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
If you are a foreigner looking to buy property in Greece, you are probably wondering what your budget can actually get you in different areas of the country.
In this guide, we break down what you can realistically purchase at each price point, from $100k starter properties to luxury homes, using the most recent data available in early 2026.
We constantly update this blog post to reflect current housing prices in Greece and market conditions.
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.
What can I realistically buy with $100k in Greece right now?
Are there any decent properties for $100k in Greece, or is it all scams?
Yes, decent properties do exist for $100k (around €85,000) in Greece in 2026, though you will mostly find small apartments in value neighborhoods of Athens or Thessaloniki, normal-sized homes in secondary cities like Patras or Larissa, or renovation projects in various locations across the country.
The neighborhoods in Greece that give the best value for a $100k budget include Athens West areas like Peristeri, Egaleo, and Ilion, central Athens spots such as Patissia, Kypseli, and Sepolia, as well as Thessaloniki suburbs like Evosmos and Stavroupoli where asking prices typically sit between €1,000 and €2,200 per square meter.
Buying in popular or upscale areas of Greece for $100k is technically possible but extremely limited, since Athens South (the "Riviera" direction) averages around €4,125 per square meter in early 2026, meaning your budget would only stretch to roughly 20 square meters, which is essentially micro-studio territory with very few actual listings available.
What property types can I afford for $100k in Greece (studio, land, old house)?
For $100k (€85,000) in Greece in 2026, you can realistically afford a studio or small one-bedroom apartment of around 35 to 40 square meters in Athens, a larger apartment of 60 to 85 square meters in secondary cities like Patras or Larissa, or small plots of land and older village houses in less prime mainland areas.
At this budget level in Greece, buyers should typically expect older building stock from the 1970s to 1990s, which often means dated kitchens and bathrooms, older electrical systems, and potentially some cosmetic or functional work needed, since construction and material costs have been rising in the low single digits year over year according to official ELSTAT data.
For long-term value at the $100k level in Greece, small apartments in well-connected Athens neighborhoods like Kypseli or Peristeri tend to offer the best combination of rental demand and resale liquidity, because buyer and renter pools are deepest in the major cities even for modest-sized units.
What's a realistic budget to get a comfortable property in Greece as of 2026?
As of early 2026, the realistic minimum budget to get a comfortable property in Greece starts around €150,000 to €180,000 ($175,000 to $210,000) in major cities, though this varies significantly depending on whether you are targeting Athens, Thessaloniki, or smaller regional cities.
Most buyers looking for a comfortable standard in Greece in 2026 typically need between €180,000 and €300,000 ($210,000 to $350,000) in Athens, €150,000 to €250,000 ($175,000 to $290,000) in Thessaloniki, and €120,000 to €200,000 ($140,000 to $235,000) in secondary cities like Patras, Volos, or Larissa.
In Greece, "comfortable" generally means a property that is livable without major renovation work, has a decent layout with at least 60 to 80 square meters, is located in a building with reasonable common areas and structural condition, and sits in an area where you would feel confident about future resale.
The required budget in Greece can swing dramatically based on neighborhood, with Athens South (Glyfada, Voula) requiring nearly double the budget of Athens West (Peristeri, Egaleo) for comparable floor space, while Thessaloniki's Kalamaria commands a premium over Evosmos for similar reasons.
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What can I get with a $200k budget in Greece as of 2026?
What "normal" homes become available at $200k in Greece as of 2026?
As of early 2026, a $200k budget (approximately €170,000) in Greece opens up what most people would consider "normal person" housing, meaning proper one or two-bedroom apartments in Athens and Thessaloniki that feel like actual homes rather than compact studios.
For €170,000 in Greece, you can expect around 65 to 70 square meters in central Athens, about 75 to 80 square meters in Athens West neighborhoods like Peristeri, roughly 65 square meters in Thessaloniki municipality, and up to 85 square meters in Thessaloniki's suburbs, giving you genuine living space with separate rooms.
By the way, we have much more granular data about housing prices in our property pack about Greece.
What places are the smartest $200k buys in Greece as of 2026?
As of early 2026, the smartest $200k (€170,000) buys in Greece tend to be in Athens neighborhoods like Kypseli, Pangrati edges, Petralona, and Neos Kosmos, as well as Athens West areas such as Peristeri and Egaleo, and Thessaloniki spots like Toumba and Evosmos, all of which combine good value with active buyer and renter demand.
