How much will you pay for an apartment in Thessaloniki today? (2026)

Last updated on June 19, 2026

As of June 2026, apartments in Thessaloniki usually cost around €185,000 to €245,000 for a normal resale apartment, which is about $215,000 to $285,000, with the local currency being the euro.

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We constantly update this blog post about apartment prices in Thessaloniki, because the Thessaloniki property market is moving quickly in 2026.

Thessaloniki is no longer a simple “cheap second city” story, especially in Kalamaria, the city center, Pylaia and metro-linked areas.

This guide focuses only on apartments in Thessaloniki, so foreign buyers can understand real purchase prices, closing costs and yearly ownership costs without getting lost.

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

A normal apartment in Thessaloniki in 2026 is roughly a €2,600 to €2,900 per m² market, but Kalamaria and the historic center can easily pass €3,000 per m².
The biggest Thessaloniki apartment price gap is not between “central” and “suburban”, but between older resale buildings and newer energy-efficient buildings with parking.
For a foreign buyer, the realistic all-in budget in Thessaloniki is usually the purchase price plus 7% to 10%, before furniture or renovation.
Studio apartments in Thessaloniki remain attractive for rental demand, but small units in the center often cost more per m² than larger family apartments.
The Egnatia Street divide is very local and very important: below Egnatia can price like a premium city-center market, while above Egnatia is usually cheaper.
Budget buyers in Thessaloniki should look closely at Stavroupoli, Evosmos and Vardaris, but building condition matters more there than the headline listing price.
New-build apartments in Thessaloniki often cost 25% to 40% more than older resale apartments, mainly because of energy class, parking, elevators and lower repair risk.
Kalamaria is expensive in Thessaloniki because it combines coastal appeal, family demand, metro expectations and a limited supply of high-quality apartments.
Older apartments in Thessaloniki can look cheap at first, but unpaid common charges, heating problems and legalization issues can change the real cost quickly.

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INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Thessaloniki. If you’d like to learn more about us, you can check our presentation page.

How much do apartments really cost in Thessaloniki in 2026?

What's the average and median apartment price in Thessaloniki in 2026?

As of June 2026, the estimated median apartment price in Thessaloniki is about €185,000 to €205,000, or roughly $214,000 to $237,000, while the estimated average apartment price in Thessaloniki is about €225,000 to €245,000, or roughly $260,000 to $283,000.

In price per area, a normal apartment in Thessaloniki in 2026 is usually around €2,650 to €2,950 per m², or about $3,065 to $3,410 per m², which is about €246 to €274 per sq ft, or about $285 to $317 per sq ft.

So, for most standard apartments in Thessaloniki in 2026, a practical buyer should expect a broad price range of about €110,000 to €420,000, or about $127,000 to $486,000, depending mainly on neighborhood, size, building age, renovation quality and parking.

Sources and methodology: we used Bank of Greece, Spitogatos and Spitogatos Q1 2026. We treated listing prices as asking prices, not final transaction prices. We also compared these ranges with our own Thessaloniki apartment pricing checks.

How much is a studio apartment in Thessaloniki in 2026?

As of June 2026, a typical studio apartment in Thessaloniki costs about €90,000 to €95,000, or roughly $104,000 to $110,000, for a normal small resale unit.

For a realistic studio range in Thessaloniki in 2026, entry-level to mid-range studios usually cost €65,000 to €130,000, or about $75,000 to $150,000, while high-end or very central renovated studios can reach €130,000 to €150,000, or about $150,000 to $174,000.

Most studio apartments in Thessaloniki are around 30 to 40 m², and the smallest central studios can look expensive per m² because students, young workers and rental investors compete for the same units.

Sources and methodology: we used Spitogatos, Spitogatos Q1 2026 and Engel & Völkers Greece. We applied Thessaloniki neighborhood price bands to typical 30 to 40 m² studio sizes. We adjusted our estimate for the higher per-m² pricing of small rental-friendly units.

How much is a one-bedroom apartment in Thessaloniki in 2026?

As of June 2026, a typical one-bedroom apartment in Thessaloniki costs about €135,000 to €145,000, or roughly $156,000 to $168,000, for a normal resale unit in a liquid area.

