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
Greece has become one of the most attractive destinations for foreign house buyers in the Mediterranean, with prices that remain more accessible than Spain, Portugal, or Italy in many areas.
Whether you want a whitewashed villa on the islands or a family home in a leafy Athens suburb, understanding the real numbers behind Greek house prices will help you budget properly and avoid surprises.
We constantly update this blog post to reflect the latest market data and trends so you always have accurate information.
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.
How much do houses cost in Greece as of 2026?
What's the median and average house price in Greece as of 2026?
As of early 2026, the estimated median house price in Greece is around €240,000 (approximately $260,000 or £205,000), while the average house price sits higher at roughly €320,000 ($345,000) because luxury properties in Athens and the islands pull the number up.
The typical price range that covers roughly 80% of house sales in Greece spans from €120,000 to €650,000 ($130,000 to $700,000), which reflects a market where affordable mainland options coexist with expensive coastal and island properties.
The gap between the median and average price in Greece reveals that the market is heavily influenced by high-end sales in places like Athens South and the Cyclades, where detached houses often exceed €1 million, skewing the average upward while most buyers target properties closer to the median.
At the median price of €240,000 in Greece, a buyer can realistically expect an older 3-bedroom detached house of around 100 to 130 square meters in a non-prime Athens suburb, a Thessaloniki residential area, or a decent mainland town with good road connections.
What's the cheapest livable house budget in Greece as of 2026?
As of early 2026, the minimum budget for a livable house in Greece starts at around €60,000 to €80,000 ($65,000 to $86,000) in low-cost mainland prefectures, though you should realistically budget €100,000 to €120,000 ($108,000 to $130,000) to have more options.
At this entry-level price point in Greece, "livable" typically means an older house of 60 to 90 square meters that has functioning plumbing, electricity, and a legal title, though it will likely need cosmetic updates like fresh paint, new windows, or modernized heating.
These cheapest livable houses in Greece are usually found in smaller mainland towns and less-touristy prefectures such as parts of Thessaly, western Macedonia, and inland Peloponnese, as well as in Athens metro edge zones like Acharnes, Kamatero, or Perama where prices per square meter can drop below €1,000.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Greece here.
How much do 2 and 3-bedroom houses cost in Greece as of 2026?
As of early 2026, a typical 2-bedroom house in Greece costs around €180,000 to €250,000 ($195,000 to $270,000) in average areas, while a 3-bedroom house typically runs €280,000 to €400,000 ($300,000 to $430,000), though prices vary dramatically by location.
The realistic price range for a 2-bedroom house (usually 80 to 115 square meters) in Greece spans from €90,000 ($97,000) in budget mainland areas to €220,000 to €420,000 ($240,000 to $450,000) in Athens non-prime zones, and up to €450,000 to €900,000 ($485,000 to $970,000) in premium spots like Athens South or the Cyclades.
For a 3-bedroom house (typically 110 to 150 square meters) in Greece, the realistic range runs from €130,000 ($140,000) in affordable mainland areas to €320,000 to €600,000 ($345,000 to $650,000) in Athens suburbs, and €650,000 to over €1.3 million ($700,000 to $1.4 million) in the most sought-after neighborhoods.
Moving from a 2-bedroom to a 3-bedroom house in Greece typically adds a premium of 40% to 60% to the price, which reflects both the extra space and the fact that 3-bedroom houses tend to be on larger plots with better specifications.
How much do 4-bedroom houses cost in Greece as of 2026?
As of early 2026, a typical 4-bedroom house in Greece costs around €400,000 to €700,000 ($430,000 to $755,000) in average residential areas, though prices can start at €180,000 ($195,000) in budget mainland locations and exceed €2 million ($2.15 million) in prime Athens suburbs and top islands.
The realistic price range for a 5-bedroom house in Greece runs from €300,000 ($325,000) in non-hotspot mainland areas to €900,000 to €1.5 million ($970,000 to $1.6 million) in desirable Athens neighborhoods, with luxury island properties pushing well above €2 million ($2.15 million).
For a 6-bedroom house in Greece, buyers should expect to pay €400,000 to €700,000 ($430,000 to $755,000) in standard mainland markets, while premium Athens suburbs like Kifisia or Vouliagmeni and resort islands like the Cyclades command €1.5 million to €6 million or more ($1.6 million to $6.5 million).
Please note that we give much more detailed data in our pack about the property market in Greece.
How much do new-build houses cost in Greece as of 2026?
As of early 2026, a typical new-build house in Greece costs around €350,000 to €500,000 ($378,000 to $540,000) in average areas, representing a significant premium over older houses due to modern energy standards, earthquake codes, and contemporary layouts.
New-build houses in Greece typically carry a premium of 15% to 30% compared to older resale houses of similar size and location, with this gap being even wider in high-demand areas like Athens and popular islands where new construction supply is particularly limited.
