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Buying a property in Thessaloniki: a complete guide

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property investment Thessaloniki

Yes, the analysis of Thessaloniki's property market is included in our pack

Considering buying a nice property in Thessaloniki? You're not alone!

Many people are fascinated by Thessaloniki's historical heritage and dream of owning a charming apartment or a modern townhouse there.

Is it worth investing there, though? Are property prices increasing in Thessaloniki? How much does it cost? Is it more profitable to buy in the city center or Ano Poli? And the taxes? Which places offer rental yields exceeding 7%?

We've got it all sorted. No worries.

The Investropa team has extensively researched this market. Actually, we've organized all our findings in a pack. Get it now.

In this article, we'll provide you with helpful information.

How is the property market in Thessaloniki?

Is the property market showing growth or decline? Let's analyze the latest data and statistics.

Property types

In Thessaloniki, you can find various types of properties for sale, including apartments, houses, villas, and commercial spaces.

Apartments range from cozy studios to larger multi-bedroom units, while houses and villas offer options for more space and privacy.

Commercial properties encompass offices, shops, and warehouses suitable for business ventures.

Each property type offers a range of sizes, amenities, and locations to cater to different preferences and needs of potential buyers in Thessaloniki.

Should you buy or rent?

(In case you want it for yourself, not for rental purposes)

Whether you're already living in Thessaloniki or planning to move to this Greek city, you might be weighing the options of buying a home or opting for a rental property.

Without a doubt, it's better to buy if you want to build long-term wealth and have more control over your living situation.

Actually, decisions become clearer with the property price-to-rent ratio in mind. This metric tells us how many years of rental income it would take to pay for a property at its current price.

According to Numbeo, the property price-to-rent ratio in Thessaloniki is around 23.91, which is around the world average.

To put it simply, it will take you an average of 24 years of rental payments to buy a property in Thessaloniki. However, renting for a long time won't let you build ownership or save money for the property.")

Housing prices in Thessaloniki

On average, according to the last reported data from Bank of Greece, purchasing a property in Thessaloniki would cost you around $2,530 per square meter.

Naturally, property prices are quite spread out. An apartment in Thessaloniki city center might have a different price per square meter than a suburban house. You'll get a more detailed in our pack for buying property in Thessaloniki and in Greece.

To put things in perspective, it means that, instead of buying an apartment in Paris or London, you can afford 5 properties in Thessaloniki.

Also, housing prices in Thessaloniki are 10% cheaper than in Athens.

The most expensive neighbourhoods in Thessaloniki are probably Nea Iraklitsa and Nea Krini, while the cheapest are likely Neapoli and Ambelokipi.

Thessaloniki Property Price per Square Meter


First, let's acknowledge that Greece offers peace and stability to investors today. The last Fragile State Index that has been reported for this place is 55.8.

Remember this when thinking about whether it's a good idea to buy a property in Thessaloniki.

On the longer term, the growth will still be there since Greece's economy is expected to soar by 8.1% in the coming 5 years, resulting in an average GDP growth rate of 1.6%.

If you're about to invest in real estate in Thessaloniki it's a good thing because when the economy grows, people tend to become wealthier, which usually results in higher housing prices.

Also, in Greece, the average GDP per capita has changed by 8.2% over the last 5 years. It's a satisfactory number.

This is a strong positive signal: housing prices in Thessaloniki might become more expensive in 2024 and later on.

Looking for more updated data? We've done a big-picture study to find out if it's a good idea to purchase property in Greece right now.

Buying property in Thessaloniki

Buying real estate in Thessaloniki can be challenging due to the difficulty of obtaining reliable and up-to-date information. That's why we have created the pack to buy property in Thessaloniki and in Greece.

Buying process

Within our pack, we have outlined the complete buying process. This includes the necessary documents, the applicable taxes, as well as information about where to locate properties, and more.

Here, we are providing you with a simpler version to assist you in better comprehending the information.

