Authored by the expert who managed and guided the team behind the Greece Property Pack
Everything you need to know before buying real estate is included in our Greece Property Pack
This article covers the current housing prices in Greece as of the first half of 2026, and we constantly update it with the latest available data.
Whether you're looking to buy in Athens, Thessaloniki, or on one of the islands, understanding how much homes cost in Greece right now is a crucial first step.
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
- The median home price in Greece in 2026 sits around €190,000, but the average jumps to €260,000 because luxury coastal properties and island homes pull the figure upward significantly.
- Athens South (the Riviera area including Glyfada) commands nearly double the price per square meter compared to Athens West, with asking prices around €4,100/sqm versus €2,150/sqm.
- Greece property prices have climbed 7% to 10% over the past year in nominal terms, but once you adjust for inflation, the real increase is closer to 4% to 7%.
- New homes in Greece typically cost 15% to 25% more than older properties in the same neighborhood, largely because of energy efficiency upgrades and lower renovation needs.
- The VAT suspension on new builds has been extended through December 2026, which means buyers of new construction may avoid the standard 24% VAT in many cases.
- Closed sale prices in Greece usually land 5% to 8% below the final asking price, as sellers often list optimistically and buyers negotiate down based on condition or time on market.
- With a budget of $300,000 (around €255,000), you can find a renovated apartment of 60 to 85 square meters in popular Athens neighborhoods like Kypseli or Pangrati.
- Apartments dominate the Greece housing market, making up roughly 70% of residential listings, while detached houses account for about 18% and villas only 3%.
- Total buying costs in Greece (including transfer tax, notary, and registry fees) typically add 7% to 15% on top of the purchase price, before any renovation.
What is the average housing price in Greece in 2026?
The median housing price is more telling than the average because it represents what a typical buyer actually pays, without being skewed upward by a few expensive luxury properties or island villas.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources like the Bank of Greece and Spitogatos, which we manually verified.
The median housing price in Greece in 2026 is approximately €190,000 ($224,000 / €190,000), while the average housing price reaches around €260,000 ($307,000 / €260,000) because high-end coastal and island properties pull the figure up. These estimates reflect the current Greek residential market as of early 2026.
About 80% of residential properties on the Greece market in 2026 fall within a price range of €110,000 to €450,000 ($130,000 to $531,000).
A realistic entry range for buying property in Greece in 2026 is €70,000 to €120,000 ($83,000 to $142,000), which could get you a small existing studio or one-bedroom apartment of 30 to 45 square meters in Athens West neighborhoods like Sepolia or Kolonos, typically in an older building needing some updates.
A realistic price range for a typical luxury property in Greece in 2026 is €900,000 to €2,500,000 ($1,060,000 to $2,950,000), which could get you a newer or renovated apartment or maisonette of 150 to 220 square meters in the Athens Riviera (Glyfada or Vouliagmeni), often with sea views and high energy efficiency ratings.
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, closed sale prices are typically 5% to 8% below the final asking price.
This gap exists because Greek sellers often test the market with optimistic pricing, especially for well-located or renovated properties near metro stations or with sea views. The difference tends to be larger for properties that have been on the market for several months or require renovation work, and smaller for turnkey homes in high-demand areas.
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What is the price per sq m or per sq ft for properties in Greece in 2026?
As of early 2026, the median housing price in Greece is approximately €1,900 per square meter (€176/sqft, $2,240/sqm, $208/sqft), while the average price per square meter reaches around €2,200 (€204/sqft, $2,600/sqm, $241/sqft). Greece uses the metric system, so all property listings and official statistics quote prices in euros per square meter.
Small, renovated apartments in prime urban locations or seafront coastal areas command the highest price per square meter in Greece in 2026, while older properties far from job centers or in depopulating rural areas have the lowest, mainly due to weaker demand and higher renovation needs.
In Athens in 2026, you would find the highest prices per square meter in Athens South (the Riviera area), with asking prices around €4,000 to €4,100 per square meter, while Athens West offers the lowest among major sub-markets at approximately €2,100 to €2,200 per square meter. This difference reflects the premium buyers pay for coastal lifestyle, international schools, and proximity to beaches in the southern suburbs.
How have property prices evolved in Greece?
Compared to one year ago, Greece property prices have increased by approximately 7% to 10% in nominal terms, or 4% to 7% after adjusting for inflation. This growth is driven by limited supply in desirable locations (especially metro-linked and coastal areas) combined with steady demand from both domestic buyers and foreign investors.
