Authored by the expert who managed and guided the team behind the Greece Property Pack
Yes, the analysis of Thessaloniki's property market is included in our pack
Thessaloniki is Greece's second largest city, sitting on the Thermaic Gulf with a mix of Byzantine history, student energy, and Mediterranean lifestyle that draws more expats every year.
We constantly update this blog post to make sure the information stays fresh and accurate, so you can trust it when planning your move to Thessaloniki in 2026.
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 Thessaloniki.
Is Thessaloniki a good place to live in 2026?
Is quality of life getting better or worse in Thessaloniki in 2026?
As of early 2026, the quality of life trajectory in Thessaloniki is mixed but slightly improving for expats who value walkability, food culture, and a more relaxed pace than Athens.
The biggest improvement over the past two to three years has been infrastructure, particularly the opening of the first metro line connecting the city center to the eastern suburbs, which has reduced commute times and made car-free living more realistic in Thessaloniki.
However, the most persistent challenge remains housing affordability, as asking prices in Thessaloniki municipality have climbed to around 2,600 to 2,800 euros per square meter, squeezing newcomers who earn local salaries rather than remote income.
Are hospitals good in Thessaloniki in 2026?
As of early 2026, Thessaloniki hospitals are generally solid for complex medical care by Southern European standards, but public facilities often mean longer wait times and more out-of-pocket costs than expats from Northern Europe or North America might expect.
The hospitals expats most commonly use in Thessaloniki include Papageorgiou General Hospital for serious cases, AHEPA University Hospital for specialized and teaching medicine, and private options like Interbalkan Medical Center in Panorama for faster service and English-speaking staff.
A standard private doctor consultation in Thessaloniki typically costs 30 to 60 euros for a GP visit and 60 to 100 euros for a specialist, which translates to roughly 32 to 65 USD or 30 to 60 GBP at current exchange rates.
Private health insurance is strongly recommended for expats in Thessaloniki because Greece has one of the highest out-of-pocket health spending rates in the OECD, and many residence permit pathways require proof of coverage anyway.
Are there any good international schools in Thessaloniki in 2026?
As of early 2026, Thessaloniki has a small but solid selection of international schools, fewer than Athens but enough to give expat families real options depending on curriculum preference and budget.
The most reputable international schools among expat families in Thessaloniki are Pinewood - The American International School of Thessaloniki for an American-style curriculum, Anatolia College for a well-established private option that many international families consider, and the International School of Thessaloniki for a smaller, explicitly international environment.
Annual tuition fees for international schools in Thessaloniki typically range from 6,000 to 14,000 euros per child, which translates to roughly 6,500 to 15,000 USD or 5,000 to 12,000 GBP depending on grade level and extras like transportation and meals.
Waitlists for popular grades can be long, especially if you apply late in the school year, but Thessaloniki is generally less competitive than Athens, and public schools are a viable alternative if your child can adapt to Greek-language instruction and you are comfortable with less structured support for non-native speakers.
Is Thessaloniki a dangerous place in 2026?
As of early 2026, Thessaloniki is generally safe by European city standards, with a moderate crime perception score around 52 out of 100 according to Numbeo, which places it in the same bracket as many mid-sized European cities.
The most common safety concerns in Thessaloniki are petty theft and pickpocketing around crowded tourist spots like the White Tower and Aristotelous Square, and some expats report feeling less comfortable in the western suburbs near the train and bus stations after dark.
The safest neighborhoods for expats to live in Thessaloniki include Kalamaria, Panorama, Pylaia, and the well-lit central areas around Aristotelous Square and Nea Paralia, where foot traffic and nightlife keep streets active.
Women can generally live alone safely in Thessaloniki, and local women report feeling comfortable walking in the city center even at night, though standard precautions like avoiding isolated areas and staying aware of surroundings are always wise.
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How much does everyday life cost in Thessaloniki in 2026?
What monthly budget do I need to live well in Thessaloniki in 2026?
As of early 2026, a single person needs roughly 1,500 to 2,100 euros per month (around 1,600 to 2,300 USD or 1,300 to 1,800 GBP) to live comfortably in Thessaloniki, including rent, utilities, food, transport, and some social life.
For a modest but decent lifestyle in Thessaloniki, a single person can manage on 1,100 to 1,400 euros per month (roughly 1,200 to 1,500 USD), assuming a smaller apartment in a less central neighborhood and cooking at home most days.
A more comfortable or upscale lifestyle in Thessaloniki, with a nicer apartment, regular dining out, and weekend trips, typically requires 2,000 to 2,500 euros per month (around 2,200 to 2,700 USD) for a single person, or 3,500 to 4,500 euros for a couple.