These areas in Greece represent smarter buys compared to other $200k options because they offer strong year-round rental pools, good public transit connections, established local amenities, and a track record of liquidity, meaning you are not overpaying for prestige while still getting a property that other people will want.
The main growth factor driving value in these smart-buy areas of Greece is urban regeneration combined with metro expansion, since neighborhoods like Kypseli and parts of Piraeus (Nikaia, Korydallos) have seen renewed interest from both Greek buyers and international investors looking for value plays within commuting distance of central Athens.
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.
What can I buy with $300k in Greece in 2026?
What quality upgrade do I get at $300k in Greece in 2026?
As of early 2026, moving from $200k to $300k (from €170,000 to €255,000) in Greece typically upgrades you from basic older apartments to properties with better building condition, more desirable micro-locations closer to amenities, and the ability to afford true two-bedroom layouts in most Athens and Thessaloniki submarkets.
At €255,000 in Greece, buying a property in a newer building becomes realistic in mid-priced areas of Athens and Thessaloniki, though not in the premium South Athens or North Athens pockets where price per square meter remains high enough to limit your options even at this budget.
Specific features that typically become available at this budget in Greece include updated kitchens and bathrooms, better insulation and windows, buildings with maintained common areas and elevators, balconies or terraces, and sometimes parking spaces or storage rooms that are rare at lower price points.
Can $300k buy a 2-bedroom in Greece in 2026 in good areas?
As of early 2026, yes, $300k (€255,000) can often buy a 2-bedroom property in good areas of Greece, with the important caveat that "good" means desirable for everyday living rather than the absolute top-tier luxury districts.
Specific good areas in Greece where 2-bedroom options are available at €255,000 include central Athens (where you could get around 100 square meters), Athens North neighborhoods like parts of Chalandri and Marousi (around 75 square meters), and Athens South areas like Nea Smyrni and Palaio Faliro (around 60 to 65 square meters, though more compact).
A typical $300k 2-bedroom in Greece offers between 65 and 100 square meters depending on location, with central and western Athens delivering the most space, while the northern and southern premium-direction suburbs trade floor area for neighborhood prestige and proximity to green spaces or the coast.
Which places become "accessible" at $300k in Greece as of 2026?
At the $300k (€255,000) price point in Greece in 2026, neighborhoods that become newly accessible include more of Athens North (Chalandri, parts of Marousi), better options in Athens South neighborhoods like Pangrati, Nea Smyrni, and Palaio Faliro, plus larger and higher-quality units in Thessaloniki's desirable Kalamaria district.
What makes these newly accessible areas in Greece desirable compared to lower-budget options is their combination of established infrastructure, better schools and healthcare access, more green spaces, stronger community feel, and in the case of South Athens, proximity to the coastline and the Athens Riviera lifestyle.
For $300k in these newly accessible Greek neighborhoods, buyers can typically expect well-maintained 2-bedroom apartments of 70 to 100 square meters in solid buildings, often with features like balconies, storage, and sometimes parking that would be difficult to find at lower price points in the same areas.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Greece.
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What does a $500k budget unlock in Greece in 2026?
What's the typical size and location for $500k in Greece in 2026?
As of early 2026, a $500k budget (approximately €425,000) in Greece unlocks substantial properties, with typical sizes ranging from around 100 square meters in premium Athens South locations to over 170 square meters in central Athens, giving you real freedom in most markets.
At €425,000 in Greece, buying a family home with outdoor space becomes realistic, especially in Athens suburbs (both North and selected South pockets) where maisonettes and garden-level units exist, as well as in many island and mainland town locations where land is more readily available.
For $500k in Greece in 2026, you can typically expect 2 to 3 bedrooms and 1 to 2 bathrooms in most urban areas, with the specific configuration depending heavily on whether you prioritize location prestige (smaller but better positioned) or living space (larger but in less premium neighborhoods).
Finally, please note that we cover all the housing price data in Greece here.
Which "premium" neighborhoods open up at $500k in Greece in 2026?
At the $500k (€425,000) price point in Greece in 2026, premium neighborhoods that open up include Athens South coastal areas like Glyfada, Voula, and parts of Vouliagmeni, Athens North prestige zones like Kifisia and prime pockets near Psychiko, and even portions of central Athens's most desirable district, Kolonaki.
What makes these neighborhoods premium in Greece is their combination of proximity to the sea or extensive green spaces, high-quality local amenities including international schools and upscale dining, excellent building stock with modern amenities, and strong social cachet among both Greek and international residents.
