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This blog post explains the current housing prices in Thessaloniki in 2026, using the latest market data we have checked manually.
We constantly update this article so buyers can follow how the Thessaloniki property market is changing.
You will find simple price ranges, neighborhood examples, buyer costs, and budget examples for residential property in Thessaloniki.
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.
Insights
- The average housing price in Thessaloniki in 2026 is about €225,000, but the median price of about €180,000 is more useful for normal buyers.
- Thessaloniki property prices in 2026 are still below prime Athens levels, but the city is no longer the cheap post-crisis market it was ten years ago.
- A realistic entry budget in Thessaloniki in 2026 starts around €70,000 to €110,000, mainly for older small apartments in western or lower-cost districts.
- Kalamaria, Pylaia, the City Center, and Nea Paralia are the areas where Thessaloniki housing prices often move above €3,000 per sqm.
- Listed property prices in Thessaloniki are often around 7% above likely sale prices, but the discount can be smaller for renovated and metro-friendly homes.
- The Thessaloniki metro is one reason buyers now pay closer attention to station access, especially in central areas and near the Kalamaria extension.
- New-build homes in Thessaloniki in 2026 often cost about one-third more than comparable older resale homes in the same broad area.
- For resale property in Thessaloniki, buyers should often budget 8% to 12% extra for taxes and fees before thinking about renovation work.
- A $300,000 budget, about €259,000, can buy a comfortable mainstream apartment in Thessaloniki, but not usually a prime luxury home.
What is the average housing price in Thessaloniki in 2026?
The median housing price in Thessaloniki in 2026 is more useful than the average price because a few expensive homes in Kalamaria, Nea Paralia, Panorama, and Pylaia can pull the average upward.
We are writing this as of 2026 with the latest data collected from authoritative sources that we manually double checked.
The median housing price in Thessaloniki in 2026 is about €180,000, or about $208,000, which is also €180,000 because the euro is the local currency. The average housing price in Thessaloniki in 2026 is about €225,000, or about $260,000, which is also €225,000 in local currency.
The realistic 80% market range for residential property in Thessaloniki in 2026 is about €75,000 to €580,000, or about $87,000 to $671,000.
A realistic entry range in Thessaloniki in 2026 is about €70,000 to €110,000, or about $81,000 to $127,000, usually for an older 45 to 60 sqm apartment in Kallithea, Stavroupoli, Evosmos, or Xirokrini.
A typical luxury property in Thessaloniki in 2026 usually costs about €550,000 to €1.6 million, or about $637,000 to $1.85 million, for a large new or renovated apartment, maisonette, or villa-style home in Kalamaria, Nea Paralia, Panorama, or Pylaia.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Thessaloniki.
Are Thessaloniki property listing prices close to the actual sale price in 2026?
In Thessaloniki in 2026, we estimate that final sale prices are often about 7% below listing prices.
This happens because many older apartments in Thessaloniki are listed with negotiation room, especially when the home needs renovation, has a weak energy rating, or sits on the market for months. The gap is usually smaller for renovated central apartments, Kalamaria homes, Pylaia family units, and properties close to current or future metro stations.
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What is the price per sq m or per sq ft for properties in Thessaloniki in 2026?
As of 2026, the median housing price in Thessaloniki is about €2,250 per sqm, or about $2,604 per sqm, and about €209 per sqft, or about $242 per sqft. The average housing price in Thessaloniki is about €2,550 per sqm, or about $2,952 per sqm, and about €237 per sqft, or about $274 per sqft.
The highest prices per sqm in Thessaloniki in 2026 are usually found in small renovated central apartments, seafront homes, and new-build homes, while the lowest prices per sqm are usually found in older apartments in western districts and outer areas that need work.
In Thessaloniki in 2026, the highest price per sqm is often in Nea Paralia, Kalamaria, City Center, and Pylaia, with many good homes ranging from about €2,600 to €4,500 per sqm. The lowest price per sqm is often in Kallithea, Migdonia, Stavroupoli, and Evosmos, where many older homes range from about €900 to €1,800 per sqm.
How have property prices evolved in Thessaloniki?
Property prices in Thessaloniki in 2026 are about 8% to 10% higher than one year earlier, with a central estimate of about 9%. The main reasons are stronger demand near metro-served areas and a shortage of renovated homes that normal buyers can move into quickly.