How much do houses with land cost in Greece as of 2026?
As of early 2026, a typical house with land in Greece costs €300,000 to €600,000 ($325,000 to $650,000) in mainstream residential areas, though this varies enormously because in prime Athens suburbs and islands, the land itself can be worth more than the building.
In Greece, a "house with land" typically means a detached property with a plot of 300 to 1,000 square meters or more that includes a garden, parking space, and potentially room for a pool, which is substantially more than the minimal outdoor space that comes with townhouses or semi-detached homes.
We cover everything there is to know about land prices in Greece here.
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Where are houses cheapest and most expensive in Greece as of 2026?
Which neighborhoods have the lowest house prices in Greece as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in the Athens metro include Acharnes (Menidi), Kamatero, Ano Liosia, and Zefyri in the west and northwest edge, plus Perama and Keratsini-Drapetsona on the Piraeus industrial side, while in Thessaloniki the cheapest areas are Stavroupoli, Evosmos, and Menemeni in the western part of the city.
The typical house price range in these cheapest neighborhoods runs from €120,000 to €250,000 ($130,000 to $270,000) for a 100 to 150 square meter detached house, reflecting the Athens West zone average of around €2,200 per square meter compared to over €4,100 per square meter in Athens South.
These neighborhoods have the lowest house prices in Greece primarily because they sit farther from the coastline and central business districts, have more industrial or working-class character, and lack the international schools, beach access, and lifestyle amenities that foreign buyers and wealthy locals typically prioritize.
Which neighborhoods have the highest house prices in Greece as of 2026?
As of early 2026, the three most expensive neighborhoods for houses in Greece are the Athens Riviera belt (Voula, Glyfada, Vouliagmeni, Varkiza), the northern Athens prestige corridor (Kifisia, Ekali, Politia, Nea Erythraia), and premium island locations in the Cyclades where house prices per square meter rank among the highest in the country.
The typical house price range in these most expensive neighborhoods spans €800,000 to €2.5 million ($865,000 to $2.7 million) for a well-appointed 4-bedroom family house, with trophy properties and large villas easily exceeding €5 million ($5.4 million) in the very best positions.
These neighborhoods command the highest house prices in Greece because they combine genuine scarcity of detached houses with specific lifestyle features that are hard to replicate elsewhere: direct beach access and sea views on the Riviera, mature gardens and green space in the northern suburbs, and unique Cycladic architecture with international cachet on the islands.
The typical buyers purchasing houses in these premium Greek neighborhoods are either high-net-worth Greeks seeking multigenerational family compounds, wealthy expats and second-home buyers from Western Europe and North America, or investors acquiring properties for the Greek Golden Visa program who want trophy assets that hold their value.
How much do houses cost near the city center in Greece as of 2026?
As of early 2026, a house near the Athens city center (areas like Kolonaki, Plaka, Pangrati, and Koukaki) typically costs €350,000 to €600,000 ($378,000 to $650,000) for the rare detached properties available, based on the Athens Center zone average of around €2,460 per square meter, though most center housing stock consists of apartments rather than houses.
Houses near major transit hubs in Greece, particularly the Athens Metro lines in areas like Chalandri, Agia Paraskevi, Marousi, Peristeri, and Egaleo, typically cost €280,000 to €550,000 ($300,000 to $595,000), with northern and eastern suburbs pricing higher than the western metro-connected areas.
Houses near top-rated schools in Greece, such as the International School of Athens and St. Catherine's British School in Kifisia, Campion School in Glyfada, and ACS Athens in Chalandri, typically cost €500,000 to €1.2 million ($540,000 to $1.3 million) because these schools cluster in the expensive northern and southern Athens belts where affluent families compete for limited housing stock.
Houses in expat-popular areas of Greece, primarily the Athens Riviera (Glyfada, Voula, Vouliagmeni) and the green northern suburbs (Kifisia, Ekali, Nea Erythraia), typically cost €600,000 to €2 million or more ($650,000 to $2.15 million) because you are stacking prime zone location with detached house scarcity and often substantial land.
We actually have an updated expat guide for Greece here.
How much do houses cost in the suburbs in Greece as of 2026?
As of early 2026, a typical house in the suburbs of Greece costs €300,000 to €650,000 ($325,000 to $700,000) for a 3 to 4 bedroom family home in mid-tier Athens suburbs, while Thessaloniki suburban houses typically run €260,000 to €520,000 ($280,000 to $560,000) based on the Thessaloniki Suburbs zone average of around €2,000 per square meter.
The typical price difference between suburban houses and city-center houses in Greece is 20% to 40% lower in the suburbs, though this comparison is complicated by the fact that suburban houses tend to be larger and come with more land, meaning you often get more house for less money per square meter.