Compared to ten years ago, Greece property prices have risen by roughly 35% to 60% in nominal terms, though the inflation-adjusted increase is more modest at 10% to 30% depending on the area. This recovery followed the deep price drops of the 2010s financial crisis, with renovated and energy-efficient homes gaining the biggest premiums as buyer preferences shifted.
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.
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.
How do prices vary by housing type in Greece in 2026?
Apartments dominate the Greece residential market in 2026, making up about 70% of listings, followed by detached houses at around 18%, maisonettes at 7%, villas at 3%, and special formats like lofts at 2%, which reflects Greece's urban-focused housing stock and the prevalence of apartment living in Athens and Thessaloniki.
As of early 2026, the average price for an apartment in Greece is around €210,000 ($248,000), while a modern condo-style apartment with parking and elevator costs approximately €280,000 ($330,000). Maisonettes average around €420,000 ($496,000), detached houses around €390,000 ($460,000), villas reach approximately €1,400,000 ($1,650,000), and holiday apartments in non-prime island locations average around €320,000 ($378,000).
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?
In Greece in 2026, new homes typically cost 15% to 25% more than existing properties in the same neighborhood.
This premium exists because newer homes come with better energy efficiency (lower heating and cooling bills), modern layouts, and no immediate renovation costs, which means buyers are essentially paying upfront for upgrades they would otherwise need to fund themselves on an older property.
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How do property prices vary by neighborhood in Greece in 2026?
Koukaki and Makrygianni in central Athens are popular with expats for their walkability, proximity to the Acropolis, and excellent metro access. Renovated one to two-bedroom apartments of 50 to 90 square meters typically cost €260,000 to €420,000 ($307,000 to $496,000), with prices driven by the neighborhood's appeal to short-term rental investors and international buyers.
Pangrati offers a more local yet lively atmosphere in central Athens with good public transport connections. Apartments of 60 to 100 square meters, often renovated, range from €230,000 to €380,000 ($271,000 to $448,000), making it slightly more affordable than Koukaki while still attracting foreign residents.
Glyfada and the Athens Riviera represent the premium coastal lifestyle market, attracting international families and luxury buyers. Newer apartments and maisonettes of 90 to 180 square meters cost €600,000 to €1,400,000 ($708,000 to $1,650,000), reflecting the area's beaches, international schools, and upscale dining scene.
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:
| Neighborhood | Profile | Price Range (€ / $) | Per sqm (€ / $) | Per sqft (€ / $) |
|---|---|---|---|---|
| Sepolia | Budget / Commute | €85k-€160k / $100k-$189k | €1,700-€2,200 / $2,000-$2,600 | €158-€204 / $186-$241 |
| Patissia | Budget / Improving | €95k-€190k / $112k-$224k | €1,900-€2,500 / $2,240-$2,950 | €176-€232 / $208-$274 |
| Kypseli | Popular / Urban | €120k-€260k / $142k-$307k | €2,200-€3,000 / $2,600-$3,540 | €204-€279 / $241-$329 |
| Exarchia | Popular / Central | €140k-€320k / $165k-$378k | €2,400-€3,300 / $2,830-$3,890 | €223-€307 / $261-$362 |
| Koukaki | Expat / Walkable | €180k-€420k / $212k-$496k | €2,700-€3,800 / $3,190-$4,480 | €251-€353 / $294-$417 |
| Pangrati | Expat / Central | €170k-€380k / $201k-$448k | €2,600-€3,600 / $3,070-$4,250 | €241-€334 / $285-$395 |
| Ilisia | Commute / Stable | €160k-€360k / $189k-$425k | €2,500-€3,500 / $2,950-$4,130 | €232-€325 / $274-$385 |
| Marousi | Family / Offices | €260k-€520k / $307k-$614k | €3,000-€3,800 / $3,540-$4,480 | €279-€353 / $329-$417 |
| Kifisia | Family / Premium | €450k-€1.2M / $531k-$1.4M | €3,800-€5,200 / $4,480-$6,140 | €353-€483 / $417-$570 |
| Piraeus | Commute / Value | €140k-€320k / $165k-$378k | €2,100-€2,800 / $2,480-$3,300 | €195-€260 / $230-$307 |
| Alimos | Coastal / Family | €350k-€900k / $413k-$1.06M | €3,700-€5,000 / $4,370-$5,900 | €344-€465 / $410-$548 |
| Glyfada | Coastal / Luxury | €600k-€2M / $708k-$2.36M | €4,200-€6,500 / $4,960-$7,670 | €390-€604 / $461-$719 |
How much more do you pay for properties in Greece when you include renovation work, taxes, and fees?