Compared with 2024, property prices in Thessaloniki in 2026 are likely around 15% to 20% higher in many mainstream areas. The increase is strongest where buyers see better transport, newer housing, rental demand, or a clear lifestyle advantage.
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 Thessaloniki.
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How do housing prices vary by property type in Thessaloniki in 2026?
The Thessaloniki housing market in 2026 is mainly an apartment market, with apartments and small flats making up about 80% of the visible residential market, while maisonettes, detached houses, villas, and new-build apartments form smaller but important segments.
Studios and small one-bedroom units in Thessaloniki in 2026 often cost about €90,000 to €130,000, or about $104,000 to $150,000. Standard apartments often range from about €150,000 to €300,000, or about $174,000 to $347,000, while family apartments in better areas often range from about €250,000 to €500,000, or about $289,000 to $579,000. Maisonettes and detached houses often range from about €350,000 to €700,000, or about $405,000 to $810,000, while villas and luxury houses can range from about €800,000 to above €1.6 million, or about $926,000 to above $1.85 million.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Thessaloniki in 2026?
New homes in Thessaloniki in 2026 usually cost about 25% to 40% more than comparable existing homes, with a central estimate of about 32%.
This premium exists because new homes in Thessaloniki usually offer better insulation, parking, elevators, heating systems, lower repair risk, and a level of comfort that is scarce in the city’s older apartment stock.
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How do property prices vary by neighborhood in Thessaloniki in 2026?
City Center homes in Thessaloniki in 2026 are mostly renovated apartments, studios, and compact walkable flats, with many prices around €170,000 to €420,000, or about $197,000 to $486,000. Prices are high because buyers value walkability, restaurants, universities, rental demand, and easy transport.
Kalamaria homes in Thessaloniki in 2026 are often apartments, seafront flats, maisonettes, and family homes, with many prices around €220,000 to €650,000, or about $255,000 to $752,000. Kalamaria is expensive because buyers pay for the coastal feel, better services, stronger family demand, and the metro extension story.
Stavroupoli homes in Thessaloniki in 2026 are usually older apartments and practical family flats, with many prices around €85,000 to €220,000, or about $98,000 to $255,000. Stavroupoli is cheaper because it sits away from the most expensive eastern and central areas, and many homes need some updating.
You will find a much more detailed analysis by areas in our property pack about Thessaloniki. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Thessaloniki | Buyer profile | Typical total price | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| City Center | Walkable and rental demand | €170k to €420k, about $197k to $486k | €2,600 to €3,400, about $3,009 to $3,935 | €242 to €316, about $280 to $366 |
| Kalamaria | Coastal and premium | €220k to €650k, about $255k to $752k | €2,800 to €3,600, about $3,240 to $4,166 | €260 to €335, about $301 to $387 |
| Pylaia | Family and modern stock | €230k to €600k, about $266k to $694k | €2,600 to €3,300, about $3,009 to $3,819 | €242 to €307, about $280 to $355 |
| Panorama | Villa and high-income suburb | €350k to €1.2m, about $405k to $1.39m | €2,400 to €3,200, about $2,778 to $3,703 | €223 to €297, about $258 to $344 |
| Nea Paralia | Seafront and luxury | €350k to €1.1m, about $405k to $1.27m | €3,200 to €4,500, about $3,703 to $5,208 | €297 to €418, about $344 to $484 |
| Toumba | Practical and local families | €150k to €320k, about $174k to $370k | €2,100 to €2,700, about $2,431 to $3,125 | €195 to €251, about $226 to $290 |
| Ano Poli | Historic and character | €150k to €360k, about $174k to $417k | €2,000 to €2,800, about $2,315 to $3,240 | €186 to €260, about $215 to $301 |
| 40 Ekklisies / Evangelistria | University and quiet central | €160k to €360k, about $185k to $417k | €2,100 to €2,800, about $2,431 to $3,240 | €195 to €260, about $226 to $301 |
| Vardaris / Lachanokipi | Transition and investment | €120k to €280k, about $139k to $324k | €1,800 to €2,400, about $2,083 to $2,778 | €167 to €223, about $194 to $258 |
| Evosmos | Budget and local families | €95k to €230k, about $110k to $266k | €1,300 to €1,800, about $1,505 to $2,083 | €121 to €167, about $140 to $194 |
| Stavroupoli | Budget and commute | €85k to €220k, about $98k to $255k | €1,200 to €1,700, about $1,389 to $1,967 | €111 to €158, about $129 to $183 |
| Kallithea | Lowest-cost entry | €60k to €160k, about $69k to $185k | €900 to €1,300, about $1,042 to $1,505 | €84 to €121, about $97 to $140 |
How much more do you pay for properties in Thessaloniki when you include renovation work, taxes, and fees?