The most popular suburbs for house buyers in Greece are Chalandri, Agia Paraskevi, and Marousi in the Athens northern belt for families wanting good schools and metro access, Peristeri and Petroupoli in the west for better value, and Panorama and Pylaia in Thessaloniki for those seeking the city's most desirable residential neighborhoods.
What areas in Greece are improving and still affordable as of 2026?
As of early 2026, the top areas in Greece that are improving and still affordable for house buyers include the Athens West zone (Peristeri, Egaleo, Ilion, Petroupoli) which showed strong year-over-year price growth while remaining far cheaper than the south, plus parts of West Thessaloniki (Stavroupoli, Evosmos) and select non-hotspot coastal prefectures that have not yet fully caught up to resort pricing.
The current typical house price in these improving yet affordable Greek areas runs €180,000 to €350,000 ($195,000 to $378,000) for a solid 3-bedroom detached house, representing 40% to 60% savings compared to equivalent properties in the premium Athens or island zones.
The main sign of improvement driving buyer interest in these areas is visible infrastructure investment, particularly metro line extensions in western Athens, road upgrades connecting previously isolated neighborhoods, and municipality-led urban renewal projects that are replacing the area's older industrial character with residential amenities and green spaces.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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.
What extra costs should I budget for a house in Greece right now?
What are typical buyer closing costs for houses in Greece right now?
The estimated typical total closing cost for house buyers in Greece ranges from 8% to 12% of the purchase price for most foreign buyers, with straightforward transactions coming in around 6% to 8% and more complex deals involving lawyers, agents, and cadastral issues pushing toward 12% to 14%.
The main closing cost categories in Greece include the property transfer tax (around 3% of the declared value, paid to the tax authority), notary fees (1% to 1.5% for preparing the deed), land registry or cadastre fees (0.5% to 0.7%), lawyer fees (1% to 2% though not legally mandatory, strongly recommended for foreigners), and real estate agent commission (typically 2% plus VAT, often negotiable).
The single largest closing cost category for house buyers in Greece is usually the property transfer tax at around 3% of the purchase price, which is a mandatory government levy that cannot be reduced or negotiated.
We cover all these costs and what are the strategies to minimize them in our property pack about Greece.
How much are property taxes on houses in Greece right now?
The estimated typical annual property tax (called ENFIA) for a house in Greece ranges from €250 to €1,200 ($270 to $1,300) per year for most owner-occupied family homes, with larger, newer, or prime-location properties paying considerably more based on their assessed "objective value."
Property tax in Greece is calculated based on the property's registered characteristics including its size in square meters, age, location zone, floor level, and specific features like parking or storage, with the tax authority applying zone-based "objective values" that may differ from market prices.
If you want to go into more details, we also have a page with all the property taxes and fees in Greece.
How much is home insurance for a house in Greece right now?
The estimated typical annual home insurance cost for a house in Greece ranges from €200 to €500 ($215 to $540) for basic building cover on a modest property, rising to €500 to €1,000 ($540 to $1,080) or more for larger homes, comprehensive packages including contents, or properties in higher-risk locations.
The main factors that affect home insurance premiums for houses in Greece include the property's rebuild value and construction type, its location and exposure to risks like wildfires or coastal storms, whether it is a primary residence or a holiday home (insurers charge more for unoccupied periods), and the level of coverage chosen for contents and liability.
What are typical utility costs for a house in Greece right now?
The estimated typical total monthly utility cost for a house in Greece ranges from €150 to €350 ($160 to $380) for a smaller efficient property, rising to €350 to €600 ($380 to $650) or more for a larger house or one with heavy summer air conditioning use, covering electricity, water, heating, and waste services.
The breakdown of main utility categories for houses in Greece includes electricity at €90 to €300 ($97 to $325) per month depending on size and A/C usage, water at €20 to €50 ($22 to $54) per month for typical household consumption (higher with gardens or pools), heating fuel or gas at €50 to €150 ($54 to $160) per month during winter, and municipal waste charges of €5 to €20 ($5 to $22) per month depending on the municipality.
What are common hidden costs when buying a house in Greece right now?
The estimated total of common hidden costs that house buyers in Greece often overlook ranges from €5,000 to €20,000 ($5,400 to $21,600) depending on the property's age, legal complexity, and condition, which can significantly increase the true cost of purchase beyond the headline price and standard closing costs.
Inspection fees that buyers should expect when purchasing a house in Greece typically run €300 to €800 ($325 to $865) for a basic engineer inspection, rising to €800 to €1,800 ($865 to $1,950) or more if you need detailed structural assessments, boundary surveys, or complex plot measurements that are common with older detached houses.
Other common hidden costs beyond inspections when buying a house in Greece include legal and title cleanup fees when deeds have old easements or inheritance complications, cadastre correction fees when boundaries do not match official records, connection or upgrade fees for utilities like electricity or water, and immediate renovation needs for electrics, plumbing, roofing, or waterproofing that older houses often require.