This is the step-by-step process to purchase a property in Thessaloniki:

  1. Research the Thessaloniki property market and set a budget in euros.
  2. Hire a local real estate agent with knowledge of the Thessaloniki area.
  3. Find a suitable property and negotiate the price with the seller or agent.
  4. Sign a preliminary agreement (known as "Synallagma") and pay a deposit (usually 10% of the property price).
  5. Hire a Greek lawyer to conduct due diligence, including verifying property ownership and any potential liens or encumbrances.
  6. Obtain a Greek tax number (AFM) from the local tax office.
  7. Open a Greek bank account to facilitate the transaction and transfer funds.
  8. Sign the final sales contract (known as "Emphyteutic Contract") before a notary public and pay the remaining balance.
  9. Pay the property transfer tax, typically 3% of the property value, and the notary fees.
  10. Register the property at the Thessaloniki Land Registry (Ypothikofilakeio).
  11. Obtain the title deed (known as "Dilosi") and a tax clearance certificate (known as "Eforia").
  12. Complete the purchase, and the property ownership will be officially transferred to you in Thessaloniki.

Also, if you're not from the country, you might want to check our article on how to buy property as a foreigner in Greece.

Make a profitable investment in Thessaloniki

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buying property in Thessaloniki

Where to find a property

If you're searching for properties in Thessaloniki, these websites can help you find what you need:

  • Golden Home - A real estate company boasting a vast portfolio of over 50,000 properties available for sale and rent in Greece.
  • Spitogatos - A Greek real estate platform offering a wide array of properties for sale and rent, including homes, commercial properties, and land plots.
  • Spiti24 - The premier Greek property listings platform, featuring an easy-to-use interface, advanced search options, and connections to real estate experts.
  • Grekodom - Providing an extensive range of properties in popular Greek locations and offering expert support throughout the entire purchase process.
  • Tospitimou - A top property portal in Greece, exclusively listing properties by real estate agents and boasting an impressive selection of over 600,000 listings.

Also, know that we have included contacts of real estate agencies, property lawyers, moving companies, expats communities and more in our pack for buying property in Greece.

What properties?

As mentioned before, the average price per sqm in Thessaloniki is $2,530. A 1-bedroom property with an area of 60 square meters would cost approximately $152,000, while a 2-bedroom with an area of 85 square meters would cost approximately $215,000.

However, prices will change based on both the property itself and its location.

You can expect prices to be steeper in the upscale parts of Thessaloniki. A residence in Ladadika might be around $610,000, whereas a property in Kalamaria could be priced at $270,000.

Still, some spots are easier on your budget. You may find a house in Evosmos for $190,000, or you might encounter a house in Polichni priced at only $160,000.

We give a more detailed pricing list in our full pack for buying property in Greece.

Common mistakes

Here are the main pitfalls when buying a property in Thessaloniki, Greece:

  • Ownership disputes: Check for any historical land ownership issues or conflicting claims.
  • Byzantine heritage: Some properties may have preservation restrictions due to historical significance.
  • Earthquake risk: Assess the building's seismic safety and potential insurance costs.
  • Bureaucratic delays: Greek property transactions may involve time-consuming paperwork and processes.
  • Tax implications: Understand property taxes and potential changes in Greek tax laws.
  • Olive tree restrictions: Land with olive trees may have specific regulations for cultivation and preservation.
  • Coastal property rules: Be aware of coastal protection laws that restrict development near the sea.
  • Renovation permits: Ensure proper permits for renovations due to strict building regulations.

We don't want this to happen to you, so we have included a full checklist for your property investment in our pack of documents. Avoid these mistakes and save a lot of money.

real estate Greece

Everything you need to know is included in our Greece Property Pack

Living in Thessaloniki

Thessaloniki is a vibrant city offering a great quality of life, making it an ideal place for anyone looking to buy property.

Cost of living

The cost of living in Thessaloniki is generally quite affordable compared to other major cities in Europe. Groceries, transportation, and entertainment are all relatively inexpensive, making it a great place to live for those on a budget.