For $500k in these premium Greek neighborhoods, buyers can realistically expect well-appointed 2-bedroom apartments of 80 to 100 square meters in Glyfada or Voula, slightly smaller units in the most exclusive Kifisia or Kolonaki blocks, or larger properties if willing to accept older buildings or slightly less central positions within these prestigious areas.
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 counts as "luxury" in Greece in 2026?
At what amount does "luxury" start in Greece right now?
In Greece in 2026, the luxury property market generally starts around €600,000 ($700,000) in Athens, though on internationally branded islands like Mykonos and Santorini, true luxury often begins at €1 million ($1.17 million) or higher due to the global demand for those specific locations.
The entry point to luxury real estate in Greece is defined by a combination of prime micro-location (sea views, historic neighborhood, or exclusive enclave), high-quality finishes (marble, designer kitchens, smart home features), generous outdoor space (terraces, gardens, or pools), and often dedicated parking and storage in a well-maintained building.
Compared to other Mediterranean markets like southern France or coastal Spain, Greece's luxury threshold remains relatively accessible, offering buyers more property and better locations for their money, though the gap has been narrowing as Athens and the islands have attracted increasing international interest.
For mid-tier luxury in Greece, expect to spend between €800,000 and €1.5 million ($935,000 to $1.75 million), while top-tier luxury properties, especially waterfront villas on flagship islands or penthouses in Kolonaki, regularly exceed €2 million ($2.35 million) and can reach well into eight figures for exceptional offerings.
Which areas are truly high-end in Greece right now?
The truly high-end areas in Greece in 2026 are the Athens Riviera (particularly Vouliagmeni, Voula, and Glyfada), the prestigious Kolonaki district in central Athens, and the flagship Cycladic islands of Mykonos and Santorini, all of which command premium prices and attract international wealth.
What makes these areas truly high-end in Greece is their combination of natural beauty (sea views, beaches, iconic landscapes), exclusivity (limited inventory, strict building regulations on islands), world-class amenities (fine dining, luxury retail, yacht marinas), and global recognition that sustains demand even during economic uncertainty.
The typical buyer profile for these high-end Greek areas includes wealthy Greeks seeking primary or secondary residences, European professionals and retirees attracted by lifestyle and tax incentives, shipping and business families with multi-generational ties to Athens, and international investors from the Middle East, United States, and increasingly Asia looking for Mediterranean trophy properties.
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How much does it really cost to buy, beyond the price, in Greece in 2026?
What are the total closing costs in Greece in 2026 as a percentage?
As of early 2026, total closing costs when buying property in Greece typically range from 7% to 10% of the purchase price for foreign buyers, and can occasionally run higher if the transaction involves complex title issues, powers of attorney, or full agent commissions with VAT.
The realistic low-to-high percentage range that covers most standard property transactions in Greece is 7% on the lean side (minimal agent involvement, straightforward title) to 10% or slightly above when all typical professional services are fully utilized.
The specific fee categories that make up this total in Greece include the mandatory 3% property transfer tax, notary fees of around 1%, land registry and cadastre registration of roughly 0.5%, lawyer fees of 0.5% to 1%, and real estate agent commissions that commonly run 2% plus VAT when applicable.
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Greece.
How much are notary, registration, and legal fees in Greece in 2026?
As of early 2026, notary, registration, and legal fees in Greece typically total between €3,000 and €8,500 ($3,500 and $10,000) for a standard residential transaction, though this varies based on property price and complexity of the title documentation.
As a percentage of property price in Greece, these three fee categories combined usually represent around 2% to 2.5%, with notary fees running approximately 1%, registration and cadastre fees around 0.5%, and lawyer fees between 0.5% and 1% depending on the work required.
Among these three fee types in Greece, the notary fee is typically the most expensive single item because it is calculated on a sliding scale based on property value and includes the preparation of the official purchase deed, while legal fees can exceed notary costs only when significant title research or inheritance complications arise.
What annual property taxes should I expect in Greece in 2026?
As of early 2026, annual property tax (called ENFIA) for a typical 50 to 100 square meter apartment in Greece ranges from approximately €200 to €600 ($235 to $700), though this can be higher for properties in premium zones or for owners with larger total property holdings.
Annual property taxes in Greece represent a relatively small percentage of property value compared to many other countries, typically falling well under 1% annually, since ENFIA is calculated using official zone values and property coefficients rather than market prices.