The hidden cost that tends to surprise first-time house buyers the most in Greece is the expense and time required to resolve cadastre boundary mismatches, which can require hiring a surveyor, paying correction fees, and waiting months for official processing before you can complete the purchase or make changes to the property.
You will find here the list of classic mistakes people make when buying a property in Greece.
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What do locals and expats say about the market in Greece as of 2026?
Do people think houses are overpriced in Greece as of 2026?
As of early 2026, sentiment among locals and expats on Greek house prices is genuinely mixed: many Greeks feel that housing has become stretched relative to local incomes after several years of strong price growth, while many foreign buyers still consider Greece good value compared to Spain, Portugal, or southern France, at least outside the most expensive hotspots.
Houses in Greece typically stay on the market for 1 to 3 months in prime, correctly priced locations like the Athens Riviera or Kifisia, 3 to 6 months for average properties in standard areas, and 6 to 12 months or longer for overpriced listings or houses with legal complications that deter buyers.
The main reason locals give for feeling house prices are too high in Greece is that wages have not kept pace with the price increases, making it nearly impossible for young Greek families to afford a detached house in any desirable area, while expats who see Greece as "fairly valued" are typically comparing against their home markets rather than local earning power.
Current sentiment on Greek house prices feels more cautious than one or two years ago: the initial post-pandemic surge has cooled into a slower but still upward trend, and institutional voices like the American-Hellenic Chamber of Commerce have publicly flagged overvaluation concerns even as transaction activity remains solid.
You'll find our latest property market analysis about Greece here.
Are prices still rising or cooling in Greece as of 2026?
As of early 2026, house prices in Greece are still rising but the pace has moderated compared to the rapid growth of 2022 to 2024, with the market settling into a steadier upward trend rather than the sharp increases that characterized the post-pandemic recovery period.
The estimated year-over-year house price change in Greece is running at roughly 5% to 9% depending on the area, with the Bank of Greece official indices and Spitogatos asking price data both confirming continued growth through late 2025, though hotspots like Athens South and the Cyclades are seeing stickier prices while non-prime mainland areas offer more room for negotiation.
Experts and locals expect house prices in Greece over the next 6 to 12 months to continue rising modestly in desirable areas due to limited supply and sustained foreign demand, though the rate of increase is likely to slow further as interest rates and affordability constraints weigh on the market, particularly for properties aimed at local Greek buyers rather than international purchasers.
Finally, please note that we have covered property price trends and forecasts for Greece here.
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.
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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Bank of Greece | Greece's central bank publishes official housing price indices | We used it to anchor the direction and pace of Greek home price growth. We translated official trend data into early-2026 context for house buyers. |
| Spitogatos Property Index | Greece's largest real estate portal with transparent methodology | We used it for house-specific asking prices by Athens zones and prefectures. We converted per-square-meter figures into realistic whole-house budgets by bedroom count. |
| Eurostat Housing Price Index | The EU's official statistics authority with standardized methodology | We used it to cross-check Greece's price trend in an EU-comparable way. We treated it as a sanity check against the Bank of Greece direction of change. |
| AADE (Greek Tax Authority) | The official tax authority for property transfer rules | We used it to describe the buyer's mandatory transfer tax and closing costs. We avoided relying on blogs for tax rules and went to the source. |
| AADE ENFIA Guide | Official explanation of how annual property tax works | We used it to explain what property tax owners face in Greece. We translated official rules into practical annual budget ranges for typical houses. |
| RE/MAX Greece Foreign Buyer Survey | Major brokerage network with published buyer data | We used it to understand what foreign buyers are actually purchasing and at what value bands. We sanity-checked our starter house budgets against real transaction patterns. |
| AmCham Greece Property Outlook | Established business institution summarizing market conditions | We used it to cross-check sentiment on overvaluation and market drivers. We framed whether prices are rising or cooling in early 2026. |
| EYDAP (Athens Water Utility) | Official utility for Athens-area water with published tariffs | We used it to give a concrete 2026 example of household water pricing. We estimated realistic monthly water budgets for houses. |
| EYATH (Thessaloniki Water Utility) | Official utility for Thessaloniki with published tariff components | We used it to show that utility costs can differ by city within Greece. We provided a second real-world water cost example outside Athens. |
| Eurostat Electricity Statistics | Standardized EU household electricity price reporting | We used it as the baseline for household electricity prices in Greece. We translated official per-kilowatt-hour data into monthly budget ranges. |
| Gov.gr Cadastre Services | Official government services gateway for property registration | We used it to explain why registration steps exist and what paperwork buyers encounter. We listed must-do steps that can add cost and time. |
| ELSTAT (Hellenic Statistical Authority) | Greece's official statistics agency for construction data | We used it to support the supply-side context and new building activity. We explained why some markets feel tight even when prices are high. |
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