For a realistic one-bedroom range in Thessaloniki in 2026, entry-level to mid-range apartments usually cost €90,000 to €180,000, or about $104,000 to $208,000, while high-end one-bedroom apartments in Kalamaria, Pylaia or the best central streets can reach €180,000 to €230,000, or about $208,000 to $266,000.

Most one-bedroom apartments in Thessaloniki are around 45 to 60 m², which is why location and renovation quality can move the total price very quickly.

Sources and methodology: we used Spitogatos, Spitogatos Q1 2026 and eKathimerini. We multiplied local price-per-m² bands by common one-bedroom sizes in Thessaloniki. We then checked the result against our own deal-size estimates for small apartments.

How much is a two-bedroom apartment in Thessaloniki in 2026?

As of June 2026, a typical two-bedroom apartment in Thessaloniki costs about €210,000 to €220,000, or roughly $243,000 to $254,000, for a standard resale apartment.

For a realistic two-bedroom range in Thessaloniki in 2026, entry-level to mid-range apartments usually cost €140,000 to €260,000, or about $162,000 to $301,000, while high-end or newer two-bedroom apartments in Kalamaria, Pylaia or the city center can cost €260,000 to €400,000, or about $301,000 to $463,000.

By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Thessaloniki.

Sources and methodology: we used Bank of Greece, Spitogatos and Engel & Völkers. We used two-bedroom apartments as the main benchmark because they attract families, students sharing, and owner-occupiers. We adjusted asking prices for normal negotiation and older-building risk.

How much is a three-bedroom apartment in Thessaloniki in 2026?

As of June 2026, a typical three-bedroom apartment in Thessaloniki costs about €320,000 to €350,000, or roughly $370,000 to $405,000, for a standard family-sized resale apartment.

For a realistic three-bedroom range in Thessaloniki in 2026, entry-level to mid-range apartments usually cost €190,000 to €420,000, or about $220,000 to $486,000, while high-end three-bedroom apartments in Kalamaria, Panorama, Pylaia or prime central streets can cost €420,000 to €800,000 or more, or about $486,000 to $925,000 or more.

Most three-bedroom apartments in Thessaloniki are around 95 to 125 m², and the final price depends heavily on floor level, view, parking, elevator, energy class and whether the building is post-1978.

Sources and methodology: we used Spitogatos, eKathimerini and Engel & Völkers Greece. We applied neighborhood price bands to family-sized apartment layouts in Thessaloniki. We kept a wide range because large apartments vary much more than studios.

What's the price gap between new and resale apartments in Thessaloniki in 2026?

As of June 2026, new-build apartments in Thessaloniki usually cost about 25% to 40% more than older resale apartments, and the premium can pass 50% in seafront Kalamaria or high-spec Panorama.

For new-build apartments in Thessaloniki in 2026, a practical average is about €3,500 to €4,700 per m², or about $4,050 to $5,435 per m², with exceptional prime-view units above that level.

For resale apartments in Thessaloniki in 2026, a practical average is about €2,200 to €2,950 per m², or about $2,545 to $3,410 per m², with renovated resale units in the east and center sitting above older unrenovated stock.

Sources and methodology: we used Spitogatos Q1 2026, Engel & Völkers Greece and eKathimerini. We separated new-build premiums from normal resale prices. We also considered energy class, parking, elevator access and immediate renovation risk.

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Can I afford to buy in Thessaloniki in 2026?

What's the typical total budget (all-in) to buy an apartment in Thessaloniki in 2026?

As of June 2026, a foreign buyer should usually budget about €235,000 to €245,000, or roughly $272,000 to $283,000, all-in for a standard €220,000 two-bedroom apartment in Thessaloniki.

This all-in budget in Thessaloniki usually includes the purchase price, transfer tax, notary, lawyer, cadastre or land registry costs, engineer checks, possible agent fees, translations, banking costs and a small safety buffer.

We go deeper and try to understand what costs can be avoided or minimized and how in our Thessaloniki property pack.

Sources and methodology: we used AADE transfer tax, Hellenic Cadastre and KPMG Greece. We used purchase price plus 7% to 10% for most foreign resale buyers. We then compared this with our own Thessaloniki buyer-cost models.

What down payment is typical to buy in Thessaloniki in 2026?

As of June 2026, a foreign buyer using a Greek mortgage should often plan for a 40% to 50% down payment, which means about €88,000 to €110,000, or about $102,000 to $127,000, on a €220,000 apartment in Thessaloniki, before closing costs.

