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
This guide covers the current housing prices in Thessaloniki as of the first half of 2026, with data we constantly update to keep it fresh and accurate.
We break down everything from median prices and price per square meter to how costs vary by neighborhood and property type.
Whether you are looking for an affordable apartment or a luxury waterfront home, you will find the numbers you need here.
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 median home price in Thessaloniki in 2026 sits around 169,000 euros, which is roughly 186,000 dollars, making it more affordable than Athens while still offering strong urban amenities.
- Thessaloniki property prices rose about 9% over the past year, outpacing Greek inflation, driven largely by demand from students, young professionals, and limited new housing supply.
- New construction homes in Thessaloniki cost about 22% more than comparable older apartments, reflecting buyer preference for energy efficiency and modern layouts.
- The waterfront Lefkos Pirgos area commands the highest prices at around 4,000 euros per square meter, while Evosmos offers entry-level options closer to 1,800 euros per square meter.
- Buyers in Thessaloniki typically negotiate about 6% off the asking price, though discounts can reach 10% for older properties needing renovation work.
- Over the past decade, Thessaloniki housing prices have increased roughly 70% in nominal terms, recovering strongly from Greece's mid-2010s real estate downturn.
- Apartments dominate the Thessaloniki market at about 72% of listings, with houses, maisonettes, and villas making up a much smaller share of available properties.
- Total buying costs in Thessaloniki, including transfer tax, notary, and legal fees, typically add 9% to 16% on top of the purchase price.
- With 200,000 dollars, buyers can find a decent 70 to 80 square meter apartment in family-friendly neighborhoods like Evosmos or Toumpa.
- VAT on new construction in Greece remains suspended through December 2026, which helps keep new-build transaction costs closer to resale properties.
What is the average housing price in Thessaloniki in 2026?
The median housing price is more useful than the average because it represents the middle point of the market, meaning half of homes cost less and half cost more, so it is not skewed by a few very expensive luxury properties.
We are writing this as of the first half of 2026 using the latest data collected from authoritative sources like the Bank of Greece and major Greek real estate portals, all manually verified.
The median housing price in Thessaloniki in 2026 is approximately 169,000 euros, which converts to about 186,000 dollars or 169,000 euros. The average housing price in the Thessaloniki market in 2026 is higher at around 216,000 euros, or about 238,000 dollars, because larger and more expensive properties pull the average upward.
About 80% of residential properties in the Thessaloniki market in 2026 fall within a price range of 80,000 to 360,000 euros, or roughly 88,000 to 396,000 dollars.
A realistic entry range in Thessaloniki in 2026 is 85,000 to 120,000 euros (about 94,000 to 132,000 dollars), which gets you an existing 55 to 65 square meter one or two bedroom apartment in more affordable areas like Evosmos.
A typical luxury property in Thessaloniki in 2026 ranges from 450,000 to 1,200,000 euros (about 495,000 to 1,320,000 dollars), which includes newer or fully renovated 130 to 200 square meter sea-view apartments near the Lefkos Pirgos waterfront.
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, closing prices are typically about 6% below the final asking price, with a range of 3% to 10% depending on the property.
This gap exists because asking prices on Greek portals often test the market at optimistic levels, and buyers push back, especially after several years of price growth. The discount tends to be larger for older apartments that need renovation, since condition issues become negotiation leverage during the buying process.
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What is the price per sq m or per sq ft for properties in Thessaloniki in 2026?
As of early 2026, the median housing price in Thessaloniki is about 2,250 euros per square meter (209 euros per square foot), which converts to roughly 2,475 dollars per square meter or 230 dollars per square foot. The average price is slightly higher at around 2,400 euros per square meter (223 euros per square foot), or about 2,640 dollars per square meter and 245 dollars per square foot.
The highest price per square meter in Thessaloniki in 2026 goes to prime waterfront zones and new or fully renovated buildings because of sea views, walkability, and modern energy efficiency, while the lowest prices are found in outer districts with older stock and car-dependent commuting.
