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Thessaloniki rents in 2026 are still rising, but the pace is more moderate than the sharp increases seen in previous years.
We constantly update this blog post so buyers, landlords, and investors can follow fresh Thessaloniki rental market data without reading complicated reports.
For a normal long-term apartment in Thessaloniki in 2026, a practical average rent is about €11 per square meter per month, with big differences between the center, Kalamaria, university areas, and older western neighborhoods.
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.
What are typical rents in Thessaloniki as of 2026?
What's the average monthly rent for a studio in Thessaloniki as of 2026?
As of 2026, the average monthly rent for a studio in Thessaloniki is about €430, which is the local currency amount, or about $465.
For most normal studios in Thessaloniki in 2026, a realistic rent range is €350 to €520 per month, or about $380 to $560.
This range depends mostly on whether the studio is near Aristotle University, Kamara, Rotonda, Agios Dimitrios, the waterfront, or a metro station, and whether the apartment is renovated and furnished.
What's the average monthly rent for a 1-bedroom in Thessaloniki as of 2026?
As of 2026, the average monthly rent for a 1-bedroom apartment in Thessaloniki is about €570, which is the local currency amount, or about $615.
For most decent 1-bedroom apartments in Thessaloniki in 2026, a realistic rent range is €480 to €700 per month, or about $520 to $755.
The cheapest 1-bedroom rents are usually found around Xirokrini, Menemeni, Ampelokipoi, Stavroupoli, and some older west-side streets, while the highest rents are in Agia Sofia, Nea Paralia, Faliro, Kalamaria, and the historic center.
What's the average monthly rent for a 2-bedroom in Thessaloniki as of 2026?
As of 2026, the average monthly rent for a 2-bedroom apartment in Thessaloniki is about €820, which is the local currency amount, or about $885.
For most 2-bedroom apartments in Thessaloniki in 2026, a realistic rent range is €700 to €950 per month, or about $755 to $1,025.
Cheaper 2-bedroom rents are more common in Xirokrini, Menemeni, Ampelokipoi, Stavroupoli, and older parts of Evosmos, while the most expensive 2-bedroom apartments are usually in Nea Paralia, Kalamaria, Aretsou, Agia Sofia, Pylaia, and Panorama.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Thessaloniki.
What's the average rent per square meter in Thessaloniki as of 2026?
As of 2026, the average residential rent in Thessaloniki is about €11 per square meter per month, which is the local currency amount, or about $12 per square meter.
Across Thessaloniki neighborhoods in 2026, most normal long-term rents fall between €7.50 and €15 per square meter per month, or about $8 to $16 per square meter.
Compared with Athens, Thessaloniki remains cheaper for central apartments, but Thessaloniki rents are no longer low when compared with most secondary Greek cities.
In Thessaloniki, renovated interiors, individual heating, air-conditioning, a balcony, an elevator, sea views, strong internet, and walking access to the metro or Aristotle University usually push rent per square meter above average.
How much have rents changed year-over-year in Thessaloniki in 2026?
As of 2026, average asking rents in Thessaloniki are roughly 5% to 7% higher than one year earlier, while signed leases look closer to 3.5% to 5.5% higher.
The main drivers in Thessaloniki in 2026 are limited good-quality supply, student demand, young-worker demand, the metro effect, and stronger interest in renovated apartments.
Compared with 2025, rent growth in Thessaloniki in 2026 looks slightly calmer, because many central neighborhoods have already absorbed several years of fast rent increases.
What's the outlook for rent growth in Thessaloniki in 2026?
As of 2026, our base-case outlook is that Thessaloniki rents could rise another 4% to 6% over the next 12 months.
The biggest supports for rent growth in Thessaloniki are the city’s large student base, new metro access, limited renovated supply, and demand from young professionals and foreign residents.
The strongest rent growth is likely around Kalamaria, Aretsou, Nea Krini, Mikra, Papafi, 25 Martiou, New Railway Station, Vardaris, and other areas helped by metro access.
The main risks are weaker household income, too many landlords asking unrealistic prices, slower metro-related benefits, and a shift of some tenants toward cheaper western Thessaloniki neighborhoods.
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Which neighborhoods rent best in Thessaloniki as of 2026?
Which neighborhoods have the highest rents in Thessaloniki as of 2026?