Housing is by far the largest expense in Thessaloniki budgets, often eating up 40 to 50 percent of monthly spending, which is why the recent rent increases have become the main cost-of-living pressure point for newcomers in 2026.
What is the average income tax rate in Thessaloniki in 2026?
As of early 2026, the effective income tax rate for a typical middle-income earner in Thessaloniki (around 25,000 to 30,000 euros gross per year) is roughly 20 to 28 percent when you combine income tax and mandatory social contributions.
Greece's income tax brackets in 2026 range from 9 percent on income up to 10,000 euros, then 20 percent up to 20,000 euros, 28 percent up to 30,000 euros, 37 percent up to 40,000 euros, 39 percent up to 60,000 euros, and 42 percent above that, with special reductions for young workers under 30 and families with children thanks to the new Law 5246/2025 reforms.
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 kind of foreigners actually live in Thessaloniki in 2026?
Where do most expats come from in Thessaloniki in 2026?
As of early 2026, the top countries of origin for expats and foreign residents in Thessaloniki and broader Greece include Albania, Turkey, China, and increasingly Western Europeans and Americans drawn by remote work opportunities and the Golden Visa program.
Foreign residents make up a meaningful share of Thessaloniki's population, with official ministry data showing tens of thousands of valid residence permits in the Central Macedonia region, though exact city-level percentages are harder to pin down.
Expats from neighboring Balkan countries are often drawn to Thessaloniki by proximity, family ties, and economic opportunity, while Western expats typically cite the lower cost of living, Mediterranean lifestyle, and relatively easy visa pathways as their main reasons for choosing the city.
The expat population in Thessaloniki is a genuine mix of retirees, working professionals, students (thanks to Aristotle University), and a growing number of digital nomads and remote workers who appreciate the city's balance of affordability and quality of life.
Where do most expats live in Thessaloniki in 2026?
As of early 2026, the top neighborhoods where expats concentrate in Thessaloniki include Kalamaria, Panorama, the city center around Aristotelous Square and Ladadika, and increasingly Pylaia and Thermi for those who want more space and proximity to the airport.
These neighborhoods attract expats because they combine walkability, access to English-friendly services, proximity to international schools, and a good selection of rental apartments, with Kalamaria offering a seaside suburban feel and Panorama providing green space and family-friendly vibes.
Emerging neighborhoods that are starting to attract more expats in Thessaloniki include Upper Toumba for its improving infrastructure and more affordable rents, and parts of Pylaia near the metro extension, which are becoming more accessible without sacrificing the benefits of suburban living.
Are expats moving in or leaving Thessaloniki in 2026?
As of early 2026, the trend is a slow but steady net inflow of expats into Thessaloniki, driven by remote work flexibility, the Golden Visa program, and the city's positioning as a more affordable alternative to Athens.
The main factor driving expats to move to Thessaloniki right now is the combination of lower living costs compared to Western Europe, the Mediterranean lifestyle with seaside access, and improved infrastructure including the new metro line.
The main factor causing some expats to leave Thessaloniki is housing affordability pressure, as rents and property prices have climbed significantly over the past few years, squeezing those who earn local salaries or whose remote income does not stretch as far as it used to.
Compared to similar destinations in the region like Athens or Lisbon, Thessaloniki still offers better value for money, but it is catching up, and expats who are very cost-sensitive are increasingly looking at smaller Greek cities or other Balkan alternatives.
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What paperwork do I need to move to Thessaloniki in 2026?
What visa options are popular in Thessaloniki in 2026?
As of early 2026, the three most popular visa types for expats moving to Thessaloniki are EU/EEA free movement (for eligible Europeans), the Golden Visa investor residence permit, and employer-sponsored work permits for those with job offers.
For the Golden Visa, the main eligibility requirements include purchasing real estate above a minimum threshold (which varies by region but starts at 250,000 euros in some areas and 500,000 euros in others like Thessaloniki), plus proof of health insurance and a clean criminal record.
Greece introduced a Digital Nomad Visa in 2021, and as of 2026 it remains available for remote workers who can prove employment with a foreign company and income of at least 3,500 euros per month, allowing you to live in Thessaloniki while working for clients outside Greece.
Most popular expat visas in Thessaloniki have an initial validity of one to two years, with renewal possible if you continue to meet the requirements, and the Golden Visa in particular allows indefinite renewals as long as you maintain your property investment.
How long does it take to get residency in Thessaloniki in 2026?