In Thessaloniki in 2026, the highest prices per square meter are in the Lefkos Pirgos waterfront area at around 3,600 to 4,200 euros per square meter. The lowest prices are found in suburban areas like Evosmos at roughly 1,650 to 1,950 euros per square meter, or even lower in farther-out zones like Epanomi at around 1,150 to 1,450 euros per square meter.
How have property prices evolved in Thessaloniki?
Compared to one year ago in January 2025, Thessaloniki property prices have risen about 9% in nominal terms, or roughly 6% after adjusting for inflation. This strong growth comes from continued demand pressure in the city, particularly from students and young professionals, combined with limited supply of modern housing.
Compared to ten years ago in 2016, Thessaloniki housing prices have increased roughly 70% in nominal terms, or about 45% in real terms after accounting for inflation. This dramatic recovery followed Greece's deep real estate downturn in the early 2010s, as domestic and international buyers re-rated Greek urban property, especially in desirable central and seafront locations.
By the way, we've written a blog article detailing the latest updates on property price variations in Thessaloniki.
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.
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 types of properties dominate the Thessaloniki market in 2026?
Thessaloniki is an apartment-led market, with standard apartments making up about 72% of listings, followed by modern condos at 10%, houses at 8%, maisonettes at 6%, villas at 2%, and studios or lofts at 2%, because the city's dense urban layout and Greek building traditions favor multi-unit residential blocks.
As of early 2026, average prices in Thessaloniki vary significantly by property type: apartments average around 190,000 euros (209,000 dollars), modern condos in newer buildings average about 260,000 euros (286,000 dollars), houses average around 330,000 euros (363,000 dollars), maisonettes average about 360,000 euros (396,000 dollars), villas average around 900,000 euros (990,000 dollars), and studios or lofts average approximately 120,000 euros (132,000 dollars).
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 construction homes in Thessaloniki in 2026 cost about 22% more than comparable existing older apartments.
This premium exists because new buildings offer energy efficiency, modern layouts, elevators, and parking, while older stock often requires costly renovation that buyers factor into their negotiations.
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How do property prices vary by neighborhood in Thessaloniki in 2026?
In Kalamaria, especially the central area near the seafront, you find renovated or newer family apartments typically priced between 250,000 and 450,000 euros (275,000 to 495,000 dollars). This area commands premium prices because of its coastal atmosphere, family-friendly environment, and convenient access to the city center.
In Thessaloniki's Historic Center and waterfront-adjacent zones, renovated apartments range from about 220,000 to 450,000 euros (242,000 to 495,000 dollars). Prices vary significantly even within a few blocks because walkability, views, and proximity to landmarks like Lefkos Pirgos create strong micro-location effects.
In Pylaia and the broader eastern side of Thessaloniki, newer apartment complexes with larger layouts typically cost between 240,000 and 420,000 euros (264,000 to 462,000 dollars). This area attracts buyers seeking modern housing stock with easier car access and more space than the dense city center offers.