Here are some examples to better understand the cost of living in Thessaloniki, Greece:

  • A glass of tsipouro at a local taverna: $4-$6.
  • Rent for a one-bedroom apartment in the lively Ladadika neighborhood: $400-$700 per month.
  • Monthly OASTH public transportation pass for all zones: $30-$45.
  • A bottle of Vergina beer at a grocery store: $1.50-$2.00.
  • Utilities (electricity, heating, cooling) for an 85m² apartment in Thessaloniki: $90-$140.
  • A frappé coffee, a popular Greek iced coffee, at a café: $3-$4.
  • Entrance fee to the White Tower, a historic landmark: $5-$8.
  • Health insurance coverage for a family of four: $100-$200 per month.


We want to show the information in an easy-to-understand way. That's why we made a summary table that lists the neighborhoods in Thessaloniki. For yields, prices and rents, check our property pack.

Neighborhood Description Strengths Weaknesses

Ano Poli

Ano Poli is the old town of Thessaloniki, featuring narrow streets and traditional architecture.

Historic charm, stunning views of the city and the sea.

Limited parking, steep slopes.


Kalamaria is a modern suburb with a bustling waterfront and plenty of shops and restaurants.

Beautiful seaside, great amenities.

Can be crowded and noisy, especially during peak seasons.


Neapoli is known for its vibrant student population, with numerous bars and cafes.

Lively nightlife, close to the university campus.

Can be noisy at night, some areas might feel less safe.


Pylaia is a family-friendly neighborhood with green spaces and good schools.

Quiet and peaceful atmosphere, excellent educational facilities.

Limited public transportation options.


Toumba is home to the Aristotle University of Thessaloniki and has a vibrant student life.

Proximity to the university, many cultural events.

Heavy traffic, limited parking.

Agios Pavlos

Agios Pavlos is a quiet residential area with easy access to the city center.

Peaceful surroundings, convenient transportation.

Limited entertainment options, fewer shops and restaurants.


Charilaou is a densely populated neighborhood with a mix of residential and commercial areas.

Good shopping and dining options, well-connected by public transport.

Can be noisy and crowded, limited green spaces.


Triandria is known for its parks, including the beautiful Pedion tou Areos.

Abundance of green spaces, relaxed atmosphere.

Some areas may feel less safe at night, limited nightlife.


Evosmos is a lively neighborhood with a diverse community and various cultural events.

Rich cultural scene, affordable housing options.

Some areas can be rundown, traffic congestion.


Pefka is a suburban area with a mix of residential houses and green spaces.

Quiet and family-friendly, good schools.

Less access to city center, limited public transportation.


Panorama is an affluent suburb known for its luxury homes and scenic views.

Exclusive living, beautiful landscapes.

Higher cost of living, limited commercial areas.

Life in Thessaloniki

Thessaloniki is the second largest city in Greece and is a major industrial, commercial, and transportation hub. It is home to a major port, a large university, and a major airport, and is an important center for the Greek economy.

What expats usually like the most in Thessaloniki is its vibrant nightlife and its wide range of cultural activities, from its ancient historical sites to its buzzing food markets.

Unfortunately, there is a bit of crime in Thessaloniki (the crime rate index is around 53, which is not so low. Examples of crimes in Thessaloniki include pickpocketing, petty theft, and vandalism, which typically target the local population and not the expat population.

A good point for a property investor - Thessaloniki has a modern mass rapid transit system called the Thessaloniki Metro.

Access to healthcare in Thessaloniki is good, with a Healthcare Index of 55. An effective healthcare infrastructure always boost the appeal of a place, which is good for real estate.

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Renting out in Thessaloniki

For those aiming to buy property solely for renting out and earning income.


Tenant Profiles in Thessaloniki

According to the data reported by Wikipedia, the home ownership rate in Greece is 73%, which is average.

It means that, if you decide to buy and rent out in Thessaloniki, there will be a good number of people who can become your potential tenants.

If you decide to buy and rent out to long-term tenants, you should target young professionals and students, as well as families looking for a more affordable option compared to other European cities. Additionally, there is a growing expatriate community in Thessaloniki, so you may also want to consider targeting this demographic.