As of 2026, the top high-rent areas in Thessaloniki are Nea Paralia, the Historic Center around Aristotelous and Agia Sofia, and Kalamaria, where good apartments often rent near €12 to €15 per square meter, or about $13 to $16 per square meter.
These neighborhoods charge premium Thessaloniki rents because they offer the best mix of centrality, sea access, renovated apartments, cafés, transport, lifestyle, and strong tenant demand.
The usual tenants in these high-rent Thessaloniki neighborhoods are young professionals, foreign residents, couples, higher-income students, and families who value location more than extra floor area.
By the way, we’ve written a blog article detailing Sources and methodology: we compared Spitogatos Property Index, Kathimerini infrastructure reporting, and Spitogatos listings. We ranked areas by rent level, not only popularity. We also checked each area against our Thessaloniki neighborhood database.
Where do young professionals prefer to rent in Thessaloniki right now?
The top Thessaloniki neighborhoods for young professionals in 2026 are Ladadika and Valaoritou, Agia Sofia and Kamara, and Faliro and Toumpa.
Young professionals in these Thessaloniki neighborhoods usually pay about €500 to €750 per month for studios and 1-bedroom apartments, or about $540 to $810.
These areas attract young professionals because they offer short commutes, cafés, nightlife, coworking access, public transport, good internet, and small renovated apartments that are easy to maintain.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Thessaloniki.
Where do families prefer to rent in Thessaloniki right now?
The top family rental neighborhoods in Thessaloniki in 2026 are Kalamaria, Pylaia and Panorama, and Toumpa and Harilaou.
Families in these Thessaloniki neighborhoods usually pay about €750 to €1,200 per month for 2-bedroom and 3-bedroom apartments, or about $810 to $1,295.
These areas work well for families because they offer larger apartments, balconies, elevators, parking options, quieter streets, parks, schools, and better everyday convenience than the dense city core.
Families often look near Anatolia College, Pinewood American International School, the French School of Thessaloniki, local Greek schools, and private education options around Kalamaria, Pylaia, and Panorama.
Which areas near transit or universities rent faster in Thessaloniki in 2026?
As of 2026, the fastest-renting areas near transit or universities in Thessaloniki are Kamara and Rotonda, Agios Dimitrios and TIF University, and Sintrivani, Papafi, and 25 Martiou.
Good studios and 1-bedroom apartments in these high-demand Thessaloniki areas often rent in 15 to 30 days when the price is realistic.
A small apartment within walking distance of the metro, Aristotle University, or the main student areas can usually earn a premium of €50 to €120 per month, or about $55 to $130.
Which neighborhoods are most popular with expats in Thessaloniki right now?
The top Thessaloniki neighborhoods for expats in 2026 are the Historic Center, Ladadika and the Port area, and Kalamaria and Aretsou.
Expats in these Thessaloniki neighborhoods usually pay about €600 to €1,100 per month for furnished studios, 1-bedroom apartments, and smaller 2-bedroom apartments, or about $650 to $1,190.
These areas attract expats because they offer walkability, restaurants, cafés, sea access, easier English-speaking services, furnished apartments, and a smoother first arrival in Thessaloniki.
The most visible expat groups in Thessaloniki include EU professionals, Balkan residents, foreign students, digital workers, and some higher-income families connected to international schools or regional business.
And if you are also an expat, you may want to read our Sources and methodology: we used Spitogatos listings, Kathimerini, and Aristotle University. We identified expat areas through furnished stock, lifestyle, and international services. We cross-checked this with our own relocation-demand notes.
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Who rents, and what do tenants want in Thessaloniki right now?
What tenant profiles dominate rentals in Thessaloniki?
The top tenant profiles in Thessaloniki in 2026 are students, young professionals, and families or couples upgrading within the city.
As a practical estimate, students represent about 30% of rental demand, young professionals about 30%, and families or couples about 25%, with expats, hospital workers, and short-term relocations making up much of the rest.
Students usually want studios or small 1-bedroom apartments near Aristotle University, young professionals want renovated studios and 1-bedrooms near work and nightlife, and families want 2-bedroom or 3-bedroom apartments in calmer neighborhoods.
If you want to optimize your cashflow, you can read our Sources and methodology: we used Aristotle University, RE/MAX Greece, and ELSTAT census. We treated the percentages as market estimates, not official counts. We then matched tenant groups with our own unit-size demand model.
Do tenants prefer furnished or unfurnished in Thessaloniki?