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:
| Neighborhood | Character | Price Range (EUR / $) | Per sqm (EUR / $) | Per sqft (EUR / $) |
|---|---|---|---|---|
| Lefkos Pirgos / Waterfront | Prime / Luxury | €450k - €1.2M / $495k - $1.32M | €3,600 - €4,200 / $3,960 - $4,620 | €334 - €390 / $367 - $429 |
| Historic Center | Lifestyle / Walkable | €220k - €450k / $242k - $495k | €2,900 - €3,300 / $3,190 - $3,630 | €269 - €307 / $296 - $338 |
| City Center (overall) | Commute / Popular | €200k - €420k / $220k - $462k | €2,700 - €3,100 / $2,970 - $3,410 | €251 - €288 / $276 - $317 |
| Toumpa | Family / Popular | €180k - €360k / $198k - $396k | €2,450 - €2,800 / $2,695 - $3,080 | €228 - €260 / $250 - $286 |
| Kalamaria (center) | Expat / Family | €250k - €450k / $275k - $495k | €2,750 - €3,150 / $3,025 - $3,465 | €256 - €293 / $281 - $322 |
| Pylaia | Modern / Family | €240k - €420k / $264k - $462k | €2,550 - €2,950 / $2,805 - $3,245 | €237 - €274 / $261 - $301 |
| Panorama | Upscale / Quiet | €260k - €520k / $286k - $572k | €2,350 - €2,850 / $2,585 - $3,135 | €218 - €265 / $240 - $291 |
| Neapoli-Sykies | Value / Family | €120k - €240k / $132k - $264k | €1,700 - €2,100 / $1,870 - $2,310 | €158 - €195 / $174 - $214 |
| Ampelokipoi-Menemeni | Value / Commute | €110k - €220k / $121k - $242k | €1,600 - €2,000 / $1,760 - $2,200 | €149 - €186 / $164 - $205 |
| Evosmos | Value / Family | €115k - €240k / $127k - $264k | €1,650 - €1,950 / $1,815 - $2,145 | €153 - €181 / $168 - $199 |
| Thermi | Space / Car | €200k - €450k / $220k - $495k | €2,000 - €2,600 / $2,200 - $2,860 | €186 - €242 / $205 - $266 |
| Epanomi | Entry / Space | €90k - €220k / $99k - $242k | €1,150 - €1,450 / $1,265 - $1,595 | €107 - €135 / $118 - $148 |
How much more do you pay for properties in Thessaloniki when you include renovation work, taxes, and fees?
In Thessaloniki in 2026, buyers should expect to pay about 9% to 16% on top of the purchase price to cover transfer tax, notary fees, legal costs, land registry, agent fees, and basic renovation if needed.
If you buy a property at around 180,000 euros (about 200,000 dollars), you would typically pay an additional 20,000 to 29,000 euros in extra costs. This brings your total to approximately 200,000 to 209,000 euros (220,000 to 230,000 dollars) all-in.
For a property at around 455,000 euros (about 500,000 dollars), the additional costs would be roughly 41,000 to 73,000 euros. Your total all-in cost would come to approximately 496,000 to 528,000 euros (546,000 to 581,000 dollars).
For a property at around 910,000 euros (about 1,000,000 dollars), expect additional costs of roughly 82,000 to 145,000 euros. This means a total all-in cost of approximately 992,000 to 1,055,000 euros (1,091,000 to 1,161,000 dollars).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Thessaloniki
| Expense | Category | Estimated Cost Range (EUR / $) |
|---|---|---|
| Transfer Tax (FMA) | Tax | About 3% to 3.5% of the taxable value, which is usually close to the purchase price. For a 200,000 euro property, this means roughly 6,000 to 7,000 euros (6,600 to 7,700 dollars). |
| Notary Fees | Fees | About 0.8% to 1.5% of the purchase price. For a 200,000 euro property, expect roughly 1,600 to 3,000 euros (1,760 to 3,300 dollars) for drafting and certifying the sale contract. |
| Lawyer / Due Diligence | Fees | About 0.5% to 1.2% of the purchase price. For a 200,000 euro property, this runs roughly 1,000 to 2,400 euros (1,100 to 2,640 dollars) for title checks and contract review. |
| Land Registry / Cadastre | Fees | About 0.4% to 1.0% of the purchase price. For a 200,000 euro property, expect roughly 800 to 2,000 euros (880 to 2,200 dollars) for official registration with the Hellenic Cadastre. |
| Agent Fee (if used) | Fees | About 1.5% to 2.5% of the purchase price. For a 200,000 euro property, this means roughly 3,000 to 5,000 euros (3,300 to 5,500 dollars), typically paid by the buyer. |
| Light Renovation | Renovation | About 300 to 700 euros per square meter for basic refresh work like painting, flooring, and fixtures. For a 75 sqm apartment, expect 22,500 to 52,500 euros (24,750 to 57,750 dollars). |
| Full Renovation | Renovation | About 800 to 1,200 euros per square meter for complete renovation including kitchen, bathrooms, electrical, and plumbing. For a 75 sqm apartment, expect 60,000 to 90,000 euros (66,000 to 99,000 dollars). |
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 dollars (about 91,000 euros), the market is limited, but you can find a 45 to 55 square meter existing apartment in farther-out areas like Epanomi, a 50 square meter older apartment in outer western districts, or a 55 square meter apartment in budget zones that needs some renovation work.
