in Greece average around €205,000, or $237,000, while houses and maisonettes average around €330,000, or $382,000. Detached homes and villas average around €780,000, or $903,000, new-build apartments average around €360,000, or $417,000, and traditional village homes average around €145,000, or $168,000.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Greece in 2026?
New homes in Greece in 2026 are usually about 20% to 35% more expensive than older homes, and the premium can be higher in prime Athens Riviera areas.
This happens because much of the housing stock in Greece is old, so buyers pay more for modern layouts, better energy performance, elevators, parking, storage, and lower renovation risk.
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How do property prices vary by neighborhood in Greece in 2026?
Glyfada is one of the most popular expat areas in Greece in 2026, with many 80 to 120 sq m apartments and maisonettes priced around €450,000 to €900,000, or about $521,000 to $1,041,000. Prices are high because Glyfada combines beach access, restaurants, international appeal, and strong resale liquidity.
Koukaki in Athens is a central lifestyle market, where 55 to 90 sq m apartments often cost around €220,000 to €430,000, or about $255,000 to $498,000. Buyers pay for walkability, access to the Acropolis area, and demand from long-stay foreign residents.
Chania and Nea Chora in Crete attract lifestyle buyers, and 70 to 120 sq m apartments or houses often cost about €250,000 to €600,000, or about $289,000 to $694,000. Prices are supported by the airport, year-round services, tourism demand, and limited prime coastal stock.
You will find a much more detailed analysis by areas in our property pack about Greece. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Greece | Market label | Average price range | Average price per sq m | Average price per sq ft |
|---|---|---|---|---|
| Vouliagmeni | Ultra-luxury coastal | €900k to €3.5m / $1.04m to $4.05m | €7,200 to €10,000 / $8,332 to $11,573 | €669 to €929 / $774 to $1,075 |
| Voula | Luxury coastal family | €650k to €2.0m / $752k to $2.31m | €5,800 to €7,200 / $6,713 to $8,332 | €539 to €669 / $624 to $774 |
| Glyfada | Popular expat coastal | €450k to €1.4m / $521k to $1.62m | €4,200 to €5,700 / $4,861 to $6,596 | €390 to €530 / $452 to $613 |
| Elliniko | Infrastructure and new-build | €400k to €1.2m / $463k to $1.39m | €4,800 to €6,500 / $5,555 to $7,522 | €446 to €604 / $516 to $699 |
| Kolonaki | Prime central Athens | €350k to €1.2m / $405k to $1.39m | €4,000 to €6,000 / $4,629 to $6,944 | €372 to €557 / $430 to $645 |
| Koukaki | Central and expat popular | €230k to €520k / $266k to $602k | €3,000 to €4,400 / $3,472 to $5,092 | €279 to €409 / $323 to $473 |
| Pangrati | Central value lifestyle | €180k to €420k / $208k to $486k | €2,600 to €3,700 / $3,009 to $4,283 | €242 to €344 / $280 to $398 |
| Piraeus | Port and commute | €170k to €400k / $197k to $463k | €2,400 to €3,400 / $2,778 to $3,935 | €223 to €316 / $258 to $366 |
| Peristeri | Affordable Athens commute | €140k to €300k / $162k to $347k | €2,000 to €2,800 / $2,315 to $3,241 | €186 to €260 / $215 to $301 |
| Kalamaria, Thessaloniki | Family and waterfront | €220k to €520k / $255k to $602k | €3,000 to €3,800 / $3,472 to $4,398 | €279 to €353 / $323 to $409 |
| Thessaloniki Center | Student and city lifestyle | €180k to €420k / $208k to $486k | €2,500 to €3,400 / $2,893 to $3,935 | €232 to €316 / $269 to $366 |
| Chania / Nea Chora | Crete lifestyle | €220k to €650k / $255k to $752k | €3,000 to €5,000 / $3,472 to $5,787 | €279 to €465 / $323 to $538 |
How much more do you pay for properties in Greece when you include renovation work, taxes, and fees?
In Greece in 2026, a buyer should usually budget 8% to 12% above the purchase price for taxes and fees, and 18% to 40% above the purchase price if the home also needs renovation.
For a property bought around $200,000, or about €173,000, a buyer might pay about €15,000 to €21,000 in taxes and fees before any renovation. If the apartment needs a moderate renovation, the final all-in cost can easily move toward €215,000 to €240,000, or about $249,000 to $278,000.
For a property bought around $500,000, or about €432,000, the taxes and fees alone can be around €35,000 to €52,000. If the buyer also spends €50,000 to €90,000 on renovation and furniture, the all-in budget can reach about €520,000 to €575,000, or about $602,000 to $665,000.