In Thessaloniki in 2026, a buyer should usually add about 8% to 12% to the purchase price for taxes and fees, before adding any renovation budget.
If you buy a Thessaloniki property for around $200,000, or about €173,000, taxes and fees may add about €14,000 to €21,000, or about $16,000 to $24,000. If the apartment needs a normal renovation, the final all-in budget can easily reach about €215,000 to €255,000, or about $249,000 to $295,000.
If you buy a Thessaloniki property for around $500,000, or about €432,000, taxes and fees may add about €35,000 to €52,000, or about $41,000 to $60,000. With a realistic renovation budget, the all-in cost can often reach about €535,000 to €650,000, or about $619,000 to $752,000.
If you buy a Thessaloniki property for around $1,000,000, or about €864,000, taxes and fees may add about €69,000 to €104,000, or about $80,000 to $120,000. With renovation, upgrades, or furnishing, the final all-in cost can often reach about €1 million to €1.2 million, or about $1.16 million to $1.39 million.
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 Thessaloniki
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Transfer tax | Tax | About 3.0% of the taxable value. On a €250,000 home, this is about €7,500, or about $8,700. The tax is normally paid before the final contract. |
| Municipal surcharge on transfer tax | Tax | About 0.09% of the taxable value. On a €250,000 home, this is about €225, or about $260. It is small, but buyers should still include it. |
| Notary | Fee | Often about 0.8% to 1.5% of the purchase price. On a €250,000 home, this means about €2,000 to €3,750, or about $2,300 to $4,300. The final bill depends on the transaction. |
| Lawyer and legal checks | Fee | Often about 1.0% to 2.0% of the purchase price. On a €250,000 home, this means about €2,500 to €5,000, or about $2,900 to $5,800. This is important for title and contract checks. |
| Land registry or cadastre | Fee | Often about 0.5% to 0.8% of the purchase price. On a €250,000 home, this means about €1,250 to €2,000, or about $1,450 to $2,300. The exact cost depends on the property file. |
| Real estate agent | Fee | Often about 2.0% to 2.5% plus VAT where applicable. On a €250,000 home, this can be about €5,000 to €6,250 before VAT, or about $5,800 to $7,200. Always confirm the fee before making an offer. |
| Technical inspection or engineer | Due diligence | Often about €300 to €1,500, or about $350 to $1,700. This can be money well spent in Thessaloniki because many buildings are older. The engineer can flag renovation risks early. |
| Light renovation | Renovation | Often about €300 to €600 per sqm, or about $350 to $695 per sqm. This can cover basic updates, repainting, small kitchen work, and simple bathroom improvements. It does not cover deep structural work. |
| Full renovation | Renovation | Often about €700 to €1,200 per sqm, or about $810 to $1,390 per sqm. This can cover stronger upgrades to kitchens, bathrooms, flooring, windows, and systems. Older Thessaloniki apartments can easily fall into this range. |
| Deep renovation or luxury finish | Renovation | Often about €1,300 to more than €2,000 per sqm, or about $1,500 to more than $2,315 per sqm. This applies when a home needs major work or a high-end finish. It can also apply when the building has complex issues. |
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 Thessaloniki in 2026 with different budgets?
With $100,000 in Thessaloniki in 2026, or about €86,000, there is a market, but it is mostly older and small: a 35 to 45 sqm studio in Kallithea, a 40 to 50 sqm existing apartment in Stavroupoli, or a 30 to 40 sqm student-style unit in Xirokrini.
With $200,000 in Thessaloniki in 2026, or about €173,000, a buyer can look at a 60 to 75 sqm existing apartment in Evosmos, a 55 to 65 sqm renovated apartment in Vardaris or Lachanokipi, or a compact 50 to 60 sqm renovated apartment on the edge of the City Center.