With 200,000 dollars (about 182,000 euros), you can buy a 70 to 80 square meter existing apartment in decent condition in Evosmos, a 65 to 75 square meter existing or renovated apartment in Toumpa, or a 60 to 70 square meter existing apartment in the broader Thessaloniki municipality outside the prime center.
With 300,000 dollars (about 273,000 euros), you can get a 90 square meter renovated family apartment in Toumpa, an 80 to 90 square meter newer apartment in a modern block in Pylaia, or a 70 to 80 square meter renovated apartment in the city center on non-prime streets.
With 500,000 dollars (about 455,000 euros), you can purchase a 120 to 140 square meter renovated family apartment in central Kalamaria, a 120 square meter newer apartment with higher specifications in Pylaia or Konstantinopolitika, or a 100 to 120 square meter renovated apartment in the Historic Center near the waterfront.
With 1,000,000 dollars (about 909,000 euros), you can buy a 170 to 200 square meter luxury apartment near Lefkos Pirgos with top-tier renovation or new construction, a 250 square meter or larger high-end house or maisonette in Panorama with a large plot, or a portfolio of 3 to 5 smaller investment apartments across various districts.
With 2,000,000 dollars (about 1,820,000 euros), you enter the trophy property market which is quite thin in Thessaloniki, but you can find a landmark-adjacent penthouse with terraces on the waterfront, a high-end villa with views in Panorama, or potentially a small boutique building, though such deals are rare and highly variable.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Thessaloniki.
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 |
|---|---|---|
| Bank of Greece (Price Indices) | Greece's central bank publishes official house price indices using regulated reporting from credit institutions. | We used it to anchor Thessaloniki's transaction-based price growth and year-over-year changes. We treat this as the official backbone for trend claims and inflation-adjusted comparisons. |
| Bank of Greece (Methodology Hub) | This is the official statistics portal describing how the indices are built and where series are published. | We used it to validate that indices are systematically compiled and regionally segmented. We also used it to justify why Bank of Greece is our primary source for long-run price dynamics. |
| Spitogatos Property Index | A major Greek real estate portal publishing structured asking price per square meter data by area and quarter. | We used it to triangulate current asking levels around Thessaloniki municipality versus suburbs. We used it as a cross-check against Indomio so we are not relying on a single private dataset. |
| Indomio (Thessaloniki Market) | A large property platform publishing consistent, dated asking price metrics by location. | We used it to estimate January 2026 price levels by taking late-2025 asking prices as the nearest snapshot. We also used it to build neighborhood-level ranges for low and high zones. |
| Indomio (Center Zone Data) | Provides sub-zone breakdowns inside the city center for neighborhood-level analysis. | We used it to define realistic top versus bottom central zone prices per square meter. We used those zone anchors to verify our luxury versus entry price bands. |
| Indomio (Evosmos) | Provides specific asking price data for one of Thessaloniki's more affordable suburban areas. | We used it to anchor entry-level prices around 1,800 euros per square meter. We referenced Evosmos as a concrete example of budget-friendly neighborhoods. |
| Indomio (Toumpa) | Provides asking price data for a popular family-friendly neighborhood in Thessaloniki. | We used it to establish mid-range price points around 2,588 euros per square meter. We referenced Toumpa as a typical family area in our neighborhood comparisons. |
| Indomio (Kalamaria) | Provides asking price data for a popular expat-friendly coastal neighborhood. | We used it to establish Kalamaria center prices around 2,939 euros per square meter. We featured Kalamaria as one of three recommended expat areas. |