Property taxes in Greece vary significantly by location, with prime Athens neighborhoods like Kolonaki or Kifisia carrying higher zone values (and thus higher ENFIA) than working-class areas like Peristeri or secondary cities like Larissa, so two apartments of identical size could have meaningfully different tax bills.
Certain exemptions and reductions are available in Greece, including provisions for primary residences, large families, and low-income owners, though foreign buyers purchasing investment or holiday properties typically do not qualify for these reduced rates.
You can find the list of all property taxes, costs and fees when buying in Greece here.
Is mortgage a viable option for foreigners in Greece right now?
Obtaining a mortgage as a foreigner in Greece in 2026 is possible but should not be assumed, as Greek banks remain conservative in their underwriting and typically require substantial documentation, larger down payments, and thorough property due diligence before approving loans to non-resident buyers.
Foreign buyers in Greece can generally expect loan-to-value ratios of 50% to 70% (meaning 30% to 50% down payment required), with interest rates tracked by the Bank of Greece that currently sit meaningfully higher than the ultra-low rates of previous years, making financing costs a real factor in the purchase equation.
To qualify for a mortgage in Greece, foreign buyers typically need extensive documentation including proof of income and employment, tax returns from their home country, bank statements showing sufficient funds, a valid passport and Greek tax number (AFM), and often a Greek bank account, with the entire approval process taking longer than cash purchases.
It is also worth noting that subsidized Greek mortgage programs like "My Home II" under the Greece 2.0 recovery plan are generally restricted to eligible Greek residents and first-home buyers, so foreigners should budget based on standard commercial lending terms.
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 should I predict for resale and growth in Greece in 2026?
What property types resell fastest in Greece in 2026?
As of early 2026, the property types that resell fastest in Greece are well-priced 1 to 2 bedroom apartments in Athens and Thessaloniki with good transit access, clean title documentation, and move-in-ready condition, because these attract the deepest pool of both local buyers and investors.
The typical time on market to sell a property in Greece ranges from 2 to 6 months for correctly priced, clean-title apartments in major cities, while overpriced properties or those with legal complications like inheritance disputes or cadastre registration gaps can sit for 6 to 12 months or longer.
What makes certain properties sell faster in Greece is the combination of turn-key readiness (already renovated, no work needed) and straightforward paperwork, since Greek buyers and investors are particularly wary of renovation timelines and surprise construction costs that official ELSTAT data confirms have not been declining.
Property types that tend to be slowest to resell in Greece include large family homes in less connected suburbs, older buildings with pending or incomplete cadastre registration, and properties in areas without strong year-round rental demand, since the buyer pool for these is narrower and more price-sensitive.
If you're interested, we cover all the best exit strategies in our real estate pack about Greece.
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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 real estate price indices. | We used it to verify the overall direction of Greek property prices. We cross-checked portal asking prices against official central bank data. |
| Spitogatos Property Index | Greece's largest property portal with transparent methodology. | We used it for current euro-per-square-meter benchmarks by area (Q4 2025). We converted USD budgets into realistic square meter estimates using this data. |
| European Central Bank | The ECB is the monetary authority for euro exchange rates. | We used its January 2026 USD/EUR reference rate for all currency conversions. We kept calculations in euros since Greek listings and taxes use euros. |
| AADE (Greek Tax Authority) | Greece's official tax authority states statutory transfer tax rates. | We used it to confirm the mandatory 3% property transfer tax. We built closing cost estimates starting from this official baseline. |
| Ministry of Economy and Finance | The government's official tax guide for annual property tax (ENFIA). | We used it to explain what ENFIA is and who pays it. We paired it with zone value data to estimate realistic annual tax ranges. |
| Gov.gr (Hellenic Cadastre) | Greece's official public services portal for land registration. | We used it to explain the mandatory cadastre registration process. We referenced it when discussing paperwork timelines for foreign buyers. |
| ELSTAT Construction Cost Index | Greece's official statistics authority for construction costs. | We used it to set realistic renovation cost expectations. We avoided outdated assumptions by referencing current cost trends. |
| ELRA (European Land Registry Association) | Pan-European network summarizing member country property rules. | We used it to confirm foreign ownership rules in Greece. We highlighted the frontier area exception under Law 1892/1990. |
| BIS (Bank for International Settlements) | BIS aggregates official property price series across countries. | We used it as an international cross-check on Greek price trends. We verified that domestic data matched broader institutional reporting. |
| Savills Greece Report | Major international real estate consultancy with formal research. | We used it as a professional sector cross-check on Athens submarket dynamics. We treated it as secondary confirmation rather than primary data. |
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.