As of early 2026, the typical processing time to obtain a residence permit in Thessaloniki ranges from 2 to 6 months from application submission, depending on your visa category, document completeness, and the current workload at the local migration office.
Common factors that can delay your residency application include missing or incorrectly translated documents, slow responses from foreign authorities for background checks, and high application volumes during peak periods, while hiring a lawyer or relocation specialist can often speed things up.
To become eligible for permanent residency in Greece, you generally need to live in the country legally for 5 continuous years, and citizenship requires 7 years of legal residence plus Greek language proficiency and passing an integration exam.
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.
How hard is it to find a job in Thessaloniki in 2026?
Which industries are hiring the most in Thessaloniki in 2026?
As of early 2026, the top three industries hiring the most in Thessaloniki are tourism and hospitality (especially seasonal roles), logistics and port-related services centered around the Thessaloniki Port and the Sindos industrial zone, and a growing tech and shared services sector that serves international companies.
Getting hired in Thessaloniki without speaking Greek is realistic mainly in tech, multinational companies, English teaching, and some hospitality roles that cater to international visitors, but for most local-service jobs, Greek remains essential.
The types of roles most accessible to foreign job seekers in Thessaloniki include IT and software development positions, customer support roles for international companies, English language teaching, and hospitality management in tourist-facing businesses.
What salary ranges are common for expats in Thessaloniki in 2026?
As of early 2026, the typical salary range for expats working locally in Thessaloniki is 1,100 to 2,000 euros net per month (roughly 1,200 to 2,200 USD or 950 to 1,700 GBP), though remote workers and international hires often earn significantly more.
Entry-level or mid-level expat positions in Thessaloniki typically pay 1,000 to 1,500 euros net per month (around 1,100 to 1,600 USD), which is enough to live modestly but requires careful budgeting given current rent levels.
Senior or specialized expat roles in Thessaloniki, such as tech leads, consultants, or managers in multinational companies, can pay 2,500 to 4,000 euros net per month (roughly 2,700 to 4,400 USD), putting you in a comfortable position for the city's cost of living.
Employers in Thessaloniki do not commonly sponsor work visas compared to cities like London or Amsterdam, and sponsorship is more likely when the role is specialized, the employer is a larger international company, and the candidate is genuinely difficult to replace with local talent.
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What's daily life really like for expats in Thessaloniki right now?
What do expats love most about living in Thessaloniki right now?
Expats consistently mention three things they love most about living in Thessaloniki: the walkable seaside lifestyle along Nea Paralia, the exceptional food culture from bakeries to meze tavernas, and the genuine warmth of local people who are curious and welcoming toward foreigners.
The lifestyle benefit most frequently praised by expats in Thessaloniki is the ability to have a "big city" experience with university energy, festivals, and nightlife, while still enjoying a slower pace and easier access to nature than in Athens or most Western European capitals.
The practical advantage expats appreciate most is the cost of living, which remains 15 to 25 percent lower than Athens and significantly cheaper than comparable Mediterranean cities like Barcelona or Lisbon, making remote work income stretch further here.
The social and cultural aspect that makes Thessaloniki particularly enjoyable is the vibrant calendar of cultural events, from the Thessaloniki International Film Festival to street festivals and live music, combined with easy weekend access to Halkidiki beaches and mountain escapes.
What do expats dislike most about life in Thessaloniki right now?
The top complaints expats have about living in Thessaloniki are rising housing costs that have outpaced local salary growth, bureaucratic slowness that can make simple tasks frustrating, and the challenge of navigating systems that often require Greek language or local connections.
The daily inconvenience that frustrates expats the most in Thessaloniki is parking and traffic, especially in the city center, where double-parking is common, finding a legal spot can take significant time, and driving norms feel chaotic compared to Northern Europe.
The bureaucratic issue that causes the most headaches for expats is obtaining a tax number (AFM) and navigating residence permit renewals, which often require multiple visits to different offices, long wait times, and documents that must be translated and apostilled.
Most expats find these frustrations manageable rather than deal-breakers, especially if they arrive with realistic expectations and either learn basic Greek or work with a local lawyer or fixer who can help navigate the system.
What are the biggest culture shocks in Thessaloniki right now?
The biggest culture shocks expats experience when moving to Thessaloniki are the late social schedule where dinner starts at 9 or 10 PM, the relationship-driven culture where who you know matters more than following standard procedures, and the intensity of family and community involvement in daily life.
The social norm that surprises newcomers the most is how openly Greeks share opinions about everything from your child's jacket to your cooking, which can feel intrusive at first but usually comes from genuine care and a cultural expectation of close community ties.