In Thessaloniki in 2026, we estimate that about 55% of small-unit tenants prefer furnished rentals, while most family tenants still prefer unfurnished or semi-furnished apartments.
A furnished studio or 1-bedroom in Thessaloniki usually earns a premium of €50 to €100 per month, or about $55 to $110, when the furniture is modern and practical.
Furnished rentals are most popular with students, foreign residents, young professionals, digital workers, and tenants arriving in Thessaloniki for short work or study periods.
Which amenities increase rent the most in Thessaloniki?
The five amenities that increase Thessaloniki rents the most in 2026 are a recent renovation, individual heating, air-conditioning, a balcony or view, and parking in family neighborhoods.
In Thessaloniki, renovation can add about €80 to €150 per month, heating about €40 to €80, air-conditioning about €30 to €60, a good balcony or view about €40 to €100, and parking about €50 to €120, or about $30 to $160 depending on the feature.
In our property pack covering the real estate market in Thessaloniki, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Thessaloniki?
The five renovations with the best rental ROI in Thessaloniki in 2026 are bathroom refresh, kitchen refresh, air-conditioning, double glazing, and repainting with better lighting.
A practical refresh in Thessaloniki often costs €5,000 to €10,000, or about $5,400 to $10,800, and can add €50 to €120 per month, or about $55 to $130, when it turns an old apartment into a clean modern rental.
Poor-ROI renovations in Thessaloniki usually include luxury finishes in low-rent blocks, expensive smart-home systems, oversized wardrobes, designer furniture, and major layout changes that do not create an extra bedroom.
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How strong is rental demand in Thessaloniki as of 2026?
What's the vacancy rate for rentals in Thessaloniki as of 2026?
As of 2026, the estimated rental vacancy rate in Thessaloniki is about 4% to 6% for normal long-term residential apartments.
In the strongest Thessaloniki areas, such as Kamara, Rotonda, Agia Sofia, the university zone, and Kalamaria, well-priced renovated apartments can have vacancy closer to 2% to 4%, while older or overpriced units can sit much higher.
Compared with the older structural housing-stock picture, current Thessaloniki rental vacancy is tighter because more tenants compete for a limited number of clean, efficient, well-located apartments.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Thessaloniki.
How many days do rentals stay listed in Thessaloniki as of 2026?
As of 2026, a normal rental apartment in Thessaloniki usually stays listed for about 30 to 45 days before a tenant is found.
Well-priced studios and 1-bedroom apartments near Aristotle University, Kamara, Rotonda, Agia Sofia, and metro stations can rent in 15 to 30 days, while overpriced or old apartments can take more than 60 days.
Compared with one year ago, days on market in Thessaloniki looks broadly stable to slightly faster for renovated small units, but slower for apartments with weak heating, old bathrooms, or unrealistic asking rents.
Which months have peak tenant demand in Thessaloniki?
The peak tenant-demand months in Thessaloniki are late August, September, and October, with a smaller second wave in January and February.
This seasonal pattern is driven by Aristotle University, student arrivals, post-summer job moves, and tenants trying to secure an apartment before the academic year fully starts.
The lowest-demand months in Thessaloniki are usually December, early January, and part of July, although good small apartments can still rent quickly if priced well.
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What will my monthly costs be in Thessaloniki as of 2026?
What property taxes should landlords expect in Thessaloniki as of 2026?
As of 2026, a typical landlord with a 50 to 80 square meter Thessaloniki apartment should budget about €250 to €650 per year for ENFIA property tax, or about $270 to $700.
The realistic annual ENFIA range for Thessaloniki apartments is roughly €150 to €1,200, or about $160 to $1,295, depending on size, age, location, floor, objective value, and ownership details.
Property tax in Thessaloniki is calculated under Greece’s ENFIA system, which looks at the property held on January 1 and applies factors linked to surface, zone value, age, and property characteristics.
Please note that, in our property pack covering the real estate market in Thessaloniki, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Thessaloniki right now?
In Thessaloniki in 2026, landlords most often pay common charges during vacancy, building reserve costs, repairs to fixed systems, insurance if chosen, and sometimes water or shared bills for small furnished studios.
Typical landlord-paid costs in Thessaloniki can be around €20 to €70 per month for common charges during vacancy, €20 to €80 for small shared bills, and €50 to €125 for maintenance reserves, or about $20 to $135 per item.