The minimum down payment for a strong local borrower can be closer to 20% to 30%, but many non-resident buyers in Thessaloniki should not rely on that lower level.

For safer mortgage terms in Thessaloniki in 2026, a foreign buyer should plan around 45% of the purchase price in equity, plus closing costs and a small renovation buffer.

Sources and methodology: we used Bank of Greece loan interest rates, Spitogatos mortgage information and ECB exchange rates. We used conservative foreign-buyer lending assumptions, not the best-case local-borrower case. We also included the extra friction caused by foreign income and non-Greek tax records.

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Which neighborhoods are cheapest or priciest in Thessaloniki in 2026?

How much does the price per m² for apartments vary by neighborhood in Thessaloniki in 2026?

As of June 2026, apartment prices in Thessaloniki vary from about €925 to €1,800 per m² in cheaper outer areas to about €3,000 to €4,700 per m² in the most expensive central, eastern and coastal pockets, or about $1,070 to $5,435 per m².

In the most affordable Thessaloniki areas, Kallithea, Migdonia, Vasilika, Evosmos and Stavroupoli often sit around €925 to €2,100 per m², or about $1,070 to $2,430 per m², depending on building age and transport access.

In the most expensive Thessaloniki areas, Kalamaria, the City Center, Pylaia, Panorama and the historic center below Egnatia often sit around €3,000 to €4,700 per m², or about $3,470 to $5,435 per m², with special-view apartments above that.

Sources and methodology: we used Spitogatos Q1 2026, eKathimerini and Engel & Völkers Greece. We used published area-level asking prices and micro-market comments. We separated cheaper entry areas from premium areas because Thessaloniki is highly uneven street by street.

What neighborhoods are best for first-time buyers on a budget in Thessaloniki in 2026?

As of June 2026, the top three budget-friendly neighborhoods for first-time apartment buyers in Thessaloniki are Stavroupoli, Evosmos and Vardaris, with Xirokrini also worth checking for small rental-friendly units.

In these budget-friendly Thessaloniki neighborhoods, typical apartments often cost about €90,000 to €220,000, or about $104,000 to $254,000, depending on size, floor, renovation condition and distance to transport.

These areas can offer lower entry prices, family demand, improving transport links, local shops and better total apartment sizes than the premium east side of Thessaloniki.

The trade-off is that many budget apartments in Thessaloniki are in older buildings, so buyers must check heating, elevator costs, unpaid common charges, legal changes and future repair needs before signing.

Sources and methodology: we used Spitogatos, Spitogatos Q1 2026 and ELSTAT building activity. We looked for areas with lower entry prices and real local demand. We did not rank areas only by cheapness, because cheap apartments can still be poor value.

Which neighborhoods have the fastest-rising apartment prices in Thessaloniki in 2026?

As of June 2026, the fastest-rising Thessaloniki apartment areas include Xirokrini and Panagia Faneromeni, Stavroupoli and Vardaris, with Kalamaria still rising strongly from an already high base.

The strongest reported year-on-year moves in early 2026 were above 25% for Xirokrini and Panagia Faneromeni in asking-price terms, while several west-side and transitional areas also showed strong double-digit momentum.

The main drivers are metro access, regeneration expectations, lower starting prices, student and worker rental demand, and the fact that small absolute price changes create large percentage increases in cheaper neighborhoods.

Sources and methodology: we used Spitogatos Q1 2026, Engel & Völkers and eKathimerini. We treated fast asking-price growth as a momentum signal, not a guarantee of future gains. We also checked whether each area has real demand drivers.

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What extra costs will I pay on top of the apartment price in Thessaloniki in 2026?

What are all the buyer closing costs when you buy an apartment in Thessaloniki?

For a typical €220,000 apartment purchase in Thessaloniki in 2026, total buyer closing costs are usually about €16,000 to €25,000, or roughly $18,500 to $29,000, depending on agent fees, mortgage use and due diligence work.

The main closing costs in Thessaloniki are transfer tax, notary fees, lawyer due diligence, cadastre or land registry registration, engineer checks, possible real estate agent commission, translations, power of attorney and banking costs.

The largest unavoidable cost is usually the Greek real estate transfer tax, which is 3% of the taxable value, plus a municipal levy that makes the practical burden about 3.09%.