The aspect of daily routines that takes the longest for expats to adjust to is the afternoon siesta period when many shops and services close, combined with nightlife and social gatherings that run much later than Northern European or American norms.
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.
Can I buy a home as a foreigner in Thessaloniki in 2026?
Can foreigners legally own property in Thessaloniki in 2026?
As of early 2026, foreigners are generally allowed to buy and own property in Thessaloniki and most of Greece, though some restrictions or permit requirements apply in designated border areas depending on your nationality.
The main restriction to be aware of is that non-EU citizens may need special permission to purchase property in certain border zones near Turkey or Albania, but Thessaloniki city and its popular suburbs are not in these restricted areas for most buyers.
Foreigners can own apartments, houses, and land in Thessaloniki, with the same property rights as Greek citizens once the purchase is completed, and many use property purchases to qualify for the Golden Visa residence permit.
By the way, we've written a blog article detailing the whole property buying process for foreigners in Thessaloniki.
What is the average price per m² in Thessaloniki in 2026?
As of early 2026, the average price per square meter for residential property in Thessaloniki municipality is roughly 2,600 to 2,800 euros (around 2,800 to 3,000 USD or 2,200 to 2,400 GBP), with suburbs averaging 1,950 to 2,150 euros per square meter.
Property prices in Thessaloniki have been steadily rising over the past two to three years, driven by increased foreign investment, the Golden Visa program, and domestic demand, though the pace of increases has moderated compared to the sharp jumps seen in 2023 and 2024.
Also, you'll find our latest property market analysis about Thessaloniki here.
Do banks give mortgages to foreigners in Thessaloniki in 2026?
As of early 2026, mortgages for foreigners are available in Thessaloniki but remain more limited and subject to stricter conditions than for Greek residents, with many foreign buyers choosing to purchase in cash or finance through banks in their home country.
The banks most commonly cited for offering mortgages to foreigners in Greece are Eurobank, Alpha Bank, and Piraeus Bank, all of which have dedicated products for non-residents.
Typical mortgage conditions for foreigners in Thessaloniki include a down payment of 30 to 40 percent (higher than the 20 percent often required for residents), interest rates ranging from 3 to 6.5 percent depending on the loan structure, and maximum terms of 15 to 25 years.
To qualify for a mortgage as a foreigner, you will typically need a Greek tax number (AFM), a Greek bank account, proof of income (payslips or tax returns from the past 2 to 3 years), and property insurance, with all documents translated into Greek and bearing an Apostille stamp.
You can also read our latest update about mortgage and interest rates in 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 Thessaloniki, 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 |
|---|---|---|
| Hellenic Statistical Authority (ELSTAT) | Greece's official statistics agency for population and economic data. | We used ELSTAT as the anchor for official Greece population and price baselines. We cross-checked it with Eurostat for consistency. |
| Eurostat | The EU's official statistics office for cross-country comparisons. | We used Eurostat to benchmark Thessaloniki costs against EU averages. We triangulated with ELSTAT and OECD to avoid single-source bias. |
| Bank of Greece | The central bank and key source for housing market trends. | We used Bank of Greece publications to validate housing price direction. We paired it with Spitogatos for Thessaloniki-specific detail. |
| Spitogatos Property Index | Major Greek real estate platform with transparent methodology. | We used Spitogatos for Thessaloniki rent and price per square meter estimates. We validated trends against Bank of Greece reports. |
| Ministry of Migration & Asylum | Official government source for visa and residence permit rules. | We used this ministry site to confirm Golden Visa requirements. We cross-checked with gov.gr for practical application steps. |
| gov.gr Portal | Greece's official digital services portal for procedures. | We used gov.gr to map the actual steps for AFM registration and permits. We paired it with AADE guidance for non-residents. |
| OECD Health at a Glance | Top international organization for comparable health indicators. | We used OECD data to assess healthcare quality and out-of-pocket costs. We combined this with EOPYY guidance on coverage rules. |
| DYPA Public Employment Service | Greece's official public employment service for labor market data. | We used DYPA to identify hiring trends and job search channels. We combined it with EURES for cross-border opportunities. |
| EURES | EU's official cross-border job portal for worker mobility. | We used EURES to suggest job search pathways for EU movers. We cross-checked with DYPA for local market reality. |
| U.S. State Department Travel Advisory | Government advisory summarizing safety risks for travelers. | We used this to ground the safety section in non-sensational data. We cross-checked with Numbeo perception statistics. |
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.
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