With $300,000 in Thessaloniki in 2026, or about €259,000, a buyer can target an 80 to 95 sqm existing apartment in Toumba, a 70 to 85 sqm renovated apartment in Ano Poli, or a 65 to 80 sqm existing apartment in the City Center.
With $500,000 in Thessaloniki in 2026, or about €432,000, a buyer can look for a 95 to 115 sqm new or nearly new apartment in Pylaia, a 90 to 110 sqm renovated apartment in Kalamaria, or a 100 to 130 sqm family apartment in 40 Ekklisies or Evangelistria.
With $1,000,000 in Thessaloniki in 2026, or about €864,000, a buyer can reach a 150 to 180 sqm luxury apartment near Nea Paralia, a 180 to 240 sqm maisonette in Kalamaria, or a 250 to 350 sqm villa-style home in Panorama.
With $2,000,000 in Thessaloniki in 2026, or about €1.73 million, the market is thin but real: a 220 to 300 sqm seafront luxury apartment in Nea Paralia or Kalamaria, a 400 sqm premium villa in Panorama, or a boutique multi-unit residential building in central Thessaloniki.
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 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 and link | Why we trust it | How we used it |
|---|---|---|
| Bank of Greece residential property price indices | The Bank of Greece is Greece’s central bank and one of the strongest official sources for property price trends. | We used it to anchor the one-year and longer-term Thessaloniki price trend. We also used it to separate official valuation trends from asking-price movements. |
| Bank of Greece apartment price index by geographical area | This official series tracks apartment prices by area, including Thessaloniki. | We used it to estimate how Thessaloniki prices changed versus earlier years. We cross-checked it with listing data because it does not give simple neighborhood asking prices. |
| Bank of Greece apartment price index by age | This official source separates newer and older apartment price trends in Greece. | We used it to estimate the new-build premium in Thessaloniki. We then compared that signal with current listings because the premium varies by area. |
| Spitogatos Price Index | Spitogatos is one of Greece’s leading property portals and publishes asking-price market data. | We used it to understand current asking prices in the Thessaloniki property market. We treated it as listing data, not as final sale data. |
| Spitogatos Q1 2026 market report | This report gives current 2026 market signals from a large Greek property platform. | We used it for Thessaloniki growth signals and high-end area benchmarks. We cross-checked those numbers with Indomio and Bank of Greece trend data. |
| Indomio Thessaloniki property prices | Indomio is a large property listing marketplace with area price pages. | We used it as a second check for average prices per sqm in Thessaloniki. We did not use it alone because listings can be higher than final sale prices. |
| Indomio Kalamaria property prices | This page gives a current benchmark for one of Thessaloniki’s most expensive residential areas. | We used it to test the Kalamaria premium. We also used it to calibrate upper-market price ranges in the city. |
| European Central Bank EUR/USD reference rate | The ECB is the official euro-area reference source for exchange rates. | We used the 9 June 2026 reference rate of €1 = $1.1573. We converted all dollar values from euro using that rate. |
| AADE real estate transfer tax | AADE is Greece’s public revenue authority and the key official source for property transfer tax. | We used it for the 3% transfer tax rule. We added other buyer costs separately because notary, lawyer, registry, and agency fees are not the same tax. |
| AADE guide before buying a property | This is an official Greek tax authority guide for property buyers. | We used it to confirm the practical buying sequence. We also used it to make the tax and fee section easier for non-professional buyers. |
| ELSTAT Consumer Price Index | ELSTAT is Greece’s official statistics authority. | We used it to think about inflation-adjusted price growth. We kept the article focused on nominal prices because buyers usually budget in cash prices. |
| Elliniko Metro Thessaloniki project progress | Elliniko Metro is the official metro project company. | We used it to explain why metro-served areas in Thessaloniki are repricing. We treated the metro as one price driver, not as the only cause of growth. |
| Thessaloniki Metro Kalamaria extension | This project page explains the eastern extension of the Thessaloniki metro. | We used it to understand demand around Kalamaria, Aretsou, Nea Krini, and Mikra. We connected it with listing data to explain local buyer interest. |
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