For a property bought around $1,000,000, or about €864,000, taxes and fees can be around €70,000 to €104,000. If the home needs upgrades, technical work, or a high-quality fit-out, the all-in cost can reach about €1,040,000 to €1,200,000, or about $1,204,000 to $1,389,000.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Greece.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Greece
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Property transfer tax | Tax | About 3.09% of the taxable value. This is one of the main buyer costs in Greece. On a €300,000 property, it is about €9,300, or about $10,800. |
| Notary | Fee | Usually about 1.0% to 1.5% of the price. The notary handles the deed and formal signing process. On a €300,000 purchase, this can be about €3,000 to €4,500, or $3,500 to $5,200. |
| Land registry or cadastre | Fee | Usually about 0.5% to 0.8% of the price. This covers registration of the property transfer. On a €300,000 purchase, this can be about €1,500 to €2,400, or $1,700 to $2,800. |
| Lawyer | Professional fee | Often about 1.0% to 2.0% of the price. A lawyer is important for title checks and buyer protection. On a €300,000 purchase, this can be about €3,000 to €6,000, or $3,500 to $6,900. |
| Agent fee | Broker fee | Often about 2.0% to 2.5% plus VAT if applicable. The exact amount depends on the agency agreement. On a €300,000 purchase, this can be about €6,000 to €7,500 before VAT, or $6,900 to $8,700. |
| Engineer or technical check | Due diligence | Often about €500 to €2,000, or about $579 to $2,315. This can be very useful for older homes. The engineer can identify structural, planning, or renovation issues before signing. |
| Light renovation | Renovation | Often about €300 to €600 per sq m, or about $347 to $694 per sq m. This can cover painting, basic repairs, simple kitchen updates, and bathroom improvements. It is not enough for major structural work. |
| Full renovation | Renovation | Often about €800 to €1,500 per sq m, or about $926 to $1,736 per sq m. This can cover heavier works such as plumbing, wiring, bathrooms, flooring, windows, insulation, and heating or cooling upgrades. |
| Furniture and appliances | Fit-out | Usually about €8,000 to €35,000, or about $9,000 to $41,000. A small apartment can stay near the lower end. A large or rental-ready home can cost much more. |
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.
What properties can you buy in Greece in 2026 with different budgets?
With $100,000, or about €86,000, the Greece property market is limited, but a buyer may find an older 55 to 75 sq m apartment in Kozani, a 40 to 55 sq m existing apartment in Patras, or a 30 to 40 sq m older studio in western Athens.
With $200,000, or about €173,000, a buyer may find a 65 to 85 sq m older apartment in Peristeri, a 60 to 80 sq m existing apartment outside the prime center of Thessaloniki, or a small existing house or apartment in inland Crete.
With $300,000, or about €259,000, a buyer may find a 65 to 80 sq m renovated apartment in Pangrati, a 75 to 95 sq m apartment in Thessaloniki Center, or a 55 to 75 sq m apartment in Chania outside the most expensive streets.
With $500,000, or about €432,000, a buyer may find a 90 to 120 sq m renovated apartment in Koukaki or Pangrati, a 95 to 130 sq m family apartment in Kalamaria, or a 65 to 85 sq m existing apartment in Glyfada.
With $1,000,000, or about €864,000, a buyer may find a 110 to 150 sq m renovated or newer apartment in Glyfada or Voula, a 130 to 180 sq m villa or maisonette in coastal Crete, or a 120 to 160 sq m prime renovated apartment in Kolonaki.
With $2,000,000, or about €1,728,000, there is a real luxury market in Greece, especially for a 160 to 220 sq m maisonette in Voula or Glyfada, a smaller luxury villa in Mykonos or Santorini, or a prime apartment or maisonette in Vouliagmeni.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Greece.
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 Greece, 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 this source matters | How we used it |
|---|---|---|
| Bank of Greece residential and commercial property price indices | Bank of Greece is the central bank of Greece and provides official residential property price index data. | We used it as the main source for actual residential price movement in Greece. We treated this as stronger than asking-price data because it is closer to completed transactions. |
| Bank of Greece residential property prices Q4 2025 | This was the latest official Bank of Greece residential price release available before June 2026. | We used it to anchor the 2025 and late-2025 price growth figures. We then compared it with Q1 2026 asking-price data. |
| Spitogatos Property Index | Spitogatos is a major Greek property portal with transparent asking-price data by area. | We used it to understand what buyers were seeing in listings in early 2026. We did not treat asking prices as final sale prices. |
| Spitogatos Q1 2026 market update | This source gives recent Q1 2026 market evidence from Greek property listings. | We used it to estimate the latest direction of asking prices in Greece. We also used it to compare Athens, Thessaloniki, Piraeus, and island markets. |
| Eurostat housing price statistics | Eurostat harmonizes housing price statistics across European Union countries. | We used it as a cross-check for Greece’s official house price trend. We also used it to keep the wording comparable with other European housing markets. |
| ELSTAT Consumer Price Index | ELSTAT is Greece’s official statistics agency and publishes national consumer price data. | We used it to inflation-adjust property price changes. We used this to separate nominal housing gains from real purchasing-power gains. |
| Bank of Greece Inflation Monitor | This central-bank publication summarizes inflation conditions in Greece. | We used it to cross-check inflation assumptions for late 2025 and early 2026. We used it when explaining real price growth. |
| European Central Bank EUR/USD reference rate | The ECB reference rate is a standard public benchmark for euro exchange rates. | We used €1 = $1.1573 for all dollar conversions. We rounded dollar figures so the article stays easy to read. |
| AADE before buying a property | AADE is the Greek tax authority and is the official source for buyer-side tax steps. | We used it to confirm that buyers must deal with property transfer tax before signing. We used it as the official base for buyer compliance steps. |
| PwC Greece other taxes | PwC is a major tax advisory firm with widely used professional tax summaries. | We used it to confirm the 3.09% real estate transfer tax rate. We combined it with normal buyer-market practice to estimate total acquisition costs. |
| KPMG Greece VAT suspension on real estate | KPMG is a major tax advisory firm and this note summarizes the 2026 VAT suspension extension. | We used it to explain why many new-build purchases in 2026 do not carry the normal 24% VAT burden. We still recommend checking the exact tax status of each property. |
| Global Property Guide Greece residential market | Global Property Guide is a recognized real estate data aggregator that cites major official and market sources. | We used it as a secondary check on price-per-square-meter levels. We did not use it as the main source when official or platform data was available. |
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