Some closing costs in Thessaloniki can vary, especially lawyer fees, agent commission, mortgage costs, translations and engineering checks, while the transfer tax rules are set by the tax authority.

Sources and methodology: we used AADE transfer tax, AADE buying property guide and Hellenic Cadastre. We built the estimate from official taxes and normal buyer-side professional fees. We used a higher range for foreign buyers because proper checks are worth paying for.

On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Thessaloniki?

For an apartment in Thessaloniki in 2026, buyers should usually budget about 8.5% of the purchase price for closing costs, which means about €18,700, or about $21,600, on a €220,000 purchase.

The realistic low-to-high range for most standard Thessaloniki apartment transactions is about 5.5% to 11.5%, with the lower end usually requiring a clean cash deal and the higher end often involving mortgage, agent fees or complex older-building checks.

We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Thessaloniki.

Sources and methodology: we used AADE, Hellenic Cadastre and KPMG Greece. We used 8.5% as the simple planning figure for foreign individuals. We kept the range wide because agent and mortgage costs can change the total.

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What are the ongoing monthly and yearly costs of an apartment in Thessaloniki in 2026?

What are typical HOA fees in Thessaloniki right now?

In Thessaloniki, apartment buildings usually have monthly common charges, called koinochrista, and a normal 70 to 85 m² apartment often costs about €45 per month, or about $52 per month, before unusual heating or repair bills.

A realistic common-charge range in Thessaloniki is about €10 to €30 per month for a very basic older building, €25 to €60 for a normal building, €60 to €120 in winter for buildings with central heating, and €80 to €180 or more for newer premium buildings, or about $12 to $208 per month.

Sources and methodology: we used Eurostat energy prices, EYATH tariff information and ELSTAT building activity. We adjusted common-charge ranges for Thessaloniki’s older apartment stock. We separated normal monthly charges from larger building repair calls.

What utilities should I budget monthly in Thessaloniki right now?

For a typical apartment in Thessaloniki in 2026, a realistic monthly utility budget is about €180, or about $208, for a normal occupied 70 to 85 m² apartment.

The realistic monthly utility range in Thessaloniki is about €125 to €260, or about $145 to $301, depending on size, energy class, heating system, air-conditioning use and how often the apartment is occupied.

This Thessaloniki utility budget usually includes electricity, heating or gas, cooling, water and sewerage, internet and basic household service costs.

The most expensive utility for many apartment owners in Thessaloniki is usually heating or electricity, especially in older F or G energy-class apartments during winter and summer peaks.

Sources and methodology: we used Eurostat energy prices, EYATH and EYATH service area information. We used local water data instead of Athens water tariffs. We then combined official energy benchmarks with normal apartment usage assumptions.

How much is property tax on apartments in Thessaloniki?

For a normal apartment in Thessaloniki in 2026, annual ENFIA property tax is often about €300 to €450, or about $347 to $520, for a typical two-bedroom apartment.

ENFIA in Greece is not a simple flat percentage of market value, because the tax depends on factors such as zone value, property size, age, floor, use and ownership details.

A realistic annual property-tax range for apartments in Thessaloniki is about €80 to €180 for a small studio, €220 to €450 for a normal two-bedroom, and €700 to €1,500 or more for premium Kalamaria or Panorama property, or about $92 to $1,735 or more.

Sources and methodology: we used AADE ENFIA 2026, AADE property taxation and ECB exchange rates. We estimated ENFIA from size, location and zone-value logic. We did not apply a fake flat tax rate because ENFIA does not work that way.

What's the yearly building maintenance cost in Thessaloniki?

For apartment owners in Thessaloniki in 2026, a sensible yearly building maintenance reserve is about €600, or about $694, for a normal resale apartment.

The realistic yearly maintenance range in Thessaloniki is about €300 to €700 for normal minor upkeep, €600 to €1,200 for older buildings with more repairs, and €1,000 to €5,000 or more if a major roof, façade, elevator or heating project appears, or about $347 to $5,780 or more.

Building maintenance in Thessaloniki can include elevator repairs, shared lighting, cleaning, roof work, façade work, heating system repairs, plumbing, entrance repairs and emergency building-level work.

These maintenance costs are separate from normal monthly common charges in practice, because many Thessaloniki buildings ask owners for extra payments when a larger repair appears.