| Indomio (Pylaia) | Provides asking price data for the modern eastern side of Thessaloniki with newer developments. | We used it to anchor Pylaia prices around 2,742 euros per square meter. We featured Pylaia as an area attractive to buyers seeking modern housing stock. |
| Indomio (Panorama) | Provides asking price data for an upscale hillside neighborhood with views. | We used it to establish Panorama prices around 2,596 euros per square meter. We referenced Panorama for high-end house and villa examples. |
| Indomio (Epanomi) | Provides asking price data for a farther-out area with the lowest prices in the Thessaloniki region. | We used it to establish entry-level prices around 1,347 euros per square meter. We referenced Epanomi as an option for buyers with limited budgets. |
| Indomio (Municipality Province) | Provides broader municipal-level asking price data for the Thessaloniki area. | We used it to cross-check overall municipality pricing against specific neighborhoods. We used it to verify our blended median price estimates. |
| Indomio (Konstantinopolitika) | Provides sub-zone data within Pylaia for higher-specification newer developments. | We used it to identify premium pricing within the eastern Thessaloniki area. We referenced it in our budget examples for 500,000 dollar buyers. |
| Indomio (Historic Center) | Provides specific asking price data for the historic core of Thessaloniki. | We used it to establish premium center pricing for walkable lifestyle locations. We referenced it in our neighborhood analysis and budget examples. |
| AADE (Greek Tax Authority) | The official tax authority explaining transfer tax process and buyer liability. | We used it to ground buyer cost assumptions including that transfer tax exists and buyers are liable. We then expressed total all-in costs using conservative market norms. |
| Gov.gr (Hellenic Cadastre) | The Greek government portal for cadastre and land registration procedures. | We used it to confirm that registration and cadastre steps are part of the transaction. We used it to justify including land registry as a line item in buyer costs. |
| KPMG TaxNewsFlash | KPMG is a top-tier tax advisory firm summarizing specific legislation and effective dates. | We used it to confirm VAT on new builds is suspended through December 2026 under Law 5246/2025. We used it to avoid relying on informal sources for this high-impact tax rule. |
| European Central Bank (FX Rates) | The ECB's official daily reference rate publication for euro exchange rates. | We used it to anchor a realistic EUR/USD level near late-2025. We kept the exchange rate assumption explicit at 1.10 dollars per euro so numbers are reproducible. |
| Market Practice (Notary Fees) | Standard Greek market practice for notary services in property transactions. | We used industry standard ranges of 0.8% to 1.5% based on typical Thessaloniki transactions. We verified these against multiple Greek real estate advisory sources. |
| Market Practice (Lawyer Fees) | Standard Greek market practice for legal services in property purchases. | We used industry standard ranges of 0.5% to 1.2% for due diligence and contract review. We based these on typical fee structures for individual buyers. |
| Market Practice (Agent Fees) | Standard Greek market practice for real estate agent commissions. | We used industry standard ranges of 1.5% to 2.5% typically paid by the buyer. We verified these against published fee structures from major Greek agencies. |
| Market Practice (Renovation Costs) | Standard Greek construction and renovation cost estimates for residential properties. | We used ranges of 300 to 700 euros per square meter for light refresh and 800 to 1,200 euros for full renovation. We based these on recent contractor quotes in the Thessaloniki market. |
| Market Practice (Ask vs Close Gap) | Standard market observation that asking prices exceed final transaction prices in most markets. | We estimated a 6% gap based on typical negotiation patterns in the Greek market. We noted this figure is an estimate since Greece does not publish official ask-versus-close data. |
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