In Greece in 2026, the total buying cost typically adds 7% to 15% on top of the purchase price when you include taxes, professional fees, and registry costs, though this can rise to 15% to 35% or more if significant renovation is needed.
If you buy a property in Greece for around $200,000 (approximately €170,000), you should budget an additional €17,000 to €25,000 ($20,000 to $30,000) for transfer tax (3%), notary fees, land registry, and agent fees. This brings your total cost to roughly €187,000 to €195,000 ($221,000 to $230,000) before any renovation work.
For a property priced at $500,000 (approximately €424,000), the additional costs for taxes and fees typically range from €42,000 to €64,000 ($50,000 to $75,000), bringing the total to approximately €466,000 to €488,000 ($550,000 to $575,000) before renovation.
For a luxury property at $1,000,000 (approximately €847,000), expect additional costs of around €85,000 to €127,000 ($100,000 to $150,000) for taxes and professional services, bringing your all-in cost to approximately €932,000 to €974,000 ($1.1 million to $1.15 million) before any upgrades.
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
| Expense | Category | Estimated Cost (€ / $) |
|---|---|---|
| Property Transfer Tax (FMA) | Tax | 3% of the taxable property value. This is the main tax all buyers pay when purchasing existing property in Greece. It applies to the declared or objective value, whichever is higher. |
| VAT on New Builds | Tax | Normally 24%, but currently suspended through December 31, 2026 in many cases. Check with your notary whether the specific new construction qualifies for the suspension. |
| Notary Fees | Professional | Approximately 1% to 1.5% of the purchase price. The notary prepares the official purchase contract and ensures legal compliance. Fees can vary slightly based on property complexity. |
| Legal Fees | Professional | Approximately 0.5% to 1% of the purchase price. A lawyer conducts due diligence, verifies ownership, and checks for encumbrances. Hiring a lawyer is strongly recommended for foreign buyers. |
| Land Registry / Cadastre | Registration | Approximately 0.5% to 1% of the purchase price. This covers registering the property in your name at the local land registry or cadastre office. Required to complete the ownership transfer. |
| Real Estate Agent Fee | Service | Typically 1% to 2% of the purchase price, often negotiated. In Greece, the buyer and seller sometimes split this cost. Some transactions involve no agent, especially in off-market deals. |
| Light Renovation | Renovation | €10,000 to €30,000 ($12,000 to $35,000). This covers cosmetic updates like painting, flooring, and minor bathroom or kitchen upgrades. Sufficient for properties in decent condition. |
| Full Renovation | Renovation | €500 to €1,200 per sqm ($590 to $1,400 per sqm). This includes structural work, new plumbing and electrical, full kitchen and bathroom replacement, and energy upgrades. Costs vary by location and finishes. |
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 (around €85,000), options in Athens are limited, but you could find an existing studio of 25 to 35 square meters in Athens West (like Sepolia) needing renovation, an older one-bedroom of 35 to 45 square meters in a Piraeus value pocket, or a small apartment of 50 to 70 square meters in a secondary city outside Athens.
With $200,000 (around €170,000), you could buy an existing apartment of 50 to 70 square meters in Athens West or central fringe areas in mixed condition, an existing apartment of 60 to 80 square meters in Thessaloniki suburbs, or an existing holiday apartment of 45 to 65 square meters in a non-prime island or coastal town.
With $300,000 (around €255,000), you could purchase a renovated existing apartment of 60 to 85 square meters in popular Athens neighborhoods like Kypseli or Pangrati, a newer apartment of 70 to 90 square meters in Athens East sometimes with parking, or a small existing maisonette of 80 to 110 square meters in outer Athens North.
With $500,000 (around €424,000), you could afford a renovated apartment of 90 to 120 square meters in a strong central Athens neighborhood with metro access, a maisonette of 110 to 150 square meters in an Athens North family zone, or a smaller coastal apartment of 80 to 110 square meters in Athens South (not beachfront).
With $1,000,000 (around €850,000), you could buy a prime coastal apartment of 130 to 180 square meters in the Athens Riviera area, a detached house of 180 to 250 square meters in an Athens North premium pocket (older but upgraded), or a high-end penthouse-style apartment of 120 to 170 square meters in a central premium location.
With $2,000,000 (around €1,700,000), you enter the trophy property market in Greece, where you could find a new luxury maisonette of 200 to 280 square meters in a prime Riviera pocket with sea views, a villa of 250 to 400 square meters in Athens South with newer construction and high energy ratings, or a trophy penthouse of 200+ square meters in a prime central or coastal location with top specifications.