Sources and methodology: we used ELSTAT building activity, EYATH and Eurostat. We adjusted maintenance costs for Thessaloniki’s older central apartment stock. We treated large building repairs as separate from regular monthly koinochrista.

How much does home insurance cost in Thessaloniki?

For a normal apartment in Thessaloniki in 2026, annual home insurance usually costs about €220 to €350, or about $254 to $405, if the owner wants standard building and contents cover.

A realistic annual insurance range in Thessaloniki is about €80 to €180 for basic cover, €150 to €350 for standard apartment cover, and €300 to €700 for larger, premium or mortgage-required cover, or about $92 to $809.

Home insurance is usually optional for apartment owners in Thessaloniki if there is no mortgage, but banks normally require insurance when the apartment is financed.

Sources and methodology: we used AADE ENFIA 2026, Bank of Greece loan-rate data and ECB exchange rates. We used common Greek insurance ranges for apartment cover. We kept the range practical because coverage level matters more than neighborhood for basic policies.

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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 this source matters	How we used it
Bank of Greece residential property price indices	Greece’s central bank is the strongest official source for apartment price trends.	We used it to anchor Thessaloniki apartment price momentum in 2026. We compared local asking prices with the official valuation-based trend.
Bank of Greece loan interest rates	It is the official source for Greek bank lending-rate data.	We used it to frame mortgage affordability in Greece. We kept foreign-buyer down-payment assumptions conservative.
Spitogatos Price Index	Spitogatos is a major Greek listings platform with area-level asking-price data.	We used it for current asking-price levels in Thessaloniki. We treated asking prices as evidence, not as final sale prices.
Spitogatos Q1 2026 market article	It gives fresh Q1 2026 housing data for Greece and Thessaloniki.	We used it to rank expensive, affordable and fast-rising Thessaloniki areas. We cross-checked its numbers with central-bank and brokerage sources.
Engel & Völkers Greece market reports	It adds on-the-ground brokerage context from a major international agency.	We used it for micro-market interpretation in Thessaloniki. We relied on it for central, eastern and premium-area context.
Engel & Völkers Thessaloniki price commentary	It focuses directly on Thessaloniki’s strong 2026 price momentum.	We used it to understand why Thessaloniki prices are rising faster than many buyers expect. We treated it as market commentary, not an official index.
eKathimerini on Thessaloniki prices	Kathimerini is a major Greek newspaper and cites specialist property data.	We used it for neighborhood-level context in Thessaloniki. We used it to support the Egnatia, Vardaris, Kalamaria and Panorama discussion.
ELSTAT building activity	ELSTAT is Greece’s official statistics agency.	We used it to check supply signals and building activity. We used supply pressure as background for new-build premiums.
AADE real estate transfer tax	AADE is Greece’s official tax authority.	We used it for the official 3% transfer-tax rule. We added the municipal levy to estimate the practical 3.09% burden.
AADE buying property guide	It is an official buyer-facing guide from the Greek tax authority.	We used it to confirm when buyers pay transfer tax. We used it to keep the buyer-cost section practical.
AADE ENFIA 2026 page	It confirms the current annual property-tax payment cycle in Greece.	We used it to confirm ENFIA remains the main annual ownership tax. We estimated typical apartment bills from size, area and zone-value logic.
KPMG Greece VAT note	KPMG summarizes enacted Greek tax provisions for real estate buyers.	We used it to confirm the VAT suspension on eligible new residential property through 2026. We still advised property-by-property tax checks.
Hellenic Cadastre / gov.gr	It is the official state portal for cadastre registration services.	We used it for ownership registration context. We included cadastre and land-registry costs in the buyer budget.
Eurostat energy prices	Eurostat is the official statistical office of the European Union.	We used it to benchmark electricity and gas costs in Greece. We combined it with local Thessaloniki water information.
EYATH tariff information	EYATH is Thessaloniki’s water and sewerage provider.	We used it for local water and sewerage assumptions. We avoided using Athens utility assumptions for Thessaloniki.
EYATH service area information	It confirms EYATH serves the Thessaloniki urban area.	We used it to ground local utility assumptions in the correct provider. We used it only for Thessaloniki-specific water context.
European Central Bank EUR/USD reference rate	The ECB is the official euro-area source for euro reference exchange rates.	We used it to convert euro amounts into simple USD estimates. We rounded USD figures so readers can understand the scale quickly.