Here is a little summary table we've made for you.

Property type and area Profiles of potential tenants What they are looking for Expected monthly rent in $

Apartment in City Center

Professionals, students

Central location, convenience

$500 - $1,000

Studio in Navarinou Square

Artists, young professionals

Creative scene, urban lifestyle

$400 - $800

Apartment in Kalamaria

Families, expats

Suburban living, sea access

$600 - $1,200

Studio in Ladadika

Youth, tourists

Nightlife, cultural attractions

$400 - $800

Apartment in Toumba

Students, young professionals

Proximity to university, amenities

$300 - $600

House in Panorama

High-income families

Luxury living, views

$1,000 - $2,000

Apartment in Stavroupoli

Families, locals

Residential area, schools

$400 - $800

Rental yields

Nowadays, rental yields in Thessaloniki are usually below 5%. It's not much. As you might know it already, a good rental yield generally falls within the range of 7% or more.

The best rental yields in Thessaloniki can be found in properties located in the city centre or in the popular neighbourhoods of Kalamaria and Nea Krini, due to their close proximity to amenities, universities, and transport links. Additionally, apartments with multiple bedrooms tend to have higher yields than studios and one-bedroom apartments.

For further explanation and a more detailed breakdown, you can check the reports and analyses we have made.

Finally, be aware that rental incomes in Thessaloniki are taxed at 22%, which is not bad.


You could also decide to rent short-term to tourists, university students, and business travelers visiting Thessaloniki. Additionally, you could rent to locals looking for a place to stay temporarily while relocating or renovating their homes.

If you decide to go with that option, look for properties in the city center, around the Aristotelous Square, or in the area of Kalamaria. Thessaloniki's port, the White Tower, and the Ladadika area are also good options for short-term rental properties.

Currently, there are approximately 3,045 active Airbnb listings in Thessaloniki, reflecting a highly dynamic and bustling short-term rental market. The average daily rate stands around $60.

You have the opportunity to generate a nice additional income stream then. According to online testimonials and analytics platform like AirDNA, Guesty and Inside Airbnb, people who offer short-term rentals in Thessaloniki can make around $900 per month. Also, the average occupancy rate is estimated at 62%.

Is it worth buying real estate in Thessaloniki then?

In Thessaloniki, buying a property can be a great idea if you're planning to make it your long-term home or if you're interested in investing in a city with promising growth prospects. Thessaloniki's rich history, vibrant culture, and relatively affordable cost of living make it an attractive destination for those seeking a permanent residence. Owning property provides stability and eliminates the need for rent payments. Plus, the city's projected economic growth could result in higher property values over time, potentially offering a solid return on investment.

If you're looking to generate rental income, Thessaloniki's short-term rental market, driven by tourists and students, can be a lucrative opportunity, especially in central areas.

However, buying property in Thessaloniki may not be the best choice if you're only planning a short-term stay or if you're financially unprepared for the responsibilities of property ownership, including taxes and maintenance costs. Additionally, while there are investment opportunities, rental yields in Thessaloniki tend to be lower than the 7% benchmark many investors seek. It's crucial to carefully assess whether the potential rental income justifies the purchase price and expenses.

Foreign buyers should also be cautious about potential legal and bureaucratic challenges and seek local expertise. Ultimately, the decision to buy property in Thessaloniki should align with your long-term goals, financial capacity, and understanding of the local real estate market.

Make sure you understand the real estate market in Thessaloniki

Don't rush into buying the wrong property in Greece. Sit, relax and read our guide to avoid costly mistakes and make the best investment possible.

real estate market Thessaloniki

The content provided here is for informational purposes only and does not imply endorsement or advice. While we strive for accuracy, we do not guarantee the completeness or reliability of the information, including text, images, links, or other elements in this material. Following the content and analyses presented here does not assure specific outcomes. For guidance tailored to your individual circumstances, it is recommended to consult with a professional, such as a lawyer, accountant, or business advisor.