The common practice in Thessaloniki is that tenants pay electricity, gas, internet, and normal consumption bills, while landlords pay ownership costs, structural repairs, and any bills left unpaid during vacancy.
How is rental income taxed in Thessaloniki as of 2026?
As of 2026, rental income in Thessaloniki is taxed under Greece’s national rental-income tax scale, with 15% on the first €12,000, 25% on the next €12,000, 35% on the next €12,000, and 45% above €36,000.
Greek rental taxation is not the same as a simple profit calculation, so landlords should check which expenses, repairs, depreciation treatment, and property-related costs can or cannot reduce taxable income in their personal case.
The biggest Thessaloniki-specific tax mistakes are forgetting to budget ENFIA, assuming asking rent equals taxable cash collected, mixing short-term and long-term rental rules, and ignoring the cost of older-building repairs.
We cover these mistakes, among others, in our Sources and methodology: we used PwC Greece tax summaries, AADE ENFIA guide, and RE/MAX Greece. We applied national rules to Thessaloniki rent examples. We also checked after-tax cash-flow with our own landlord scenarios.
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 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 is useful | How we used it |
|---|---|---|
| ELSTAT CPI and rent inflation | ELSTAT is Greece’s official statistics agency, so its rent inflation data is a strong national benchmark. | We used ELSTAT to anchor rent-growth estimates in official inflation data. We cross-checked the signal against Eurostat, FRED, and market rent evidence. |
| Eurostat HICP actual rentals via FRED | This series gives a comparable European measure of actual rental inflation for Greece. | We used the rent index as a national rent-pressure signal. We did not treat it as a Thessaloniki-only rent number. |
| Spitogatos Property Index | Spitogatos is one of Greece’s largest property portals and publishes a listing-based rent index. | We used Spitogatos to understand asking-rent levels and neighborhood momentum. We adjusted the figures because asking rents are not always signed rents. |
| Spitogatos Q1 2026 market update | This update gives fresh area-level rental and sale signals from a major Greek property platform. | We used it to identify fast-rising Thessaloniki rental areas. We compared those areas with transport access and neighborhood demand logic. |
| Spitogatos Thessaloniki listings | Live listings show real asking rents by apartment size, condition, and neighborhood. | We used listings to sanity-check studio, 1-bedroom, and 2-bedroom rent ranges. We discounted luxury listings and weak outliers. |
| RE/MAX Greece rental survey | RE/MAX has a large agency network, so its survey helps show tenant behavior and signed-rent reality. | We used it to understand what tenants want in Thessaloniki. We used it as a reality check against asking-rent portals. |
| Kathimerini on RE/MAX rent survey | Kathimerini is a major Greek newspaper and the article directly discusses rental trends in Thessaloniki. | We used it for the signed-rent growth benchmark. We avoided using it when a more direct primary source was available. |
| Bank of Greece Q1 2026 property indices | The Bank of Greece uses bank valuation data and is a strong official source on the housing cycle. | We used it to confirm the broader housing market context. We did not use it directly for rent levels because it mainly tracks sale prices. |
| Elliniko Metro Thessaloniki progress | Elliniko Metro is the official project authority for the Thessaloniki metro network. | We used it to assess transit-linked rental demand. We linked metro access to faster letting in nearby station areas. |
| Thessaloniki Metro Kalamaria extension | This official source explains the Kalamaria extension and the areas affected by new metro access. | We used it to identify Kalamaria, Aretsou, Nea Krini, and Mikra as demand catalysts. We treated the extension as a demand booster, not a guaranteed rent jump. |
| AADE ENFIA guide | AADE is Greece’s tax authority, so it is the right source for property-tax rules. | We used it to explain landlord property-tax methodology. We estimated typical Thessaloniki bills using size, age, and objective-value logic. |
| PwC Greece tax summaries | PwC’s tax summaries are regularly reviewed and give a clear overview of Greek rental-income taxation. | We used it for the rental-income tax brackets. We applied those brackets to simple Thessaloniki rent examples. |
| Aristotle University gateway | Aristotle University is one of the main drivers of central student demand in Thessaloniki. | We used it to explain student demand near Kamara, Rotonda, TIF, Agios Dimitrios, and 40 Ekklisies. We did not use it for rent prices. |
| ELSTAT 2021 census results | The census is the official baseline for population and housing-stock context in Greece. | We used it for structural demographic and housing-stock context. We used market sources for 2026 rental dynamics because the census is not current rent data. |
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