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 It's Authoritative | How We Used It |
|---|---|---|
| Bank of Greece | Greece's central bank publishes official residential property price indices based on regulated bank reporting. | We used it to anchor real market price trends and verify how prices are actually changing. We also used it to support our analysis of new versus old property dynamics. |
| Spitogatos | Greece's largest property portal with a documented methodology for filtering outliers and calculating median prices. | We used it as the primary source for asking price levels by region and neighborhood. We built our typical price ranges and neighborhood comparison tables from their sub-market averages. |
| ELSTAT | Greece's official national statistics agency and the reference source for Consumer Price Index data. | We used it to calculate inflation-adjusted (real) price changes. We also used it to explain the difference between nominal and real price growth over time. |
| AADE (Greek Tax Authority) | The official Greek government agency that sets and publishes property transfer tax rules. | We used it to confirm the 3% property transfer tax rate. We built our transaction cost estimates starting from this official figure. |
| European Central Bank | The ECB provides the standard public reference exchange rate for EUR/USD conversions. | We used it to convert all euro figures to US dollars consistently. We applied the latest available rate as a practical proxy for January 2026. |
| KPMG | A major global tax advisory firm that summarizes enacted legal changes with references to underlying legislation. | We used it to explain the VAT suspension on new builds through December 2026. We incorporated this as a conditional cost item in our taxes and fees section. |
| Bank of Greece News | Official press releases from the central bank providing quarterly updates on residential price indices. | We used it to verify year-over-year price growth rates for 2025. We referenced it to confirm the continued upward trend heading into 2026. |
| ELSTAT Main Portal | The comprehensive gateway to all official Greek statistics including economic and housing data. | We used it to cross-reference demographic and economic context. We verified that our methodology aligns with official statistical definitions. |
| Bank of Greece Main Portal | The central bank's main website with access to all monetary and financial statistics for Greece. | We used it to access historical price index data. We verified our ten-year comparison figures against their published series. |
| Spitogatos Main Portal | The largest online property marketplace in Greece with real-time listing data. | We used it to understand current market inventory and listing mix. We verified that apartments dominate residential listings as reflected in our breakdown. |
| AADE Main Portal | The official Greek tax authority website covering all taxation matters including property. | We used it to verify current tax regulations and rates. We confirmed that our transaction cost estimates align with official rules. |
| ECB Main Portal | The European Central Bank's main website with comprehensive monetary and exchange rate data. | We used it to access historical exchange rate context. We verified our EUR/USD conversion approach against their methodology. |
| KPMG Global | One of the Big Four accounting firms with authoritative tax and legal updates worldwide. | We used it to verify tax law changes affecting real estate. We confirmed the VAT suspension extension through their legal analysis. |
| Greek Property Registries | Official land registry offices maintain records of all property transactions in Greece. | We used registry fee information to estimate registration costs. We included these in our all-in buyer cost calculations. |
| Enterprise Greece | The official investment promotion agency providing guidance for foreign investors in Greece. | We used it to understand foreign buyer requirements and trends. We verified that our expat neighborhood analysis reflects actual buyer patterns. |
| Ministry of Environment | The Greek ministry responsible for urban planning and building energy regulations. | We used it to understand energy efficiency requirements for new builds. We referenced it when explaining the new versus old price premium. |
| Naftemporiki | A leading Greek financial newspaper covering economic and real estate news. | We used it to verify market sentiment and recent developments. We cross-checked our trend analysis against their reporting. |
| Kathimerini | One of Greece's most respected daily newspapers with comprehensive economic coverage. | We used it to verify recent market developments and policy changes. We confirmed our analysis aligns with current reporting. |
| Capital.gr | A major Greek financial news portal covering business and real estate markets. | We used it to cross-reference price trend reports. We verified our growth rate estimates against their market analysis. |
| PropertyEU | A European real estate news platform covering investment and market trends across Europe. | We used it to place Greece in European market context. We verified that our analysis reflects regional investment patterns. |
| Eurostat | The statistical office of the European Union providing comparable data across member states. | We used it to verify housing price index methodology. We confirmed our approach aligns with European statistical standards. |
| RICS | The Royal Institution of Chartered Surveyors sets professional standards for property valuation globally. | We used their valuation guidelines to understand market price concepts. We ensured our methodology follows professional standards. |
| IMF | The International Monetary Fund provides economic analysis and data on member countries including Greece. | We used it to understand macroeconomic context affecting the housing market. We referenced their analysis when explaining demand drivers. |
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